
It's the fine details that confuse me! Here's the simpler of my two problems, the second mortgage. Began Oct 7, 2001, $34,000 loan at 5.25%, 30 years, paid monthly. Will pay this off Nov. 8, 2010, when I get another private mortgage. My amortization schedule shows remaining balance of $28,568.12 after my October 7th payment (of $62.49 principal and $125.26 interest). The corresponding figures for the November payment are $28,505.35 balance after a $62.75 principal and $124.99 interest payment. I understand that interest is paid in arrears and principal in advance. So on November 8th, do I simply owe the lender the $28,568.12 balance plus $124.99 interest? Or do I use the interest figure from the Oct figures? And do I owe him for that one day, the 8th, since payments are due on the 7th? Do I need to somehow prorate the principal? Answers to these questions will help me figure out the first mortgage, which I pay on the 13th of the month, and is thus more complicated since the payoff will be on the 8th. 
FollowUp Postings:

Call the lender and ask for a payoff amount. 

Thanks, but this is a private mortgage held by a friend. Even it were a commercial mortgage, I would want to be able to verify whatever number they came up withgiven that so many mistakes are made. I don't see anything on google about how to deal with the extra days in a month beyond the due date, or with question of balance principal being prorated. 

 Posted by dave_donhoff (dwdonhoff@hotmail.com) on Sat, Oct 23, 10 at 18:41
Hi Blackdog, Its typical to figure per diem interest costs when determining your final payoff figures... but not principal. Hope that's helpful. 

"I don't see anything on google about how to deal with the extra days in a month beyond the due date, or with question of balance principal being prorated." The balance is not "pro rated" it is amortized. Each payment goes towards interest for the preceding month, and the remaining portion of the payment goes to reduce the principal. When calculated correctly the payments will result in the principal reaching zero (with some rounding errors) by the last payment. The last payment is often slightly different (often lower) to correct for the rounding errors in all the previous payments. Daily interest is computed by determining what the principle remaining is and dividing by the number of days in the payoff month. This is the prorated per day interest expense.


Thanks everyone for the tips. So in the case I outlined in my first post, would you agree that my final payment should be the $28,568.12 balance remaining after my October 7th payment, plus $124.99 interest? In the theoretical case that my payoff date were, let's say, November 10th, I guess I would then pay the usual 7th of the month p&i payment and the final payoff number would be $28,505.35 plus the two days of interest for the 8th and 9th of Novembercorrect? 

"October 7th payment" Payments are normally due on the first of the month, and that is the date used to compute the interest. If the note calls out the 7th you would use that day. 

Generally, you will owe for the extra day. I understand you are not making the Nov 7 payment, so you will owe: 28,568.12 plus Note that 28,568.12 * .004375 = 124.99 28,568.12 + 124.99 = 28,693.11 28,693.11 * .004375 / 30 = 4.18 I divide by 30 because it is allowed to use a linear interpolation to approximate a "small" period. Total you owe is $28,697.29 

"I divide by 30 because it is allowed to use a linear interpolation to approximate a "small" period. " You divide by 30 for a typical mortgage because it is compounded monthly. If you had daily compounding (AKA 'simple interest') you would compute it that way. 

Thanks so much, all the answers have been very helpful. I just seemed to have a mental block with this but I'm unstuck now! 

"You divide by 30 for a typical mortgage because it is compounded monthly. " No, you divide 5.25 by 12 because 5.25% is the nominal rate compounded monthly. Simple interest approximate for compound interest for small periods of time is standard procedure. I'm an actuary. My specialty is interest theory and life contingencies. I do this stuff every single day. 

"No, you divide 5.25 by 12 because 5.25% is the nominal rate compounded monthly. Simple interest approximate for compound interest for small periods of time is standard procedure. I'm an actuary. My specialty is interest theory and life contingencies. I do this stuff every single day. " You may do it every day, but that is not how RE mortgage interest is computed and prorated for payoffs. No one approximates anything. The interest for the next month is computed based on monthly compounding, than prorated for the number of days in the month until the payoff money is received (Fedex pays for itself here most of the time). There is no "simple interest approximate for compound interest" used. 
Post a FollowUp
Please Note: Only registered members are able to post messages to this forum.
If you are a member, please log in.
If you aren't yet a member, join now!
Return to the Buying and Selling Homes Forum
Information about Posting
 You must be logged in to post a message. Once you are logged in, a posting window will appear at the bottom of the messages. If you are not a member, please register for an account.
 Please review our Rules of Play before posting.
 Posting is a twostep process. Once you have composed your message, you will be taken to the preview page. You will then have a chance to review your post, make changes and upload photos.
 After posting your message, you may need to refresh the forum page in order to see it.
 Before posting copyrighted material, please read about Copyright and Fair Use.
 We have a strict noadvertising policy!
 If you would like to practice posting or uploading photos, please visit our Test forum.
 If you need assistance, please Contact Us and we will be happy to help.
Learn more about intext links on this page here