I agree with most of what LD says above. Just one disclaimer...
"Title people hate closing their own loans..."
Yes, that's true these days because they're swamped and don't want to bring on new people if they can help it. That may be because they remember the days after the last boom cycle when things went bust. Back then, they tried to close as many of their own loans as they could so they could keep the notary fee in their own coffers. They were trying hard to avoid laying people off - or even closing their doors altogether - which many failed at.
Whenever the pool of un-refinanced-loans-at-higher-rates begins to dry up, and/or rates start climbing again (which appears to have already begun), and when they eventually get caught up with what's in the pipeline, we may seen that change once again.
The ones who survive the next down cycle, whenever it hits, will be those who look long term and plan/prepare accordingly. In the transition and beyond, those title company relationships will likely be more important than ever.
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