CONFORMING LIBOR ARMS PROGRAM HIGHLIGHTS

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1 Program Summary Loan Term & Program Category A 30 year conforming conventional LIBOR ARM that is fixed for the initial 3, 5, or 7 years then rolls into a one year ARM for the remainder of the loan term. All products carry a 30 year term. Loan Term Program Category 3/1 ARM Conf LIBOR 3/1 ARM 1 5/1 ARM Conf LIBOR 5/1 ARM 7/1 ARM Conf LIBOR 7/1 ARM 1. 3/1 ARM not available in Massachusetts Transaction Type Purchase, Rate/Term and Cash-out Refinance. Occupancy Owner-occupied s, Second Homes Investment Properties Documentation Type Loan Limits Full/Alternative Documentation. Loan amounts must adhere to current Fannie Mae / Freddie Mac loan limits. Maximum LTV / CLTV Purchase and Rate & Term Refinance 8 Property Type Minimum Credit Score LTV/CLTV 2 5,7 HCLTV 1,6 1 Unit %/90% 90% 2 Units %/75% 75% 3-4 Units %/65% 65% Second Home 1 Unit %/80% 80% Investment 3,4 1 Units /%75% 75% 2-4 Units %/65% 65% 1. If the secondary financing is a HELOC (HCLTV), the loan amount plus the total credit line amount cannot exceed the HCLTV. 2. Refer to the Maximum Loans per Borrower section for additional restrictions. 3. A second appraisal is required for Investment properties with a sales price or appraised values less than $100, Maximum 65% LTV/CLTV/HCLTV allowed on Rate/Term Refinance 5. Maximum 90% LTV/CLTV with Non-Occupant co-borrower 6. Maximum 90% LTV/CLTV/HCLTV in the state of Arizona 7. Reduce maximum LTV by 5% when there is secondary financing. 8. For properties in Massachusetts please refer to Geographic Restrictions section in this document for further restrictions. 01/06/14 Page 1 of 5

2 Maximum LTV / CLTV Cont. Cash-out Refinance 3,4,5 Property Type Minimum Credit Score LTV/CLTV HCLTV 1 1 Unit %/ 75% 75% 2-4 Units %/65% 65% Second Home 1 Unit %/ 65% 65% Investment 2 1 Unit %/ 65% 65% 2-4 Units %/60% 60% 1. If the secondary financing is a HELOC (HCLTV), the loan amount plus the total credit line amount cannot exceed the HCLTV. 2. A second appraisal is required for Investment properties with a sales price or appraised values less than $100, Cash out not permitted if property was purchased in the last six months. 4. If property was listed for sale in the last 6 months the maximum LTV may not exceed 70%. 5. For properties in Massachusetts please refer to Geographic Restrictions section in this document for further restrictions. Eligible Properties Attached/detached SFRs Attached/detached PUDs Low- and high-rise condos attached condominiums Detached condominiums 2-4 unit properties Ineligible Properties Manufactured housing Cooperatives Non-warrantable Condominiums Leaseholds Geographic Restrictions Eligible properties are limited to those states where the company is currently authorized to originate loans. Illinois Land Trusts are not eligible Georgia Power Leaseholds are not eligible Massachusetts: o Massachusetts subprime loans are not eligible o Minimum credit score of 660 o Minimum credit score of 680 if transaction is a Cash Out Refinance with a LTV greater than 80% Eligible Applicants Foreign Nationals not allowed Trailing wage earner income not allowed Automated Underwriting System All loans must be underwritten through DU or LP. Loan must receive DU recommendation of approve for eligibility or a LP recommendation of accept for eligibility. Manual underwriting is not allowed. LP is not eligible in properties located in Massachusetts. 01/06/14 Page 2 of 5

3 Credit Non-Traditional credit is not allowed. All borrowers must have a credit score. Determining Credit Scores: If two FICO scores are obtained, the applicant s representative FICO score is the lower score. If three FICO scores are obtained, the applicant s representative FICO score is the middle score. If one FICO score is obtained, that score is used as the applicant s representative FICO score If there is more than one applicant, the score from the applicant with the lowest representative FICO scores is used. Credit reports that reflect derogatory information require a satisfactory written explanation from the applicant explaining the reason(s) for the adverse credit. Letters of explanation must be in the applicant s own words, handwritten or typed, with applicant s signature(s). Bankruptcy: None allowed last 4 years 5 years if more than one filing within the past 7 years Satisfactory re-established credit required Foreclosure: None allowed last 7 years Satisfactory re-established credit required Pre-foreclosure/deed-in-lieu: None allowed last 7 years Judgments, Garnishments and Liens: Open judgments, garnishments and outstanding liens must be paid off at or prior to closing Documentation of the satisfaction of these liabilities, along with verification of funds sufficient to satisfy these obligations must be provided. Collections: As determined by AUS unless otherwise noted: must meet Agency guidelines. IRS Form 4506-T Qualifying Ratios A 4506-T is required. As determined by AUS, but in no case shall exceed the maximum DTI outlined in the table below. Occupancy/Transaction Max DTI Purchase and Rate/Term 45% 1 Second Home and Investment 45% Cash Out 45% 1. For loans with non-occupant co-borrowers, the occupant borrower s qualifying ratios cannot exceed 35%/43%. 01/06/14 Page 3 of 5

4 Assets Down Payment / Source of Funds Gift Funds Contributions Non-Occupant co-borrower: Assets that are jointly owned by occupant and non-occupant co-borrowers can be included in the 5% minimum borrower contribution requirement (when applicable) Minimum borrower contribution of 5% required if loan-to-value is greater than 80%. Allowed. If loan-to-value is less than or equal to 80% then no gift restrictions. If greater than 80% the minimum borrower contribution must be met. Gifts not allowed on investment properties. The following maximum percentages will apply according to transaction type: 6% of the lesser of the property s sales price or appraised value, if the loan-to-value/combined loan-to-value ratio for a mortgage secured by a principal residence or second home is over 75% through 90%; 3% of the lesser of the property s sales price or appraised value, if the loan-to-value/combined loan-to-value ratio for a mortgage secured by a principal residence or second home is over 90%; 2% of the lesser of the property s sales price or appraised value, regardless of the loan-to-value/combined loan-to-value ratio, for a mortgage secured by an investment property. Any contributions exceeding the limitations must be deducted from the sales price. The loan-to-value/combined loan-to-value is then based on the lesser of the adjusted sales price or the appraised value. Reserves 1 Second Home 2 Investment 2 As determined by AUS 2 months PITI 6 months PITI 1. When rental income from a 2-4 unit primary residence is used to qualify, six months reserves are required. 2. Reserves also required on each additional financed property Subordinate Financing Appraisal Allowed. Refer to the Maximum LTV/CLTV section of the program highlights. One full appraisal is required. Fannie Mae Property Inspection Waiver (PIW) and Freddie Mac Property Inspection Alternative (PIA) are not allowed. Note: A second appraisal is required for Investment properties with a sales price or appraised value less than $100,000. Seasoning LTV / CLTV Calculation Rate/Term Refinance: Minimum 6 months seasoning required if previous refinance was cash out refinance; < 6 months seasoning must treat as cash out refinance. Payoff of junior liens not used to purchase property will be treated as a cash-out refinance. Refinance of existing mortgage that has had a short refinance or been restructured not allowed. The LTV/CLTV is based on the current appraised value for rate/term and cash-out refinances. 01/06/14 Page 4 of 5

5 Mortgage Insurance Standard Mortgage insurance coverage is required. Borrower paid MI only. Term LTV Coverage % 25% % 12% % 6% <= 20 Years > 20 Years % % % 30% 25% 12% Approved MI Companies: Essent Guaranty Radian Mortgage Assurance MI company restrictions may apply which require more restrictive eligibility &/or financing parameters. Maximum Financed Properties Temporary Buydowns Refinance Transactions Maximum four (4) financed properties, including the subject property. Not Allowed. Must meet Agency continuity of obligation requirements; refer to Agency guidelines. 01/06/14 Page 5 of 5