Associated Adjustable Rate Mortgage Programs TPO Originations

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1 1. Prduct Descriptin Assciated Mrtgage Prtfli Prgrams allws Assciated t ffer custmized underwriting slutins based n the brrwer s individual credit with Assciated Bank and ther lenders; their current capacity t make the mnthly payments; and the cllateral that the lan is secured n. Brrwer Benefits: Cmpetitive Rates Lan Amunts up t $1.5 millin Amrtizatin 120 t 360 mnths 2. Prduct Cdes Prduct Cde Nte/Rider Frm Reference ARM Prduct Plan in DU p3lib225 3/1 Prtfli ARM 3528/3187 FM GENERIC, 3 YR p5lib225 5/1 Prtfli ARM 3528/3187 FM GENERIC, 5 YR p7lib225 7/1 Prtfli ARM 3528/3187 FM GENERIC, 7 YR p10lib225 10/1 Prtfli ARM 3528/3187 FM GENERIC, 10 YR 3. Index 1 Yr LIBOR 4. Margin Initial Adjustment Cap 2% 6. Annual Adjustment Cap 2% 7. Lifetime Adjustment Cap 5% 8. Rate at Adjustment The first adjustment n mnth 37 (61 mnths fr a 5/1 ARM, etc.), is equal t the margin plus the index runded t the nearest 0.125, and is capped at the Initial Adjustment Cap. 3/1 ARM Rate adjusts at 36 mnths (3-years) and then every year after that. 5/1 ARM Rate adjusts at 60 mnths (5-years) and then every year after that. 7/1 ARM Rate adjusts at 84 mnths (7-years) and then every year after that. 10/1 ARM Rate adjusts at 120 mnths (10-years) and then every year after that. Subsequent adjustments are made annually and are limited t the Annual Adjustment Cap and Lifetime Adjustment Cap. 12/22/17 Page 1 f 10

2 9. Cnversin Optin N/A 10. Temprary Buy Nt Eligible dwns 11. Qualifying Rate 3/1 & 5/1 ARM Greater f the Fully Indexed Rate r Nte Rate + 2% 7/1 & 10/1 ARM - Greater f the Fully Indexed Rate r Nte Rate 12. Qualifying Ratis Ratis f 37 (frnt-end) and 47 (back-end) are required fr all lans based n dcumented and verified incme. Prperty taxes fr new cnstructin t be calculated using appraised value thrugh Incme, assets and liabilities will be cnsidered fr all brrwers when using a nn-ccupant c-brrwer. 13. Purpse f Lan Purchase Limited Cashut Refinance Existing 2nd liens being paid ff must be seasned fr 12 mnths and cannt have mre than $2,000 in draws ver the past year. Cashut Refinance 12/22/17 Page 2 f 10

3 14. Lan Amunt and LTV/CLTV Limits Purchase and Limited Cashut Refinance Mrtgages 2 Cashut Refinance Mrtgages Prperty Type Max. Lan Amt Max. LTV Max. HCLTV 1 FICO Prperty Type Max. Lan Amt Max. LTV Max. HCLTV FICO $453,100 95% 95% 700 $453,100 85% 85% 700 $650,000 90% 90% 700 $650,000 80% 80% 700 $650,000 95% 6 n/a unit O/O $1,000,000 75% 75% unit O/O 2-4 unit O/O $850,000 90% 6 n/a 700 $999,999 80% 85% 700 $1,500,000 65% 70% 700 $1,000,000 90% 6 n/a unit O/O $650,000 70% 70% 740 $1,500,000 70% 75% 700 $650,000 75% 75% 700 $650,000 75% 75% unit 2nd $1,000,000 65% 65% 700 $453, % n/a 700 $1,500,000 60% 60% unit 2nd $650,000 80% 80% 700 $1,000,000 70% 70% 700 $1,500,000 65% 65% The CLTV/HCLTV fr a cmbined Assciated Bank first and secnd mrtgage cannt exceed the lesser f the matrix r 90%. Except fr HELP DPA, whlesale lans are nt eligible fr Assciated Bank secndary financing. 2 When cmbining a 1 st & a 2 nd lien int ne lan the 2 nd lien must be seasned t qualify the transactin as a Limited Cash Out Refinance. A 2 nd lien is cnsidered seasned when the brrwer is able t dcument via a Clsing Disclsure that the entire drawn amunt was used fr the hme purchase. Payff f a nn-purchase secnd lien can be cnsidered a Limited Cash-ut refinance prvided the secnd lien is seasned fr 12 mnths. HELOC mrtgages must dcument that the lan has had n draws in excess f $2,000 in the past 12 mnths. 3 Maximum cash ut amunt f $200,000 with HCLTV > 80%. 4 Maximum cash ut amunt f $350,000 with HCLTV <80%. 5 Prperties cannt have been listed fr sale in the past six mnths. 6 Limited t 5/1, 7/1, & 10/1 ARM s nly that require Mrtgage Insurance (minimum LTV available is 80.01%). Must btain Mrtgage Insurance fr these lan buckets structured as a single transactin. In sme cases, Mrtgage Insurance guidelines may be mre restrictive than Assciated Bank guidelines. 15. Secndary Financing Refer t #14. Lan Amunt and LTV/TLTV Limits 12/22/17 Page 3 f 10

4 16. Prperty Types Single Family Detached Twnhuse Cnd (Refer t Third Party Originatr Cnd Guides) PUD Attached PUD Detached 1 4 Family Manufactured Hme 17. Occupancy Types Primary Residence Secnd Hme Resrt/Recreatin area Brrwer may nt enter int any rental agreements that require the prperty t be rented. The brrwer must live in the prperty fr sme prtin f the year. 18. Gegraphic Lcatins /Restrictins Assciated Mrtgage will accept lans frm the fllwing states: Illinis Indiana Iwa Kansas 1 Kentucky 2 Michigan Minnesta Missuri Ohi Wiscnsin 1 Metrplitan Kansas City (prperty must be in ne f the fllwing cunties: Jhnsn, Wyandtte, Leavenwrth, Miami, Duglas) 2 Cunties f Kentn, Campbell, and Bne 19. Assumable N 20. Escrws Lans greater than 80% LTV must escrw taxes and insurance. 21. Prepayment Penalty N/A 12/22/17 Page 4 f 10

5 22. Underwriting Alimny/maintenance may be deducted frm the brrwer s grss incme instead f treating it as a liability. This des nt apply t child supprt. A divrce decree cnfirming the amunt is required. Asset depletin is allwed t qualify a brrwer as lng as asset depletin represents at least 51% f ttal incme. Assets used fr the calculatin f the mnthly incme stream must be wned by the brrwer as an individual. If jint accunts are used, the c-wner f the accunt must be a brrwer n the lan. Trust assets are acceptable as lng as ur brrwer is the sle beneficiary t the trust funds. IRA, 401K, and Annuity accunts may be cnsidered incme at 60% f the vested balance, less any utstanding lans. If brrwer is able t access IRA, 401K, and Annuity accunts withut penalty, yu may use 70% f the vested balance, less any utstanding lans. Investment accunts, (stcks, bnds, mutual funds, etc.) will be used at 70% f the current statement balance. Balances must be verified t supprt a five (5) year cntinuance f the incme used t qualify fr the lan. Fr example, $1 millin eligible asset accunt reduced t 60% = $600,000 divided by 60 (mnths) = $10,000 f incme fr qualifying purpse. 23. Brrwer/C- Brrwer Eligibility AUS The fllwing accunts are examples f assets that are nt eligible fr asset depletin: 529 cllege funds, accunts under UTMA, checking accunts, savings accunts, CDs, cash value f life insurance plicies, lump-sum inheritance, r divrce prceeds and pledged accunts. All cnfrming lan amunts must be submitted t Desktp Underwriter (DU), regardless f prduct t meet pssible future sale requirements. See bx 31 fr additinal requirements n dcumentatin. Apprve/Eligible Lans receiving an ineligible finding must be submitted with substantial cmpensating factrs in rder t receive an apprval frm Assciated Bank Underwriting. If a manual underwrite is required due t substantially inaccurate credit infrmatin, then the riginal DU must be submitted with the lan file. Jumb lan amunts d nt need t be submitted t DU. U.S. Citizen Dcumented Permanent Resident Alien 1 Dcumented Nn-Permanent Resident Alien 1 Lans t LLC s (Limited Liability Cmpanies) and Trusts are nt allwed hwever; lans t individuals may be cnsidered when cllateral is vested t an LLC r a Revcable Trust. 1 Lender must btain verificatin that a nn-u.s. Citizen is legally present in the United States. The lender shuld make a determinatin f the nn-u.s. citizen s status based n the individual s case using the apprpriate dcumentatin. If the dcumentatin prvided is called int questin, then Assciated Bank s Underwriter will determine if the dcumentatin is deemed apprpriate dcumentatin per the individual case. 24. C-Signer A c-signed lan may be acceptable, hwever; the mrtgage may nt be csigned by a party that has an interest in the prperty sales transactin -- such as prperty seller, the builder, the real estate brker, etc. The primary brrwer (the primary wage earner) must qualify fr the credit individually. A c-signer applicant must als qualify fr the credit individually. A c-signer is used nly t mitigate limited credit histry f the brrwer. C-signers cannt be used t mitigate pr credit histry. See Bx 12 fr additinal infrmatin n nn-ccupant c-brrwers. 12/22/17 Page 5 f 10

6 25. Credit Additinal credit guidelines fr lans that d nt receive an Apprve/Eligible recmmendatin thrugh DU: A minimum number f 4 trade lines must be present in the credit reprt. One must be a mrtgage r rental verificatin. Qualifying Credit Scre When three credit scres are present the middle scre will be the brrwer s scre. If nly tw credit scres are given the lwer f the tw scres will be the brrwer s scre. If nly ne credit scre is given, then this will be the brrwer s scre If mre than ne brrwer has applied fr the lan, the lwest scre f all the applicable credit scres is the representative credit scre f the file. Bankruptcies are required t be fully discharged fr a minimum f 4 years, measured frm discharge/dismissal date t disbursement date f new lan, and brrwer has re-established credit depth t include a minimum f 4 trade lines with a recent 12 mnth histry f use and n dergatry credit in the last 24 mnths. One trade must be husing. These trade lines must have been pened after the discharge f the bankruptcy. Freclsures are required t be settled fr a minimum f 7 years, measured frm sale/executin date t disbursement date f new lan, and brrwer has re-established credit depth t include a minimum f 4 trade lines with a recent 12 mnth histry f use and n dergatry credit in the last 24 mnths. One trade must be husing. These trade lines must have been pened after the date f sale/executin. Shrt Sales/Deeds in Lieu are required t be settled a minimum f 4 years, measured frm sale/executin/transfer date t disbursement date f new lan, and brrwer has re-established credit depth t include a minimum f 4 trade lines with a recent 12 mnth histry f use and n dergatry credit in the last 24 mnths. One trade must be husing. These trade lines must have been pened after the date f sale/executin/transfer. All delinquent credit bligatins shuld be paid prir t clsing with n serius trend in credit delinquencies in the previus 12 mnths, defined as 1x30 n mrtgage r 2x30 n ther trades 24 mnths, defined as 1x60 n any debt. Medical cllectin may be waived if there is dcumentatin prving the cllectin item is currently in prcess fr insurance reimbursement. Disputed Accunts d nt need t be reslved if the balance is zer and the accunts are at least 6 mnths ld. All ther credit must meet psted guidelines. The maximum age f all credit dcuments is 120 days. The age is determined frm the date the Nte is signed. A ne-time extensin f 120 days can be granted by an Underwriter, if ntified within 2 business days f the Lan Acceptance Letter expiratin date. Student lan payments must be included in the brrwer s ttal debt bligatin (whether deferred r nt). The credit reprt payment will be used if present. If a payment is nt reflected n the credit reprt an accunt statement may be prvided. If n statement is available, then a mnthly payment f 1% f the utstanding balance will be used fr qualifying the brrwer. 12/22/17 Page 6 f 10

7 25. Credit (cnt d) Installment and revlving debt may be paid ff t qualify. The brrwer may either: Have the debt paid ff and clsed thrugh the lan clsing prceeds r; Pay ff the debt prir t clsing, with prf f funds used t satisfy debts (shwing the accunt is clsed and paid ff). 26. Funds fr Clsing Brrwer Investment 5% minimum dwn payment frm their wn funds unless they receive a gift f at least 20%. Gifts may nly be used n Principal residence and secnd hme prperties. Seller Cntributins Primary Residence & Secnd Hme 3% fr LTV/TLTV >90% & < 95% 6% fr LTV/TLTV > 75% & < 90% 9% fr LTV/TLTV < 75% Gift Funds Gift funds must be frm an eligible surce: relative, dmestic partner, fiancé, church, municipality, r nnprfit rganizatin. The name, address, phne number, amunt f the gift, and relatinship f the dnr must be disclsed. When the Gift Funds reduces the LTV/CLTV t 80% r less, then the 5% Brrwer Investment is waived. Business Funds Brrwer must wn the business asset Minimum 3 mnths business statements evidencing sufficient ending balances mnth-ver-mnth t supprt withdrawal must be prvided Example: Brrwer wishes t use $30,000 business funds fr dwn payment. 3 mst recent bank statements must shw an ending balance each mnth f at least $30,000 t use these funds 27. Reserves 401K s, IRA s, Annuities will be used at 60% f the vested balance, less any utstanding lans. Stcks, bnds and mutual funds will be used at 70% f the current statement balance. Business funds are nt an acceptable surce f funds fr reserves. Primary Residence and Secnd Hme reserve requirements are calculated using all utstanding liens n the subject prperty nly. 12/22/17 Page 7 f 10

8 27. Reserves (cnt d) Lan Amunt PITI Reserve Requirements (mnths) Up t $650K 3 Over $650K t $1 millin 4 Over $1 millin Appraiser Requirements 29. Appraisal Requirements Appraisers must be selected fllwing Assciated Bank s appraisal plicy. The prperty must be livable and marketable. The Maximum is 10 acres, with the appraisal cntaining cmparables f similar size acreage. Dme and earth hmes are nt acceptable. Appraisals must be cmpleted n a current Unifrm Residential Appraisal Reprt and cmply with the Unifrm Appraisal Dataset (UAD). Lans must have an interir and exterir appraisal perfrmed n the Unifrm Residential Appraisal Reprt (1004/1073/1025) Prperties that have an unusual feature such as design r lcatin must include cmparable sales t address the cncerns. 12/22/17 Page 8 f 10

9 30. Mrtgage Insurance Mrtgage insurance is required n all lans with an LTV greater than 80%. Brrwer Paid Mnthly, Brrwer Paid Single, Split Paid Premium, and Lender Paid Mrtgage Insurance ptins available. Acceptable Cmpanies (MI pricing will vary based n cmpany and credit scre) Arch Mrtgage Insurance Cmpany Essent Guaranty Mrtgage Insurance Genwrth Financial Mrtgage Guaranty Insurance Crpratin (MGIC) Natinal Mrtgage Insurance split paid is nt available Radian Lwer Cst MI is nt available All ARMs Standard Cverage % 12% % 25% % 30% 12/22/17 Page 9 f 10

10 31. Dcumentatin Type Full Cnfrming Lan Amunt dcumentatin requirements will be the greater f dcumentatin determined by the DU findings and the dcumentatin utlined belw. Current paystub dated within 30 days f the applicatin that cntains at least 30 days f year-t-date earnings 2-years W-2 Statements 2-years federal incme returns; 2-years business returns and YTD Prfit & Lss statement, if applicable 1,2 2-mnths f mst recent asset statements. Lan Amunts > $1 millin require a TROY Reprt fr brrwers with n established Assciated Bank relatinship 1. Lan Amunts > $1 millin require a persnal financial statement that is fully cmpleted and executed by all brrwers. The persnal financial statement must be dated within twelve mnths f the date f the credit applicatin. Self-emplyed persns must prvide tw years tax returns shwing incme frm self-emplyment. A brrwer is self-emplyed if they wn 25% interest r greater in a business and they must be self-emplyed fr a minimum f tw years befre the incme can be cnsidered fr qualifying. 1 An established custmer t Assciated Bank is defined as fllws: Has an active lan accunt with Assciated Bank fr the past 12 mnths with n delinquent payments OR Has an active depsit accunt r relatinship fr the past 12 mnths 2 Tax returns and transcripts are required n all new brrwers. Als, tax returns may be required in the fllwing instances, but nt limited t: jumb lan amunts, self-emplyed brrwers, truck drivers, seasnal wrkers, cnstructin wrkers, brrwers with tip incme, all cmmissined wrkers, brrwers with ptential jb expenses, reginal r area managers, wners f rental prperties, interest, r dividend incme, brrwers wh wrk fr family members, and sle prprietrs r if a brrwer s interest in a partnership, S-Crp r crpratin is 25% r greater. 12/22/17 Page 10 f 10