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Monday, September 25, 2017

agencies-to-propose-amending-cra-regulations-to-conform-to-hmda-regulation-changes-and-remove-references-to-the-neighborhood-stabilization-program


The federal bank regulatory agencies today issued a joint notice of proposed rulemaking to amend their respective Community Reinvestment Act (CRA) regulations primarily to conform to changes made by the Consumer Financial Protection Bureau (CFPB) to Regulation C, which implements the Home Mortgage Disclosure Act (HMDA).


Since 1995, the Board of Governors of the Federal Reserve System, the Federal Deposit Insurance Corporation, and the Office of the Comptroller of the Currency have conformed certain definitions in their respective CRA regulations to the scope of loans reported under Regulation C and believe that continuing to do so produces a less-burdensome CRA performance evaluation process. In particular, the agencies are proposing to amend their CRA regulations to revise the definitions of “home mortgage loan” and “consumer loan,” as well as the public file content requirements. These revisions would maintain consistency between the CRA regulations and the recent changes to Regulation C, which generally become effective on January 1, 2018.


In addition, the draft proposal contains technical revisions and would remove obsolete references to the Neighborhood Stabilization Program.


Comments on the proposal will be accepted for 30 days after publication in the Federal Register. The agencies anticipate that the proposed amendments to their CRA regulations will become effective also on January 1, 2018.





Media Contacts:



Federal Reserve Board

Susan Stawick

202-452-2955



FDIC

Greg Hernandez

202-898-6984



OCC

William Grassano

202-649-6870







agencies-to-propose-amending-cra-regulations-to-conform-to-hmda-regulation-changes-and-remove-references-to-the-neighborhood-stabilization-program

The True Cost of Gray Divorce


You’re sitting across the kitchen table from your spouse, when they inform you that they want to separate. After decades of marriage, you’re facing divorce.


SEE ALSO: QDRO: Critical Letters in a Divorce Case


While becoming unwillingly single can be difficult at any stage of life, splitting up after the age of 50 can be doubly devastating, because you have a limited amount of time to financially recover before retirement.


According to Pew research, you’re hardly alone. That’s because while the American divorce rate has actually declined for every other age demographic, the divorce rate among U.S. adults ages 50 and older has roughly doubled since the 1990s.


America is facing what’s being called the “gray divorce epidemic.” Many studies have been done about its cause, some concluding that once the children leave the nest, couples discover they’ve lost their shared purpose and don’t have much in common anymore. But no matter what the underlying cause, divorce is expensive, and once it becomes inevitable, you have little choice but to reactively take steps to protect yourself financially.



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How Expensive is Divorce?


Right from the first phone call, depending on their ZIP code, a divorce attorney might charge you anywhere from $250 to $650 an hour. In brass tacks, the average cost of an amicable divorce falls somewhere between $25,000 and $50,000. But being that divorces are typically emotionally charged, clean breaks are rare. Typically, the longer you’ve been together, the more assets you’ve acquired, and the more expensive the process.


I’ve seen couples spend $200,000 in legal fees in a tug of war over a $1.5 million estate. That’s partly because older people, while usually not involved in long, drawn-out child custody battles, have less time to rebuild financially, which means divorce can literally be a fight for your future standard of living.


It’s difficult to recover from divorce when you’re older because, after 50, you’re more likely to have maxed out your earning potential, your assets may be mostly fixed, and your employment opportunities tend to become more limited. And while it’s true that older divorcers generally have more assets than younger people, they often don’t have as much money as they think they do.


Case in point: I worked with a 67-year-old client who had over $1.5 million in a traditional IRA, and whose husband had filed for divorce. He was insisting that he was entitled to half that amount, or $750,000. He wanted a cashier’s check.



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He’d forgotten that the money in traditional IRAs — and also 401(k)s — is taxed when it’s withdrawn (the actual percentage depends on things like the amount of your other income, along with the amount of the distribution). Plus, if you’re under age 59½, an extra 10% early-withdrawal penalty may apply.


See Also: Financial Triage for the Suddenly Single


Of course, there are divorce decree exceptions, which allow the IRA or 401(k) participant to forgo the 10% penalty (if the money is rolled over into the spouse’s IRA), but the money is not liquid, and once it’s withdrawn, combined federal and state tax rates as high as 52% (depending on your state’s income tax rate) could be assigned.


And what about brokerage accounts? If you need to liquidate investments in your brokerage account(s) to settle a divorce decree, you’ll get hit with long-term capital gains (as high as 20%, but it varies).


How much you end up paying depends on the factors listed above (such as the tax rate of the state you live in), but I’ve seen jaws literally drop open in disbelief over the actual post-tax value of once-bragged about brokerage accounts.



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Emotion: The Biggest Expense of All


But retirement and brokerage accounts can seem relatively straightforward when compared to the division of other assets. Probably the key asset that gray divorcers must divide is the value of the home.


What makes the home asset substantially more complex is that, often, one of the partners wants to stay put. This means they may have to give up their rights to other assets in return for a house that could experience a substantial decline in value in a relatively short period of time.


Emotional attachments to assets can be tricky. I worked with the family of a well-employed, recently divorced woman who bypassed her claim to all other marital assets in exchange for keeping the house, which, when appraised, had almost $1.6 million in equity. Even though she agreed to give up the balance of her 401(k), she was still only in her 50s, and with seemingly many more years left to work. At the time of the divorce, it appeared she’d made out reasonably well. Unfortunately, in rapid succession, she was forced to retire due to a health emergency that coincided with the onset of the 2008 real estate collapse. Eventually, with all her eggs in that one basket, she lost her only real asset to the bank via repossession.


But, conversely, throwing up your hands and agreeing to sell a house is not cheap, either. First, there are the repairs, upgrades and inspections, which often lead to still more repairs. Next, the cost disposal of the home is going to be at least 6% to 7% of its value.



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Then, afterward, whether you go on to buy or rent, the next financial shock to the system of a gray divorcer is the current cost of housing, which is almost certainly higher than when you purchased the home. This means your budget is going to be strained and your settlement (or alimony, in certain cases) is going to quickly lose purchasing power.


Yet all of the above are just the basics. Other common financial sticking points for older divorcing couples include the division of debt, the difficulties of splitting hedge funds or private equity holdings, premarital assets that have risen in value, comingled inheritances that are now marital property, pensions, collectibles, Social Security, and the fact that the person paying alimony might be forced to carry life insurance with a death benefit for the duration of his or her obligation to their former spouse.


Stay Together, or Part as Business Partners


So, divorce is especailly costly for people over 50. Is there a solution? First, if you have no choice in the matter, and you absolutely must divorce, save time and money by knowing the precise value (and amounts) of every asset before meeting with attorneys. Meet with your Certified Financial Planner™ professional and your accountant, together with your spouse (if possible).


Another way to save substantial sums of money, if the split is amicable and the value of the assets are clear, is to steer negotiations and the division of assets and debts toward an experienced divorce mediator. There is no law that states you must hire a divorce attorney. As illustrated above, hiring attorneys could result in 15%, or even more, of your assets unnecessarily going to legal fees. Just remember, you were married to your spouse for a long time, and if you extend the olive branch, and are fair, even if the marriage can’t be saved, consider it a business transaction.


That 15% savings may make a huge difference to your standard of living down the line.


See Also: Strategically Thinking About Divorce


Scott Hanson, CFP, answers your questions on a variety of topics and also co-hosts a weekly call-in radio program. Visit HansonMcClain.com to ask a question or to hear his show. Follow him on Twitter at @scotthansoncfp.


Comments are suppressed in compliance with industry guidelines. Click here to learn more and read more articles from the author.


This article was written by and presents the views of our contributing adviser, not the Kiplinger editorial staff. You can check adviser records with the SEC or with FINRA.






The True Cost of Gray Divorce

Car-veat Emptor: Tips to Control Car-Buying and Repair Costs


Last week I spent a couple of hours helping a client buy a new car. Betty, who is in her mid-70s and divorced, had been in an accident a week before that totaled her car. Upon learning of her misfortune, I offered to accompany her to help buy her new vehicle. While such assistance isn’t a service I routinely offer clients, my experience told me a single woman might need an ally when dealing with an automotive purchase.


SEE ALSO: How Do You Know When You’re Ready to Retire?


For routine oil changes, I usually take my car to a well-known national auto repair shop. For anything more than an oil change, I take it to a trusted local repair shop. I’ve been a customer of the local repair shop for nearly 20 years and feel like they practice their profession the same way I practice mine — putting the client’s interest first. However, I don’t have the same level of trust with the national shop.


At the national shop that I go to I like to wait while my oil is changed, and over the years I’ve noticed the repair estimates discussed with women tend to be expensive and complicated. Rarely do the women opt for a second opinion, ask what minimum work is required or ask if there is a less expensive option.


Gamesmanship and lack of transparency make the car-buying process an unpleasant experience in many cases. Betty knew what car she wanted and was agreeable to a couple of color options. Unfortunately, the dealership didn’t have any of those colors and pushed her to buy the colors in their inventory. I’d checked the inventory of a couple of nearby dealerships and was quick to share with the salesman that a local competitor had the colors we wanted in stock. In the end, we negotiated a purchase of the car Betty wanted for just a few hundred dollars over the invoice price. It wasn’t easy, and Betty was grateful I was there to help.



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See Also: Death of a Spouse: The Under-Discussed Risk in Retirement


Here are a few tips to help level the playing field when dealing with car buying and servicing:


  • Do Your Homework. Car pricing can be found at numerous places on the Internet. Car repair costs can also be found on websites such as RepairPal and YourMechanic. This info can give you an idea if the repair estimate is in line with the diagnosed problem.

  • Get a Second Opinion. Car repairs are outside the circle of competence of most of us. If you’re presented with a four-figure repair estimate, seek a second opinion.

  • Beware of Framing. When the salesman presented the initial offer, he immediately highlighted the monthly payment. This is a common tactic to make a purchase seem more palatable. $325 per month seems a lot less than $23,000. I was quick to bring the discussion back to the figure that really mattered — the bottom line. When dealing with repairs, insist on an itemized estimate.

  • Good Cop / Bad Cop. Don’t go alone. Take a friend or family member along and ask them to play the “bad cop.” Let the bad cop mention nearby dealers and push for pricing discounts. It’s always easier to stand firm when you have someone by your side.

The purchase and maintenance of one’s car is a major expense in most households. Be a wise consumer and make sure you aren’t paying more than you need to.


See Also: Is $1 Million Enough to Retire?


Mike Palmer has over 25 years of experience helping successful people make smart decisions about money. He is a graduate of the University of North Carolina at Chapel Hill and is a CERTIFIED FINANCIAL PLANNER™ professional. Mr. Palmer is a member of several professional organizations, including the National Association of Personal Financial Advisors (NAPFA) and past member of the TIAA-CREF Board of Advisors.


Comments are suppressed in compliance with industry guidelines. Click here to learn more and read more articles from the author.


This article was written by and presents the views of our contributing adviser, not the Kiplinger editorial staff. You can check adviser records with the SEC or with FINRA.






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Car-veat Emptor: Tips to Control Car-Buying and Repair Costs

Sunday, September 24, 2017

Mortgage, new car? Negotiate loans to save big money on purchases - Chicago Tribune


Seeking to remodel a kitchen or looking for ways to free up some cash for another purchase?


One way to save big bucks is to be a better negotiator when taking out a loan. Whether it’s a new or refinanced mortgage or car loan, financial experts say consumers are leaving thousands of dollars behind by simply not asking for better terms. That means less money to buy home items, add after-market improvements for a car or spend on other goods.



David Osborn and Paul Morris, authors of the New York Times-best-selling book “Wealth Can’t Wait,” said people negotiate the house’s price, but never consider negotiating with their lender, even though it may eventually save them more money.


“If you negotiate down one-eighth of (an interest-rate percentage) point and live there 30 years, it could be $50,000 in savings. You should negotiate harder over the money than you do over the price of the house,” Osborn said.



Similarly, few people negotiate car loans, said Miron Lulic, founder and chief executive officer of SuperMoney, a financial-services platform. Citing data from the Federal Reserve, 76 percent of people negotiate the car’s price, but only 31 percent of people negotiate their car’s loan. When it comes to car loans, dealers know buyers will focus on the payment, not the total cost of ownership, he said. That means the dealer’s finance office can hide ballooning payments later in the life of the loan.


To save money — which could be spent elsewhere — start by shopping for loans. For mortgages, home buyers should apply with at least two lenders, say Osborn and Morris. Greg McBride, chief financial analyst at Bankrate, agreed.


“Doing so gives you a couple of advantages. One, it helps you sort out who’s got the best deal. And it also gives you somewhat of a bridge in negotiating things like rates and fees paid,” McBride said.


Try to apply with different lenders in the same day, but don’t worry about having multiple inquiries hurting credit scores, McBride said. Multiple inquiries within that 30-day period are treated as one.



McBride said to consider mortgage application fees and other costs when comparing lenders’ offerings. These include fees charged by the lender to provide the credit, as well as third-party costs passed on to the applicant, including for appraisals, credit reports, home inspections, title insurance and taxes.


A home buyer can try to negotiate a lower fee or choose a different third-party vendor for those services.


Watch out for “junk fees,” McBride, Morris and Osborn said, such as high processing fees or delivery charges. Lenders can waive or lower their fees, Morris said.


“Are they entitled to a $100 processing fee, sure. One thousand dollars? That’s excessive,” Morris said.


If the mortgage lender says there are no closing costs, it is likely the lender is charging a higher interest rate to make its money, Osborn said.


Like house hunters, car shoppers should also shop for loans ahead of time before heading to the showroom, McBride and SuperMoney’s Lulic said. Car financing is completely negotiable, although in the dealer’s finance office, there’s little transparency, Lulic said. The average new-car loan is now close to 70 months, according to car-research website Edmunds.com.


Having loan offers in hand gives buyers both knowledge and leverage, they said, and can be used as a fallback option if the dealer’s offer isn’t as good. Buyers who take the dealer’s offer need to scrutinize all fees and question the purpose. Avoid the hard sell by being willing to walk away, they said, which is easy to do with a new car purchase since there’s usually another dealer close by.


Considering the average new car loan is closing in on six years, Lulic said it can be worthwhile to look into refinancing an expensive car loan.


“You can save a ton of money, maybe even shorten the life of the loan,” he said.


Debbie Carlson is a freelance writer.


How to gracefully offer help to a broke friend »


How to ask for money that is owed »


A friend still thinks you owe her money. You paid her. What next? »




Mortgage, new car? Negotiate loans to save big money on purchases - Chicago Tribune

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