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Do you assume that your bank serves your best interests? That a big bank's products are better? That your online account information is accurate? Don't believe any of it.
1. "Our branches are there to sell you, not serve you."
In the late 1990s, bank branches were considered outmoded relics soon to be replaced by ATMs and Internet banking. But just the opposite happened. In 1998, there were 89,000 bank branches in the U.S., and by 2007, there were 97,000.
Why? The industry realized that consumer banking is profitable and that despite the predictions of Silicon Valley wonks, the main criterion consumers use in choosing a bank is proximity, SNL Financial analyst Jennifer Payne says.
But branches aren't just about convenience; they're a bank's primary sales floor. Brochures for services as varied as retirement accounts and home loans are on display, and everyone from the teller on up is trained to make a sale. That's because in the current low-interest-rate climate, it's harder to generate revenue from interest alone.
Many players in the industry have been trying to boost fee- and service-based income, so if a teller sees you have a mortgage, he might suggest you meet with a loan officer to discuss a home-equity loan. Greg McBride, a senior financial analyst at Bankrate.com, says, "The more products a customer has with a bank, the more likely he is to stay with that bank."
2. "Our fees will only go up."
With the economy slowing and big losses looming in the mortgage market, banks are looking for reliable revenue streams. Hence punitive fees -- for overdrawing your account, say, or using a competitor's ATM -- are increasing. The average ATM service charge doubled between 1998 and 2007, and overdraft fees brought in $17.5 billion in revenue in 2006, up from $10.3 billion in 2004, according to the Center for Responsible Lending.
Rubecca Hegarty, a married mother of three in Woodridge, Ill., says she often pays upward of $100 a month in overdraft fees to JPMorgan Chase because, like most banks, it changes the order of purchases so that large debts get paid first, increasing the likelihood that customers will incur fees on smaller purchases. Chase says it does this because big payments like a mortgage are more important to consumers and so get priority.
Revenue from penalties can be addictive for banks, Harvard Business School professor Gail McGovern says, but "they're going to face problems from angry customers, which leads to big call-center bills, employee dissatisfaction and turnover."
3. "We change our interest rates all the time."
Regardless of what your credit card agreement says, you can never be sure how much interest banks will charge you. For example, nearly all cards have a default rate -- as high as 30% -- which banks apply when you've done something wrong, usually after two late payments in 12 months. But some banks have cut that to one late payment, says Curtis Arnold, the founder of CardRatings.com.
Banks can also change the terms of your agreement, raising rates when they like (though you can opt out and pay off the balance at the old rate as long as you never use the card again). Bank of America did that recently, upping many cardholders' rates from 10% or 12% to 27% or more, even though they'd done nothing wrong.
Everyone needs an emergency fund
It's a stash of cash, but how much do you need? And why should this take priority over other savings goals?
"There's no clarity on what criteria can lead a bank to raise interest rates," says Robert Manning, the director of the Center for Consumer Financial Services at the Rochester Institute of Technology. "It's a black box."
A Bank of America representative says the company periodically reviews the credit risk of its accounts and adjusts rates accordingly, adding that in the past year 94% have had no increase.
4. "College campuses are gold mines for us."
Students are the customers of the future, and banks are increasingly courting them, sometimes right on campus. More than 120 universities have cut deals with banks to issue student ID cards that are also ATM and check cards. Schools can make millions from these deals, sometimes even taking a small cut of individual purchases.
Students are also a hot market for credit card issuers, and banks will make private deals with alumni associations to get contact information for students, parents and even people buying tickets to university athletic events. Card companies cut deals to set up booths on campus, and Chase even inked a deal with Facebook to display ads and set up a Chase group on its Web site.
The problem? Mounting credit card debt among college kids, for one.
"Universities don't negotiate on behalf of students," Manning says. "They're negotiating the best deal for the university."
A representative for the National Association of Independent Colleges and Universities says not to blame schools, as banks would market to students anyway, and universities at least try to get the best rates they can for students.
5. "In debt? The courts won't help."
Since the late 1990s, banks have been including mandatory-arbitration agreements in their contracts for many of their products, including auto loans, checking accounts, home-equity loans and credit cards. Such agreements prohibit you from suing and instead require you to use an arbitrator -- someone picked by the arbitration firm named in your card contract to hear the dispute and decide the outcome.
Though these clauses were originally designed to thwart class-action suits, the banks have also been using them for debt collection, says Paul Bland, an attorney with consumer-advocacy group Public Justice. There are even times when consumers, often victims of identity theft and unaware of the debt, aren't present when awards are handed down against them.
A recent suit against an arbitration firm brought by the San Francisco city attorney noted that arbitrators ruled in favor of banks in 100% of the 18,045 California cases brought against consumers from January 2003 through March 2007.
"From the consumer perspective, it's a nightmare," Bland says. If a bank brings arbitration against you,
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Here is a super article regarding home equity line of credits issued by lending institutions, specifically Savings and Loans. These lending institutions are arbitrarily decreasing and some times closing home equity lines of credit for you and your customers! Because of complaints, the OTS has issued a regulatory bulletin indicating when it is appropriate to do this. Based on the guidelines that I read, a great many of the decreased or closed lines are being done so illegally. If any of your clients have had this happen to them, please contact bank executive management to reverse their decision.
To have a bank illegally take away access to your customers money is a disgrace. If a customer qualified for a home equity mortgage line of credit, paid for the refinance, and signed the legal mortgage lending documents, they shouldn't have a banker arbitrarily take away this product.
See the following:
S&Ls given warning about freezing credit
The Office of Thrift Supervision warns against improperly lowering credit limits or altering rules for home-equity loans.

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The end of summer is coming, unfortunately, the leaves will be turning and high school football games will be being played. Believe it or not, change is coming. As far as we are all are concerned, we are all used to change, especially in our industry. If fact with all of the changes that have happened in the real estate and finance arenas, we should be experts! In fact we should almost be chameleon-like!
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Great financing options are still out there; however, it is more important that ever, to structure your customer's deals correctly from the beginning to make sure that they get through the ever tightening underwriting process. We are still having good success in succeeding in this area, because we have always done it that way!!! Is anyone sick of deals falling through because some finance person failed! Take control of your customer's finance!
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The temperatures are hot and so are the real estate prices! We are buzzing with activity, but have patience; the lenders are all slow to the draw.
Market Comment
Mortgage bond prices rose slightly applying downward pressure on mortgage interest rates. Trading remained extremely volatile. Energy prices remained the focus. Inflation fears were fanned once again as oil prices hit record highs. Bonds found some support when the Dow Jones index continued to struggle. A relatively benign employment report did very little to move the financial markets.
For the week, interest rates on government and conventional loans fell by about 1/8th of a discount point.
The trade data Friday will be the most important event this week. The weekly jobless report will garner more attention this week than usual with the lack of other substantial data releases. Oil and stocks will also likely continue to factor into mortgage bond movements.
Credit Demand
Inflation is typically the most important focus for the mortgage interest rate market. Unfortunately, mortgage interest rates continue to be pushed around by the fear of inflation. Most of the recent increases in interest rates have come following stronger than expected data despite uncertainly regarding the strength of the economy.
The level of interest rates reflects the balance between the supply of money from investors and the demand for money by borrowers. Rising inflationary expectations cause investors to require higher rates of return on investments to compensate for the erosion of the principal that eventually is returned to them. Regardless of inflation levels, though, rising economic activity can increase the demand for investors' funds, and thereby lead to higher interest rates. Investors pulling money out of stocks and into bonds have recently helped mortgage rates.
The demand for money diminishes as the economy struggles. The Fed lowers interest rates as an incentive to businesses and consumers to increase their borrowings. The Fed hopes manufacturers will increase their investments in plants, equipment and inventories and that consumers will push housing construction higher along with consumer spending and with that, consumer debt. The inverse is also true.
Analysts will monitor this week's consumer credit levels for any indications that consumers may be tapped out.
There is much debate in the financial community about the future. Economists, market analysts, and traders all seem to have a different opinion about the future state of the economy and especially the effects of rising energy prices. One thing most market participants agree on is both the bond and stock markets are going to see additional volatility. Now is a great time to take advantage of rates at the still historically favorable levels.
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I just met a couple who wanted to build a house in Prescott Wisconsin. She wanted it now and he wanted to build it himself. So I suggested a happy medium of providing a shell that included the electrical , plumbing, drywall and windows. They thought that was a great idea.
Just shows that we need to get creative in this market.
by Mary Jo Manzanares on November 4th, 2007
The house is a Victorian mansion that was once owned by Sarah Winchester, of the Winchester Rifle fortune. After being told by a fortune teller that she would live as long as she continued to build onto her home - she did just that! Continued to build. And build. And build. For 38 years!
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