What is a Construction Mortgage?

Posted by Credit Financing Guru on 17th June 2010

In order to save money and design the home of their dreams, many people choose to build their home from the ground up. When building a home, one has to consider how they will finance the big project. One loan option many people choose is the Construction Mortgage.

A Construction Mortgage is a loan that is used to finance the building of a home. The money is normally given to the borrower in set amounts as each stage of the construction process is completed. Most construction mortgages involve paying the interest only during the construction period with full repayment required after the owner obtains a certificate of occupancy.

Before a lender approves a construction mortgage, they have to know all that will be involved in building the home. This includes the blueprint, materials, labor, other costs associated with the construction, and the time it will take to completely build the home. Construction mortgages are normally variable-rate loans which are priced at according to the prime rate. The home builder, lender, and contractor will set the schedule for withdrawal of funds for each stage of the construction process. Interest is applied on the amount of money withdrawn. Having the money released before each stage is complete is often seen as economically beneficial and helps prevent future funding problems.

Many homeowners will often choose to acquire a construction-to-permanent financing plan where the construction loan is switched to a mortgage loan after the certificate of occupancy is given out. You can often get a higher construction loan rate and then get a better mortgage rate when you switch to traditional mortgage financing. It is important to remember that with a variable rate, repayments can fluctuate each month. Generally, construction mortgage rates are quoted on a prime plus basis.

Like a traditional mortgage, how much you can borrow will depend on your financial status such as your credit rating and income. Lending can often range from 75 – 95 percent of the building cost. Some lenders provide a separate loan for the land. Funding for building costs is released when the home building plan has been approved. The best benefit of a construction mortgage is that it is usually cheaper than getting a mortgage for an existing home. The cost of building your own home is much less than buying a new house. As well, new self-built homes are worth more the day the home is finished so it makes for a good investment. When considering a construction mortgage, it is important to comparison shop from a number of different lenders. Many experts recommend consulting with a construction mortgage specialist.

From the size of the rooms and where the rooms are located, building your own home provides you with many more choices than if you were going to buy an existing home. A construction mortgage may be the perfect solution if you are looking to build your dream home at a much less expensive cost. When considering this type of mortgage, it is important to understand how it works, the cost to build, and the repayment terms and conditions. With the right knowledge, it will not be long before you will be living in your dream home.

Obtaining the best mortgage rates can be an important competitive advantage in the housing market. Another important factor to consider is finding the best GIC rates, which may help you in securing a stronger purchase or sale of your home.

Construction Mortgage FAQ:

Question: Can I ask for more money on a home construction/mortgage loan?
I recently built a house and asked for a $140,000 construction loan. I was approved for more than that and only took $140,000. I’ve gone over budget but the house is complete. I put in about $10,000 from my pocket. Is it possible to ask for more money from my lender? I was hoping to finish the house and with left over money pay off a personal loan I have which I took out to buy the acreage I built my house on. The interest rate on the personal loan is about 5.2-5.5 percent, don’t recall the exact number. Would it be wise to ask the lender for more money to pay off the personal loan and pay myself back what I put in from my own pocket. It won’t hurt me to pay my mortgage monthly, but will hurt to pay $10,000 out of my own pocket all at once and not get it back. Any suggestions on what I can do?

Answer: Especially in these times if an appraisal and your income will support the additional debt, your lender will probably go along with it with conditions. If they don’t, there are lots of programs out there that will.

It is very important with all of the housing inventory out there for your lender to have a home with a certificate of occupancy and a completed product. A work in progress is a bad thing for them if they take it back. That is a big incentive to work with you to complete the house.

I was exactly in the same position in terms of having access to more than I thought I needed when I started and then having cost over runs. The bank did an appraisal. There was plenty of equity so they restructured (not refinanced, fewer fees) the loan and we all moved forward.

Just call your loan officer and ask. They may want you to do it when you go from construction to permanent financing. It is in any event in your mutual best interest to have a completed house and you should preserve your own cash reserves.

Question: No comparable sales within the last year, can I go further back?
I am currently disputing an appraisal done at closing on my home construction/mortgage loan that has put me in a bind. The appraisal was super low compared to what it cost to make the house and buy the acreage I made it on. I was given a rebuttal form by the bank financing the loan, only they asked me to find comparable sales. I haven’t found any within the past few months, people mostly build around these parts and not buy. They did not want me to put new construction, but rather sales. Since the nearest sales go months maybe even 2 years back, does this entitle me to put them down as comparables? I am not going to put forclosed homes as comparables because that’s what the appraisal company did to me and got me in this mess. They put homes that are half the size of mine and foreclosed as comparables. If I go a year or two back, there are houses that match mine in square footage and surrounding acreage that are in the price range that it took to build mine and buy the acreage.

Answer: No, you can’t go back 2 years, you would be lucky to go back 6 months.

You have to include foreclosures, they effect the value of property, you can’t disclaimed them, otherwise the appraisal would be incorrect.

Anything more then 6 months old has no bearing on today’s market. You can use smaller properties too, it is not a big deal, as you figure out the value per square foot, not per property.

All appraisals are under construction costs, while property value has gone done, labor and materials has not.

Question: Can I move a construction loan from a mortgage broker to another lender?
I am building a house & it is 85% done. My mortgage broker is withholding money from me to finish my house. He avoids my calls & when I do get a hold of him, he tells me he has no money to give me. Can I go to another lender & take this loan away from him?

Answer: Yes, you could refinance the whole deal with another lender. There are lenders that only deal with construction loans. You just need to find one in your area.

Question: What do you call a loan that covers land and then construction of a building later on under the same mortgage?
I’ve heard of a loan that is given for land and then later on can be extended to cover construction of a building under the same mortgae but I can’t remember what it’s called?

Answer: Sounds like one of the newer ‘One time close’ loans. Usually you have to get a loan for the construction, which you are allowed to use to purchase the land. Once the home is built, you are required to refinance the construction loan with a long term permanent loan. That is why they are called construction to perm loans. Now however, a lot of banks are offering ‘one time close’ loans. You simply have one loan that covers the construction and the permanent financing so you don’t have to close, and pay closing costs, twice. Ask around at your local banks for ‘one time close’ loans and shop around for the lowest rate and terms.

Question: Construction Loan to Mortgage?
I currently have a construction loan on the house that I live in but we can’t qualify for a mortgage. Our bank keeps extending the loan even though the house is completed and we’ve lived in it for over a year. How long can the bank continue to do this? Are there federal regulations that the bank has to follow in this situation or is it at their discretion?

Answer: They are not required to continue to extend it and I am amazed that they are doing that. If you qualified for the construction loan you should qualify for a regular mortgage unless something major has changed. Have you tried for an FHA loan? 620 credit, 2 years income & 3.5% down.

Question: I have a credit score of 676 will I have a problem getting a construction loan or new mortgage loan?

Answer: Construction loans are very difficult these days. Mortgage? Depends on how much you have down payment, debt ratios, etc. If you have 20% down plus closing costs saved up, no debt, you should be able to find a mortgage despite the tight markets these days.

Question: Where is the best place to get a construction loan (mortgage) for a new motel? I have the land already Zoned at approx. $950,0000.

Answer: I would put it out on the Internet. I know its not the same as a home loan but there sure seems to be a lot of money out there. The problem I see is that you will have to be able too prove its a winning proposition

Question: What are the ins and outs of getting a construction loan to build a home?
My husband and I are 1st time homebuyers. We have been preapproved for a house loan, but are not having luck finding what we want. We have toyed with the idea of building our own. What are the differences between getting a preapproved loan and buying a already built house and going through getting a construction loan? Do you have to put money up front for a construction loan? Do you make mortgage payments while the house is being built, or do you wait until the house is completed? Is there a time frame that the house must be built within? If we were preapproved for a certain amount with a homebuyers loan, would we likely be preapproved for the same amount for a construction loan? What other differences should I know about? Since we are first time homebuyers we do not have much collateral (we do have some savings, but not a ton), would that affect our ability to get a construction loan?

Answer: No, you are not automatically approved for a construction loan, it’s a different animal. To get a construction loan you need to already own the property and have a lot of equity.

The “ins” are that the bank loans you a large amount of money for a short term to build your house. The “outs” are that you have to replace the construction loan with long term permanent financing once the home is built and you don’t know what the rate will be when that happens so you are under the gun to finish as soon as possible.

Building is risking and not for 1st timers unless you have lots of cash to gamble. If you want to try it, buy an older house at a good price, fix it up and sell it. Then you will know what you are in for.

Categories: Mortgage Financing

Factors and Variables Influencing Mortgage Finance

Posted by Credit Financing Guru on 8th June 2010

Properties are secured under mortgage to oblige the borrower to make a predetermined succession of loan payments. A borrower can obtain mortgage finance to from a financial institution like banks. Components like loan size, loan maturity, interest rate and loan payment method differs significantly from one creditor to another.

Mortgaged properties levy restrictions on the use or disposal of the property like selling the property before closing outstanding debt payment. In countries where the demand for home ownership is colossal, robust domestic markets have developed. Economies of USA and UK heavily depend on mortgage finance.

In the USA, borrowers obtain the mortgage finance by submitting a Loan application in conjunction with documents related to borrower’s credit or financial history to the bank underwriter. Alternatively, borrower’s can submit the same documents to a mortgage broker, who then assess the information and provides the borrower with best possible options of financing the mortgaged property. Often, unsuspected borrowers fall prey to unscrupulous money- lenders or brokers en-cash on the borrower’s plight and work the situation to their advantage, while eliminating the mortgage responsibility on the property and force the property owners into foreclosures.

Lenders take into account key factors that influence their decisions regarding lending to a borrower. These factors include credit report, outstanding credit, credit card accounts, down payment, income, interest rates, available funds and debt to income ratio. In addition, supply & demand, interest rates, demographics and economic growth relatively influence the mortgage industry.

Mortgage loans are available to borrowers at Fixed and Adjustable interest rates.

Regardless of national interest rate change, fixed interest rates remain unchanged. Used as part of an introductory offer, usually they are replaced by higher fixed rate or variable rates upon successful completion of six months of the loan duration. The alternative to change a fixed interest rate is through refinancing – getting a lower fixed rate or variable rate on the new loan agreement. Fixed interest rate provides a security against elevating national rates, borrowers are an advantage of paying a comparatively lower are, if locked for a lower fixed rate than the current national rate. It makes budgeting easier, if succession of loan payments is unequivocal. However, the disadvantage lies when the national rates have pulled down, borrowers end up paying a higher interest on their mortgage loan.

Variable rates in contrast fluctuate in response to changes in national rates. It is directly proportional to the national rates, hence when national rates pick up; variable rates increase and when they decline so do the variable rates. It’s the most common type of interest rate used for small loans and credit cards. With variable rates prediction of lump sum payment is difficult, it could increase up to several times than the payment that could have been made in matter of few months. However, monthly payments remain fixed and the final payment may be a different amount due to the fluctuating interest that has been accrued over the loan.

Fixed and variable interest rates are popular when dealing with mortgage finance, though there are other types of loans like balloon loans and government backed loans that offer both types of interest as well.

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Mortgage Finance FAQ:

Question: If I just refinanced my home mortgage, can I finance a new investment property soon after?
I just refinanced my home last month and got a much lower rate and payment. Of course, this means my mortgage was paid off and a new loan was initiated. Does this affect my credit in a way that would hamper me being approved for a mortgage on a new investment property?

Answer: Yes it could. Basically the bank is going to review your credit with the house that you just bought taken into consideration. The banks may ask you for a bigger % as a down payment because it is considered an investment property. If you have everything lined up and your debt to income ratio is where it needs to be then you should be fine in buying another home. If you don’t have the $ for your down payment or if your past your ratio then the bank will see that your too much of a risk to lend for a second home.

Question: Is it possible to get the mortgage company to finance the remaining balance of the sale price?
I would like to know if I sell my house for less than I owe ,would my mortgage company accept that I payoff the remaining balance over the years,without hurting my credit? I have 80/20 mortgage.

Answer: You can not sell a property until the mortgages against it are settled, that’s how the loan is secured & trying to do so can constitute fraud. In today’s economy however, settling a mortgage for less than what is owed, or a “Short Sale” is entirely possible. Talk to your lender and see what they are willing to do; if you’ve never been late on payments, etc. then they should be more than willing to work with you. As far as paying off the remaining balance over the years, not likely to happen. Banks generally to do not loan without collateral, especially with the foreclosure rate as high as it is.

Question: Does anyone know of any mortgage companies that will finance someone with a low credit score?
I keep looking but I can only find sites or companies who seem like they might be a scam.

Answer: Be careful of scams. You need to stay away from anything online since the scams are rampant. You don’t want to give any of these sites your personal information. You could easily have your id stolen years down the road – when they figure you’ll have better credit. Or they will charge you upfront then turn you down, keeping the fee.

Visit every single bank and credit union in your area. No fee for this. If they are turning you down then everyone else will. Stay away from the big banks as they are not lending as much.

Question: Question about an owner finance mortgage.?
Let’s say that you owner finance your home. At the time of closing, the house is deeded into your name, listing you as the owner.

You later find out that the person you are owner financing this through actually has his own mortgage on the house. Basically, you are paying your mortgage to him, who is paying his mortgage to a lender.

This doesn’t sound legal to me. Does anyone know the laws regarding this?

Answer: Wow. Your Title Search, Title Insurance and the closing agent would have picked this up. So, I am guessing you skipped those protections? The seller is committing mortgage fraud. You can sue him, but you don’t own the house, his mortgage company will probably end up with it. You need a lawyer with real estate experience. Call a local Title/Abstract Company and ask for a couple references to lawyers. The seller’s mortgage would have been paid off at Closing had you gone through a proper closing.

Question: My father died and left me the house, and their is a mortgage on the house should I get in financed in my name?

Answer: It is more important to make sure the title deed is in your name. If you would have to go through probate to make sure the property is placed in your name then you should do this as soon as possible, even if their is only one heir and that being you.

Even if there is a will, the will would have to be probated. If there is some type of trust then you might be in a different situation. If there is a trust you might avoid probate.

Some states do not require probate if the entire estate is less than a certain amount. You would have to find out the probate laws in your state and if there is a limit on going through probate. A probate attorney would be able to assist you in telling if you would have to go through probate.

Normally you would be required to transfer the mortgage to your name through an assumption of the with current mortgage company or refinance the entire mortgage by paying off the current mortgage.

Now saying that I have not known a single mortgage that has ever foreclosed on a property as long as the monthly mortgage is being paid on time.

Question: Do you think a family with an income of $95,000 could finance a mortgage for a house worth $2,400,000?

Answer: Not unless you had a HUGE down payment. Your income wouldn’t be enough to make the payments with 20% down.

Question: Which type of lending institution is better for a home mortgage; a mortgage company or traditional bank?
I’m not a first time home buyer. What are the pros and cons of using bank financing versus mortgage company financing to find the most competitive interest rates? This is for a home purchase, not refinance and my credit is excellent.

Answer: In terms of competitive rates, your bank is limited to the loans that are in the bank, as opposed to a mortgage company who will have thousands of options to fund your loan.

The pro’s of a local bank are the personal contact and you can build a relationship with them, which will encourage repeat business and you will then be able to get better rates from them

As an investor I want to keep my funding as local as possible, find the banks that have very few branches and the want to give me business, as opposed to national banks or brokers that I am only a number too.

Question: How can I report a seller financed mortgage to a credit bureau?

Answer: The seller would have to be a subscriber to the credit bureaus. This costs money, and so, unless you are paying the monthly fee, I doubt they would do this on their own.

Now, if you are doing a rent to own type of deal, what you can do is have the seller keep records or you can of how you paid your rent. You can show this to the lender when you go to get a mortgage on the place.

Categories: Mortgage Financing

Find the Best Financing Solutions, Merchant Banking Services, and Business Support

Posted by Credit Financing Guru on 8th June 2010

Financing Solutions, Merchant Banking Services, and business support are three key things that you will need to help you start your new business. You will need advice and you will need the financial services that they can provide to help you succeed. You must know why are these things crucial to your new business in order to prosper.

As a new business, you will need to have the ability to provide as many payment options to your customers as possible. You will want to be able to accept checks, credit and debit cards, and gift or smart cards to increase your revenue. But, you will also want to be able to accept these payment methods safely and securely. You must also benefit from the financial advice that merchant banks can give you.

The industry your business is in will determine the kind of merchant you will choose. You will want to check potential merchant websites to see what they offer in terms of specialized services for your industry. Many do offer a wide range of payment processing options tailored to the industries they serve. Match your own business needs to the merchant that offers the most for your industry for the best start possible.

Each of the standard industry specializations needs a different kind of merchant services. Industries such as restaurants, retails stores, hair salons, mail order businesses and online retailers each take payments in different ways. They need to find the most ways to take payments securely in the most ways possible to help grow their business.

Your business will most likely be included in one of the standard industries. You can check for merchant services that offer the most help with common payment solutions for your particular business. You may need point of sale payment terminals to accept credit or debit cards. You may want to be able to accept gift and incentive cards. You may need to process mobile commerce or Internet payments. Good merchant services will allow you to find what you need at competitive pricing, and will keep you educated and current with the newest technology and products for your industry.

Not only will you need a wide range of payment processing options, but much benefit will come from financial activity reporting for the methods you choose. Your merchant services should provide these things. You should also expect good advice for lowering your overall costs of acceptance for the payment types you use.

You may find that your merchant service will provide a client manager assigned to you to help manage your accounts. You may be able to consolidate accounts from several banks into one merchant bank. Having the financial expertise that comes with this is very valuable and may be a path you should consider.

Education concerning risk reduction and data security is a crucial part of what merchant services will offer you. As businesses expand from local to global markets, the latest news and data security alerts become essential. It will be helpful to find the service that includes ongoing information about how to conduct financial transactions securely. You should also want to learn as much as possible about data security standards. These are key components to any excellent merchant service that you should consider as your financial partner.

Financing Solutions, Merchant Banking Services, and business support are crucial elements to your new business. Look for the most resources offered when considering which merchant will become your financial partner to ensure success. You want to have expert financial advice and experienced merchant services to help you succeed.

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Business Financing FAQ:

Question: How do I get financing to start a business?
I want to open a nightclub but don’t have the cash to get started. What’s the best way to get financing without collateral or good personal credit?

Answer: You need to go talk to a bank about getting a business loan. To get one, you need to show them that your idea will work, that it will be profitable and that you know what you’re doing. You need to prepare a business plan to show staff, layout, possible expenses etc. They don’t want to give money to someone who’s going to go bankrupt right away, so be as prepared as possible.

Question: Where can I find a business article about long term financing?
It needs to be recent. I have looked on every business website but have found no good articles.

Answer: Try the Wall Street Journal.

Question: Where is a great place to get alternative financing for a business?

Answer: You have a few options. You can try: a bank, family and friends, loan shark, investors in exchange for a share or interest for the money (search websites online), venture capital, government loan if your business is small, and obviously your own cash by selling your assets.

Question: How to obtain small business financing from bank?
I currently run a small web-based business as an LLC registered in the state of FL. Up until now I have financed my business with money I’ve saved from working as a waiter and the profit it makes, but now I’m looking to expand and need about $5000. Currently my business takes in anywhere from $1500 – $2500 a month and has about a 45% profit margin.

I’m young (a student in college) and have no credit, have never had a credit card and have never taken out a loan for anything. How do I approach the bank to try to get a loan for my business? What is a realistic interest rate and how likely am I to get a loan?

Answer: Any lender will require a business plan that shows that you can pay the loan back. Go to sba.gov , score.org or bplan.com for instructions on how to write a business plan and sample business plans.

Question: What do I categorize business credit card finance charges as?
Are these finance charge on my business credit card tax deductible? Where should I file these charges?

Answer: Credit card finance charges is interest charged for loaned money, so you can categorize it along with other interest payments, such as mortgage interest. In theory you could lump them together in the same ledger, but your accountant might prefer you keep the two separate, i.e., interest paid on short term loans from interest paid on long term loans, even though both are tax deducible.

This is assuming that the credit card is being used for legitimate business expenses, of course.

Question: If buying a laptop for my business, but am financing it for 18 months, is it still tax deductable?
So I’ve read the fine details about using a business laptop as a business expense, and that is fine as this will be 100% used for my business. My question, though, is how do you treat the purchase if it is being financed through a business-owned credit card (say, Best Buy business card), over 18 months? Does it still count as a “purchase” in the same year you start the process of buying it, or only at the 18th month when you actually have paid the entire amount off?

Answer: Even though you are financing it, you can write it all off at the time of purchase, so deduct it all now.

Question: Small business start up financing?
I was wondering if anyone knows of funding sources for women starting a small business. I have heard there are grants and loans available for women but don’t know how or where to access them. Also, any info on small business loans is appreciated.

Answer: I can think of a few resources for you to look at. There is a Yahoo Group with grants and loan programs especially suited for small businesses and real estate. I’m not sure what kind of business you want to do but you could “double dip” by taking advantage of women’s grants/loans as well as real estate grants/loans. If you are getting into commercial real estate, there is also a program to purchase commercial properties with only 1% of the purchase price as down payment instead of the usual 20% or so, which greatly reduces the demands on your cash reserves. Just google 99% financing for commercial real estate.

Question: Where can I license my micro financing business?

Answer: Are you a broker? For commercial loans? In most states, that requires a license. Go to your corporate commissioner or banking superintendent for licensing regulations. Make sure you are bonded, unless you are solely a referral agency and then why should anyone trust giving you confidential data?

Categories: Business Financing

Is Weight Loss Surgery Too Expensive?

Posted by Credit Financing Guru on 7th June 2010

Weight loss is perhaps one of the biggest issues in today’s society. Since obesity is now a prominent epidemic in North America, we must seek drastic measures in order to lose weight.

Out of all the different weight loss surgeries available, the adjustable gastric band stands out among the rest. Commonly known as ‘lapband surgery’, this procedure is safe, effective, and minimally invasive.

What are the benefits of choosing lapband surgery over the other options? First of all, this is a procedure that has been performed worldwide. With over 400,000 surgeries performed, numerous of clinic studies have proven its safety and efficiency.

Second, the band is designed to be adjustable. So you don’t need to have surgery again in order to adjust it; you can easily adjust the degree you want in your weight loss, depending on your circumstances. For example, if you get pregnant, it is quite simple to loosen the band until you are ready to start your weight loss again.

Third, this procedure is quite affordable. Depending on the clinic that you go to, there are a wide variety of financing programs. They may have an in-house financing program that is designed to keep the procedure as affordable as possible. With monthly payments less than a car, and a decent down payment, as long as you keep in mind that you are investing in your own long term health, financing the procedure is easy.

One major advantage over other surgeries with the lapband is it is completely reversible. If for some reason, you want to remove it, it is just another simple procedure. As no real alteration has been done on your stomach, your stomach would soon return to its original form, as if nothing happened. However, keep in mind that the band is intended to stay in there forever.

For some, the cost of weight loss surgery seems prohibitive. But that is not true; weight loss surgery in many ways can be very important to your life. You just need to truly see it as that, and in fact, as an investment in yourself. Then you will see that it is not that expensive after all; this surgery has huge potential of changing your life completely.

You must remember one thing, and that is you are investing in yourself. If buying a car or a house is an investment, then this surgery is also. Those two things have monthly financing plans; it is fact that weight loss surgery also has such a plan. You only really need to make a down payment (the higher, the lower the monthly fees), and pay a monthly fee. If you happen to have a windfall, you can always make extra payments and reduce your monthly fees.

Shop around, as you should to find the best rates; some clinics may offer better monthly payments than others. Match it with the services that you want, some services you may want to cut out (such as extra seminars), and that may help reduce the cost. Ultimately though, remember that this is not a waste of money; you are investing in your self-esteem, your health, and your future. This investment will help you on your way to a new journey, and potentially a new life, a much higher quality of life.

The success behind healthy living is the willingness to make necessary changes to your lifestyle choices. Whether you have to modify your dietary plans or reduce any bad habits, every action you take has a reaction to your overall health. Eat healthy. Live healthy. Be healthy.

Weight Loss Surgery FAQ:

Question: Why is weight loss surgery so controversial?
I work with weight loss surgery patients. The decision to have weight loss surgery is a personal one. Why is there such a stigma on people who have surgery. Obesity is a disease. It is proven that weight loss surgery improves health. Why do people ridicule those who have surgery?

Answer: I have mixed feelings about the surgery. I have heard of a few stories where the surgery the person had caused more health problems than they had before they were obese. Also after seeing the biggest loser show and watching people shed 50% of their body weight when they were clearly obese at 300-400 lbs.; it makes it hard for me to believe that it is impossible for someone to lose weight without surgery. I also think that the surgery all depends on the person, look at some of the celebrates that have had the surgery, they look great.
You are correct though that it is a personal decision. I think as long as they know all the risks and make a life change it will all work out. I don’t agree with people who get the surgery and not change there life and then gain it all back, that just isn’t healthy.

Question: What is the best weight loss surgery to get?
I am 16 years old and extremely over weight. I have tried for years to loose weight but with minimum success. I want to get weight loss surgery to help the process. I know I can find a doctor to get this because I have called around and the doctors said they have operated on patients as young as 12. I am wondering which is the safest and most affective weight loss surgery for me?

Answer: If you are willing to spend that much money – try hiring a personal trainer to teach you how to properly work out, and a dietitian to teach you how to eat right. Give that a year and if you don’t lose at least 1-2 pounds per week, go with a gastric bypass. but remember – the surgery wont work if you don’t learn to eat right and work out.

Question: How to get pregnant after weight loss surgery?
I just had weight loss surgery 5 months ago and seem to be having problems becoming pregnant. Can anyone tell me what I could do to better my chances of becoming pregnant?

Answer: You should not be even trying to get pregnant five months after gastric bypass surgery. It’s not recommended to even TRY until 12-18 months when your weight has stabilized. Your surgeon would flip out if you told him that you are already trying!

Between your rapid weight loss, limited capacity, and still healing from MAJOR surgery, your body IS NOT READY for pregnancy.

I’m not trying to be rude, but didn’t they go over this in detail before surgery?!? I had to sign a form specifically detailing that this was discussed.

Question: How do you not shrink down to nothing after having a weight loss surgery?
I was just wondering how you do not go to severely underweight after having a weight loss surgery. Because my moms friend got one and has become really skinny, so how do you stop losing weight once you have reached your goal weight?

Answer: Weight-loss surgery changes the anatomy of your digestive system to limit the amount of food you can eat and digest. With her stomach pouch reduced to the size of a walnut, she has eat very small meals during the day. This alone can help a person loose weight. During the first year you are retraining your body and because you are eating different than you have been for the past 10-20-30 years your body looses so much weight very fast because it is burning off much of the fat and converting it to energy. After a year or 2 like most diets and weight loss attempts your body reaches its limit, it gets accustomed to the things you are doing and you will then stop loosing weight. At that point its all about working to keep it off and maintaining the new life style.

So the short answer to your question is the body will reach a plateau and stop loosing weight after about 2 years. At first everything is new and your body is burning the fat for energy because you are eating so much less than you normally do.

Question: What can you tell me about Weight Loss Surgery?
I am meeting with a doctor next week about weight loss surgery and I was wondering if anyone went through this and can give me some pointers.I have a BMI of 40 and really need this surgery. Any tips?

Answer: Please let your doctor answer this for you. I have a father who is a doctor and a sister too, I would only let my doctor answer this. But my good friend was 400lbs plus, and had the band done about one year ago, it has changed her life. So think about it, but use your Doctors info.

Question: Are there college scholarships available for teens who have had weight-loss surgery?
I had weight loss surgery in October 2008, I was wondering if there were any scholarships available to me, and others like me for a 4 year college education.

Answer: Why on earth would there be? Did the surgery make you any smarter or more suitable for any particular degree program?

Question: What Do you think of plastic Surgery for weight Loss?
I have tried Diets and weight loss programs and private trainers and I have lost weight however I have a problem area in my lower stomach (maybe because I had 3 kids and 1 was a c-section). So do you have any other suggestions? If not my only other option is weight loss surgery what surgey would you recommend? Lipo? tummy tuck? I have heard awful stories about tummy tuck.

Answer: If you’d like my honest opinion, would say tummy tuck. There will always be scary stories for everything, but this kind of surgery is ideal for what you’re describing. Because it’s not really “fat” that you’re trying to get rid of, right? It’s that skin that’s been stretched beyond natural repair, so lipo won’t do it, nor will weight loss surgery. And tummy tucks don’t cost an arm and a leg either!! I’d speak with a professional in each of the areas (lipo, tuck, weight loss surgery…) to see what makes sense to you.

Question: Does weight watchers has different plans for folks who have had weight loss surgery?
I am curious about the nutritional impact and the focus on protein first that weight loss surgery places on it’s patients. I am 5 years out and just want to drop 20 lbs.

Answer: They don’t have one certain plan for that. But you can use the plans that they have. The people at weight watchers are so nice and want to help you. I have been going there and I have lost 30 lbs. It works. And you can do it! Good Luck!

Categories: Surgery Financing