Financing Provided by Tivoli Financial Services Ltd.

Get the best mortgage loan for you

When you decide to buy a home or refinance a mortgage, it's a big step. You can trust us to find the loan program that's best for you.

Buying a new home is a source of anxiety, frustration -- and a huge sense of accomplishment. You didn't pick the house that was best for someone else, you picked the one that's right for you! Trust our professionals to find the mortgage loan that best fits your needs, too. "Less paperwork and more personal attention" means you enter a frustration-free zone from application to decision. Getting the right mortgage loan is like getting the keys to your new house! We can help you get there.

Shannon Workman
Tivoli Financial Services
O# 912.354.8701
C# 912.308.7949


Our Loan Programs

• Adjustable Rate Mortgage - A mortgage with an interest rate that may change, usually in response to changes in the Treasury Bill rate or the prime rate. The purpose of the interest rate adjustment is primarily to bring the interest rate on the mortgage in line with market rates. The mortgage holder is protected by a maximum interest rate (called a ceiling), which might be reset annually. ARMs usually start with better rates than fixed rate mortgages, in order to compensate the borrower for the additional risk that future interest rate fluctuations will create

• Interest Only Loan-A non-amortized loan in which interest is due at regular intervals until maturity, when the full principal on the loan is due.

• Home Equity Line Of Credit- A method of borrowing in which a homeowner may borrow against home equity as needed using a checkbook or credit card. It differs from a standard loan in that the borrowing may be done over a period of time, preventing excess borrowing and limiting interest costs.

• No Document Loan - A mortgage or home loan that can be secured without the usual list of documents ("docs") providing income and credit verification. No documentation loans provide faster approval, but likely come at higher rates of interest, as the lender will be assuming more risk.

• Stated Income Loan-A documentation requirement where the lender verifies the source of the income but not the amount.

• No Ratio Loan-A no ratio loan is for borrowers who do not wish to disclose their income; therefore, there is no debt-to-income ratio for the lender to consider.

• Subprime Loan-The issuing of a mortgage to an applicant with lower credit, which constitutes a higher risk to the lender. Thus, the loan candidate is classified as "sub-prime."

• Conventional Loan-A home loan that is neither FHA-insured nor VA-guaranteed

• FHA Loan-A government mortgage that is insured by the Federal Housing Administration (FHA)

• VA Loan-A mortgage that is guaranteed by the Department of Veterans Affairs (VA).


What is a credit score?

Before deciding on what terms they will offer you a loan (which they base on their "risk"), lenders want to know two things about you: your ability to pay back the loan, and your willingness to pay back the loan. For the first, they look at your income-to-debt obligation ratio. For your willingness to pay back the loan, they consult your credit score.

The most widely used credit scores are FICO scores, which were developed by Fair Isaac & Company, Inc. (and they're named after their inventor!). Your FICO score is between 350 (high risk) and 850 (low risk).

Credit scores only consider the information contained in your credit profile. They do not consider your income, savings, down payment amount, or demographic factors like gender, race, nationality or marital status. In fact, the fact they don't consider demographic factors is why they were invented in the first place. "Profiling" was as dirty a word when FICO scores were invented as it is now. Credit scoring was developed as a way to consider only what was relevant to somebody's willingness to repay a loan.

Past delinquencies, derogatory payment behavior, current debt level, length of credit history, types of credit and number of inquiries are all considered in credit scores. Your score considers both positive and negative information in your credit report. Late payments will lower your score, but establishing or reestablishing a good track record of making payments on time will raise your score.

Different portions of your credit history are given different weights. Thirty-five percent of your FICO score is based on your specific payment history. Thirty percent is your current level of indebtedness. Fifteen percent each is the time your open credit has been in use (ten year old accounts are good, six month old ones aren't as good) and types of credit available to you (installment loans such as student loans, car loans, etc. versus revolving and debit accounts like credit cards). Finally, five percent is pursuit of new credit -- credit scores requested.

Your credit report must contain at least one account which has been open for six months or more, and at least one account that has been updated in the past six months for you to get a credit score. This ensures that there is enough information in your report to generate an accurate score. If you do not meet the minimum criteria for getting a score, you may need to establish a credit history prior to applying for a mortgage.