Sorry, another refi question

[Deleted]

How common is it for a lender to not offer you a Good Faith Estimate? We are looking into a refi currently. We right at the edge of being at 80% LTV and since our current mortgage is FHA, we'll need to refinance to get rid of the PMI. Most lenders that I've spoken to have been willing to give me a "range" for the interest rate based on the scores that I provided and an estimate of the title fees based on our current mortgage amount. I'm trying to get this information from my credit union and I don't know if I'm not being clear in my request or if the loan officer is being obtuse, but I can't seem to get this information from them. I would love to put our mortgage locally with our CU, but this person is really turning me off right now and I don't know if I'm just expecting too much. I'd like to have a solid estimate as to closing costs and interest rate to determine 1) what my monthly payment will be, 2) if we want to pay the fees or have them rolled in with the mortgage, and 3) we want to even use the CU because they make you pay the appraisal fee up front and it's non-refundable if you don't go with them. I don't want to have to take a hard pull on my credit report just to get this information and they are telling me they can only provide the info if we actually apply. They do have their rates on their website, but I'm sure that rate is for those with perfect credit, and we're only in the good-very good range. 

[madisen]

Good Faith Estimates (GFE's) went away as a requirement with the new TILA/RESPA (TRID) rules that went into effect back in 2015.

What ALL lenders are required to provide a potential borrower within 3 business days of TRID having been triggered (aka an application) is called a Loan Estimate (LE). This essentially took the place of the old GFE and has all the pertinent rate, fees, and costs you can expect on your loan. There are estimates made for Closing Date so # of days interest as well as property taxes and insurance sometimes, but all closing related fees and costs are set if your rate is locked. There are also specific rules regarding changes to those fees and costs, tolerance around those changes, disclosing changes to you, etc..

TRID is triggered when you provide a lender with 6 specific pieces of information - property address, loan amount, income, estimated value for the property, name, and SSN.

You need to ask for an LE, Loan Estimate. To get a true LE from a lender, you have to provide the 6 pieces of info that trigger TRID. More than likely they'll want to run your credit to give you an accurate interest rate and APR for today's market too.

[madisen]

By the way, a lender CANNOT charge you anything, even for third party vendor fees like an appraisal, related to the loan until after you've signed what's called Intent to Proceed (ITP).

Traditionally ITP is one of the documents in your initial disclosure package that includes the LE as well.