Mortgage Rate Lock Explained

Mortgage Rate Lock

A mortgage rate lock secures an interest rate for a home loan and freezes it from future market movements. If a rate is not locked then it is “floating” and is subject to change daily.

Rate Lock Example

If an interest of X% gets locked and afterward the rates increase, the mortgage rate lock protects the rate from changing and keeps it at X%. Conversely, the market could get better after locking and as a result interest rates fall below X%.

Unfortunately, the mortgage rate lock keeps the interest rate at X%. Our recommendation is that if you’re happy with the rate quoted, lock it and don’t look back.

If you’re happy with the rate quoted then lock it and don’t look back. 

A mortgage rate lock is finite and has an expiration date. An interest rate lock is typically good for 30 days and it’s free to lock an interest rate. Most lenders do not charge a mortgage rate lock fee for locking the rate. Note: if you’re doing an longer lock period – such as 120 days or more – then there may be money required upfront before locking.

For purchase loans, an executed contract generally triggers the time to lock the rate. For refinance loans, a mortgage rate lock is typically done once all supporting documents have been provided and a refinance appraisal is ordered.

The locked rate is not the APR

The mortgage interest rate is not the same as the Annual Percentage Rate (APR). The mortgage interest rate is what determines how much interest is actually paid on a loan.

How Often Do Rates Change?

Mortgage interest rates change daily. In fact, they can change throughout the day depending on the market’s volatility.

But here’s the thing – and get ready to have your mind blown – the truth is that rates DON’T EVER change. What changes is the amount of money required to get the original rate.

The majority of homes loans are priced with zero mortgage points and zero lender credit so that the interest rate doesn’t have additional costs. That’s why rates “change”. To keep the closing cost structure the same (i.e. zero points paid) the interest rate increased more than the original X% when the market gets worse.

Rate change example

Let’s assume today’s rate is X% with zero points. Then the market gets worse and rates “go up” half a percent to X.5%. What really happened is that the original rate of X% now has points associated with it. 

There is an indirect correlation between your home loan interest rate and the amount of  you pay and/or the credit you receive with your closing costs. Points paid at closing lower the interest rate. 

By contrast, a lender credit can result in a higher interest rate but it lowers the costs to close.

How are Rates Determined

Your mortgage interest rate is a product of the Mortgage Backed Security (MBS) market.

MBS Market

Mortgage Backed Securities act like bonds; supply and demand determine the price and yield. Global events and other financial markets (like the stock market) impact the value of the MBS market.

A common misnomer is that home loan interest rates are based off the 10-Year Treasury Note. This is inaccurate. While there is a strong and direct correlation between the two, home loan rates are not determined by the treasury.

The Fed doesn’t (directly) control mortgage rates

When the Federal Reserve raises or lowers “interest rates”, they are actually controlling the Fed Fund Rate, not mortgage rates. Certainly a change in monetary policy has a significant influence on long-term home loan interest rates but it’s not immediate.

The only home loan rates with a direct impact from the Fed’s actions are for home equities line of credit (HELOC) and adjustable rate mortgages (ARMs). Fixed rate mortgage interest rates are a product of what investors will pay for the Mortgage Backed Security (MBS).

You and your loan program

You and your loan program also influence the interest rate. Different programs will have different adjustments and add-ons to the rate.

Fannie Mae’s LLPAs

If you really want to nerd out, check out Fannie Mae’s loan level price adjustments (LLPAs). Their matrices show how different LTVs, credit scores, loan purposes, etc. influence the rate. Fannie’s table shows the additional points that get built-in to the rate.

Loans with Waived Escrows could even have higher rates due to the 25 basis point LLPA from Fannie and Freddie. FHA and VA rates will differ than those from Fannie and Freddie.

When Can I Lock?

Common questions are “when can I lock my interest?” and “what is the best day of the week to lock in mortgage rates?” First, there isn’t a “best” day to lock a rate. As mentioned above the market’s change daily due to global markets and international events.

A mortgage interest rate can be locked once the lender has the following:

1. a full loan application
2. signed loan disclosures
3. all supporting documents
4. a proposed closing date

1. Full Loan Application

We most likely have a full loan application if you’ve submitted an online loan application and been pre-approved. An exception would be if the existing loan application is out of date.

For example, if you were pre-qualified seven months ago then we’ll need to update the application to ensure it’s accurate and that you’re still pre-approved.

2. Signed Lender Disclosures

The Lender Disclosures are emailed to you by our disclosure department during the loan packaging process. You will need to return the e-signature documents and the “wet” signed docs for us to move forward and issue a mortgage rate lock.

3. Supporting Documents

We should have most of the supporting documents if you’ve been pre-approved. We most likely will need updated time-sensitive documents like pay stubs, bank statements, etc. if the existing docs are older than 60 days.

4. Proposed Closing Date

Because a mortgage rate lock has an expiration date we need to know how long to make the lock duration. Be sure to check out our extended locks and our Lock & Shop program.

For purchases, the purchase contract typically determines the closing date. There are a few exceptions to when a contract won’t have a definitive closing date. Some examples would be if the contract is contingent on the sale of another home, a short sale, or for new construction.

Be sure to learn more about locking new construction rates if you’re doing a construction loan.

For refinance loans the closing date can be determined once all documents have been provided to the lender AND the refinance appraisal has been scheduled.

How to Lock In a Mortgage Rate

Once the aforementioned items have been provided we can do a mortgage rate lock. We ask that you email MortgageMark@MortgageMark.com instructing us to lock the interest rate so as to protect everyone from the “he said, she said” about something so important. 

To lock in a mortgage rate we need you to send an email (before 4:00 pm CST) requesting us to lock the rate. Please copy everyone on the loan. The reason for this is because we don’t want one spouse telling us to execute a mortgage rate lock today, then tomorrow have the other spouse upset because they were left out of the process.

The reason we ask that you email us before 4:00 pm CST to allow us enough time to lock before the end of business the day. Please call us if you have any questions as we’re here to help.