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If you are planning to refinance your New York address or home, ask your abeyant mortgage lender this question: “What is a CEMA?” Their acknowledgment will acquaint you whether that lender is absolutely acquainted into the New York absolute acreage market. It could aswell save you some big bucks tax preparation nyc.
CEMA stands for “Consolidation, Extension and Modification Agreement” and this is why your lender should be acquainted of it and how it can account you.
Every canton in New York levies a mortgage tax on the mortgages recorded in its jurisdiction. Rates alter from canton to canton and a part of acreage types (i.e. individual ancestors v. two family, abandoned land, or bartering property). In Nassau Canton for archetype the tax on a individual ancestors mortgage is 1.05 percent of the accommodation amount. In New York City the tax is 2.05% for a mortgage beneath $500,000 and 2.175% aloft that amount. On a $300,000 NYC home that is a whopping $6,150.
Many out-of-state lenders are not acquainted of the New York mortgage tax and others may abort to cover it in their accommodation disclosures. Still others may appraisal the bulk afield because of the county-by-county airheadedness and assertive nuances that can affect the tax computation. Any of these mistakes could advance to a actual abhorrent abruptness at the closing table. A New York-savvy lender will not alone be acquainted of the mortgage tax but may be able to abate the admeasurement of your obligation if you refinance.
That is area a CEMA comes in. A Condition, Extension, and Modification Agreement takes advantage of a mortgage tax artifice for refinancing. Article 11 of the New York Tax Law requires the tax on anniversary mortgage of absolute acreage amid in New York based on the bulk of the debt or obligation secured. In added words, the tax is alone on the new money. For example, a borrower with a $300,000 mortgage wishes to refinance into a new $350,000 loan, demography banknote out for home improvements. With a beeline refinance, the mortgage tax on the transaction – $350,000 of new allotment – would be $7,175. However, a CEMA requests the old lender to accredit his mortgage to the new one who will again adapt it and consolidate it into the $350,000 loan. This after-effects in $50,000 of new debt and a mortgage tax obligation of $1,025.