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What does a sample mortgage commitment letter look like for a home purchase in NYC?

It’s important for home buyers to understand that a mortgage commitment letter in NYC does not guarantee that the bank will fund your loan.As you will see from the NYC mortgage commitment letter sample below, there are many contingencies in place for the bank to revoke its loan commitment to you. If you’re about to submit an offer and deciding whether to waive the mortgage contingency, it’s important to understand what a mortgage commitment letter entails and how much assurance a loan commitment offers you in the first place.What does a NYC mortgage commitment letter sample look like?This is an example of a standard mortgage loan commitment letter that would be issued to a New York City condo or co-op apartment buyer. There are additional sections in this NYC mortgage commitment letter sample you should review such as Commitment Conditions.MORTGAGE LOAN COMMITMENTBorrower Name(s):Borrower Mailing Address:Lender:Property Address:Type of Property: [Condo, Co-op, etc.]Commitment Expiration Date:Date:It is a pleasure to notify you that your application for a mortgage loan has been approved subject to the following matters set forth below and on pages 2 and 3.INSTRUCTIONSPlease sign, date and return Lender’s copy of this Commitment, along with any required fees and items requested, to the Lender at the following address, within 15 days of the date hereof, or at the option of Lender, this Commitment shall become null and void. Should you have any questions, please contact:This approval is not a final commitment. Due to the fact that interest rates are subject to change without notice, your approved payment and loan amount may change if interest rates increase or decrease.EFFECTIVE DATE AND COMMITMENT FEEThis commitment will become effective upon compliance with the terms herein and, if applicable, the receipt of your check in the amount of any non-refundable commitment fee (“stand-by fee”). It is understood and agreed that if this mortgage loan is not settled in accordance with the terms and conditions of this commitment, the Lender shall retain this fee as earned charges for the origination and approval of this loan.AMOUNTS, TERMS AND FEESAmount of Loan $[Amount]Initial (Contract) Interest Rate [Rate]%Loan Term [Number] monthsAmortization TypeBalloon Term (if applicable) [X] monthsLoan TypeLien Position 1st LienPAYMENT (P&I)Your initial interest only principal and interest (P&I) amount is $[Amount]. This amount does not include any escrowed amounts and may change if there is a change in loan terms.ESCROW[ X ] An Escrow Account is not required.[ ] An Escrow Account is required.Even if an Escrow (Impound) Account is not required at time of settlement, subject to the terms of your specific loan documents, the Lender may set up and require an Account should the taxes or insurance on the subject property ever become delinquent.EVIDENCE OF TITLEThe Evidence of Title is to be provided to the Lender and must indicate no liens, encumbrances, or any adverse covenants or conditions to title unless approved by Lender. The Evidence of Title must be issued from a firm or source, and in a form, acceptable to Lender. Borrower will be charged for the cost of providing such title and the cost of recording documents, all of which will be ordered by Lender unless requested otherwise.CANCELLATIONThe Lender reserves the right to terminate this commitment prior to the settlement of the loan in the event of an adverse change in your personal or financial status, or if the improvements on the property are damaged by fire or other casualty.REQUIRED ITEMS OR CONDITIONSAll Items Listed on the Commitment Conditions Addendum Apply.THE FOLLOWING CONDITIONS MAY APPLY TO YOUR LOAN DEPENDING ON THE LOAN TYPE AND TERMS.BALLOON MATURITYA balloon loan matures before the loan is fully amortized. The balance of the loan will be due in a lump sum payment at maturity.FIRE AND EXTENDED COVERAGE INSURANCEPrior to settlement, we will require an original insurance policy and/or binder containing fire and extended coverage (i.e., windstorm, hurricane, hail damages, or any other perils that are normally included under an extended coverage endorsement) insurance in an amount equal to the lesser of 100% of the insurable value of the improvements, or the unpaid principal balance of the mortgage as long as it equals the minimum amount (80% of the insurable value of improvements) required to compensate for damage or loss on a replacement cost basis through a company acceptable to the Lender, and a receipt showing premiums paid in advance for one year. The insurance policy shall also contain a standard mortgage clause in favor of Lender. We cannot require you to obtain a policy which exceeds the guaranteed replacement cost of the improvements securing the loan.If the property is new construction and you are not able to occupy the property immediately after closing, you will be required to furnish an original fire/hazard insurance policy or binder, including a Builder’s Risk Rider. If this is a renovation of an existing dwelling that will remain occupied, a Builder’s Risk Rider is not necessary.GOVERNMENT INSURED LOANSLoan Commitments issued for these types of mortgage loans, including, but not limited to FmHA, RHS, FHA, and VA, are subject to all the terms and conditions of the Agency’s commitment, or the VA certificate of reasonable value, as well as the rules, and regulations, and all applicable requirements of the Farmers Home Administration, Rural Housing Service, Department of Housing and Urban Development, the Department of Veterans Affairs, and/or other state or municipal authority.FLOOD INSURANCEBy signing and accepting this commitment, you acknowledge that if the property securing this loan is in an area identified as having a special flood hazard you agree to these insurance requirements.Our policy, in order to best protect collateral interest, is to adhere to the more common industry practice of requiring flood coverage for the lesser of: the full 100% Replacement Cost Value or the maximum amount of insurance available under NFIP for the particular type of building; currently $250,000 per residential dwelling/condominium unit. A copy of the declaration page or application signed by the agent, along with proof premium has been paid, is required prior to closing.Flood insurance is mandatory now or in the future if this property has been or will be determined to be in an area which has a special flood hazard. Federal Law requires that flood insurance, available through any agent, must cover the lowest of: the outstanding principal balance of the loan[s]; the maximum amount of coverage allowed for the type of building under NFIP or the full replacement cost value of the building or contents securing the loan.TAX AND INSURANCE PAYMENTSMonthly deposits and initial deposits as determined by Lender are required to cover the payment of estimated annual real estate taxes, special assessments and, if applicable, FHA or Private Mortgage Insurance Premiums. Lender may also require additional deposits for hazard or other insurance if required for this loan. Such deposits are to be placed in a separate escrow or impound account.SPECIAL ASSESSMENTSIf required, all unpaid and future special assessment installments must be paid in full prior to, or at time of settlement.DOCUMENTATIONThe mortgage or deed of trust, note and other pertinent loan documents will be provided by Lender and must be signed by all applicants that are to be contractually liable under this obligation. Further, the mortgage or deed of trust must be signed by any non-applicant spouses if their signature is required under state law to create a valid lien, pass clear title, or waive unclear rights to property. Note: Samples of loan documents are available upon request.ADDITIONAL CONDITIONS FOR CONSTRUCTION LOANS.CONSTRUCTION LOANS: ONE PAYOUT AND MULTIPLE PAYOUTImprovements are to be built in a good and workman-like manner in strict accordance with plans and specifications furnished Lender and in compliance with applicable building codes. After completion, said improvements shall be approved by a representative of Lender and an occupancy permit shall be issued by local municipality. Any changes, whether they be additions, deletions, or alterations, of the plans and specifications, must be approved in writing by Lender in order that this loan commitment remain in effect.CONSTRUCTION LOANS: MULTIPLE PAYOUTEvidence must be submitted that the net proceeds of our loan are sufficient to complete the construction of the building, free and clear of all claims of Mechanic’s Liens for labor and material. All disbursements will be made upon the order of the borrower upon presentment of proper waivers of lien, subject to compliance inspections by the Department of Veterans Affairs, the Federal Housing Administration, or Lender, not to exceed 80% of the value of the work done. The remaining funds will be held back until the certificate of completion and/or occupancy certificate is issued.I (WE) accept the terms and Conditions of this Commitment and will notify Lender if there are any changes to the information provided on the application before the closing of the loan.Borrower DateCOMMITMENT ISSUED ON BEHALF OF LENDER BY:Take special note of the cancellation clause listed above. If you lose your job or suffer some other financial setback, the bank will have cause to terminate your loan commitment!What are some typical commitment conditions in a NYC mortgage commitment letter sample?This is an example of a some typical commitment conditions in a NYC mortgage commitment letter sample. Note the long check-list of tasks that must be completed in order for the lender’s commitment to be valid.COMMITMENT CONDITIONS(Attachment to Mortgage Loan Commitment)Borrower: The Closing Disclosure will be provided to you in advance of your closing indicating your loan terms and is followed by a government mandated waiting period before the actual closing occurs. Receipt of the Closing Disclosure does not indicate all loan conditions have been satisfied which must occur prior to closing. Changes of any kind that occur after the final Closing Disclosure has been delivered to you may result in an additional waiting period prior to closing.Borrower: This loan is also subject to all other lender specified conditions and must comply with all applicable federal, state, and local laws and regulations.Lender: Verification from the Lender’s Closing Agent / Attorney that a Recognition Agreement has been executed by the the Cooperative Board and received by the Closing Agent/AttorneyLender: Title to have Recorded UCC1 lien search at time of closingLender: Recognition agreements and stock certificate required at time of closingLender: This loan is approved for a maximum interest rate of — [ ]% (qualifying pmt)Lender: If the loan does not close by the expiration date of the credit documents which includes verification of employment, assets and credit, re-verification will be required. To avoid re-verification the loan must close by: [Date] (rate)Lender: Obtain a completed and signed Form 4506-T (written permission to request tax returns from the IRS) for all borrowers at and before closing. — ** rcvd prior to closing **Lender: Closing agent to verify borrower(s) identityLender: Fully executed and signed Social Security Administration release (form OMB #0960–0760)Lender: Loan was approved based on the following parameters: Debt to Income Ratio not to exceed [ ]%; Total Reserves required for Transaction are $[Amount] or 12mos (subject to change) plus closing cost & prepays of $[Amount] (subject to change). Required Liquid Funds for transaction can be no less than $[Amount]. If any of these parameters change, as required by product guidelines, the loan will be subject to re-underwriting.Lender: If the loan does not close by the expiration date of the following documents, re-verification will be required:Appraisal: [Date] Verbal VOE: [Date] Rate: [Date] Lien Search: [Date] Co-Op Approval: [Date]Lender: No subordinate financing allowedLender: Seller paid closing cost may not exceed actual costs, the maximum amount that can be paid is — $[Amount]Lender: No cash out to borrower(s) at closingNote that this hypothetical lender does not allow any subordinate financing. That means you won’t be able to take out a 2nd lien home equity line of credit at a later time. Please also note that if your purchase doesn’t close in time, the lender may need to re-do the underwriting process.Sample Mortgage Commitment Letter InstructionsCONGRATULATIONS!Your application for a [Bank Name] Co-op Loan has just been approved. Enclosed you will find a commitment letter which provides you with specific details regarding your loan approval. We urge you to read it carefully as it contains important information on the financing terms and the documentation that is required in order to close your loan.WHAT ARE THE NEXT STEPS?You must sign the commitment and return it to us within ten (10) days of the commitment or before the expiration date, whichever is sooner with any fees specified. Please note that this commitment letter contains two critical dates. If you elected to lock in your interest rate and points there is a rate expiration date. If you do not close your loan on or before the rate expiration date, the terms and conditions will change.In addition, there is credit document expiration date. If you do not close your loan on before this date you will need to satisfactorily update certain credit documents in order for the terms and conditions of this commitment letter to apply. If your rate and points have not been locked, the rate expiration date will be established once you elect to lock in your rate. You must lock in your rate at least five business days prior to loan closing.Please read the commitment letter and riders carefully, as they contain conditions that must be satisfied prior to your loan closing. It is incumbent upon you to make sure that we are in receipt of all items listed. These items must be reviewed and approved at least three (3) days prior to loan closing. Again we must emphasize that you cannot close your loan unless all these items have been satisfied.We have notified the closing attorney for [Bank Name] of this loan transaction.Arrangement and instructions for closing your loan should be obtained by contacting the [Bank Name] attorney named in your commitment letter. A loan closing can be scheduled shortly after all necessary documents have been received by [Bank Name].The [Bank Name] attorney will be able to provide you with specific information regarding the following:-Closing Date-Closing Location-Prepaid Interest and Escrow Funds-Co-op Lien Search Requirements-Survey Coverage Requirements-Insurance Requirements (Hazard/Flood/Condominium/Co-op)We encourage you to have your attorney contact the [Bank Name] closing attorney to review the requirements. This should help to ensure that your closing goes smoothly.Thank you for choosing [Bank Name] for your financing needs. We are delighted to have you as a client.What are sample closing conditions in NYC?Dear [Borrower],We have received today from [Bank Name] a copy of a commitment letter for a co-op loan and will represent [Bank Name] at the closing. Please be advised that we cannot schedule a closing unless we receive confirmation that the conditions required by [Bank Name], prior to closing, have been satisfied and the conditions required at closing will be obtainable and brought to the loan closing.Enclosed with this letter you will find three copies of Recognition Agreements. The Recognition Agreement must be delivered to and executed by an Officer of the Cooperative Corporation. The fully executed Recognition Agreement must be delivered to our office prior to loan closing or it must be brought to loan closing. We will be unable to close a co-op loan without the original executed Recognition Agreement with the corporate seal.Enclosed with this letter you will find a Uniform Commercial Code Authorization Form. This document must be signed by each person who will be on title and promptly returned to our office. This document is necessary for [Bank Name], to obtain a security interest in the cooperative. Upon our receipt and/or confirmation of certain information i.e. section/block/lot numbers of the building same will be inserted in the financing statement prior to filing. Please be sure to note that the executed Uniform Commercial Code Authorization Form and the check required by paragraph 3 below must be remitted to our attention at the time you accept your commitment letter to a assure a timely closing.To ensure that [Bank Name] has a proper security interest, a Cooperative search of the appropriate records will be conducted solely for [Bank Name]’s benefit. The search will be ordered by our firm and will be reviewed and approved by our office prior to loan closing. Payment of the lien search must be remitted to our office at the time you send back the UCC-1 Authorization form. The cost of the search is $275.00 and the filing fee for the UCC-1 is $100.00. Please remit a check for $375.00 made payable to [Name] for the lien search and the recording of the financing statement.Unless paid prior to loan closing, all charges and fees due to [Bank Name] must be paid from the loan proceeds. If you call our office the day before loan closing, we will advise you of the exact amount being deducted from loan proceeds.The commitment letter has two expiration dates; one is the Commitment Expiration and one is the Rate Lock Expiration. The loan must close and funds must be disbursed on or before the earlier of the Commitment Expiration or the Lock-In Expiration. In the event the loan is a refinance transaction and it is subject to the required three (3) business-day right of recission it must close four (4) business days prior to the expiration of any applicable rate lock agreement.Please note that a closing cannot be scheduled until the following items have been completed:– We have been advised by [Bank Name] that all commitment conditions have been satisfied.– The U.C.C. -1 financing statement has been filed.– The co-op search has been reviewed and approved– We have a copy of the proposed Stock Certificate and the first page of the Proprietary Lease. At closing, the original Stock Certificate and Proprietary Lease must be delivered to [Bank Name] Closing Attorney.– We must be in receipt prior to or at loan closing of a blanket insurance policy for the co-op evidencing sufficient dwelling coverage.[Bank Name] requires at least two (2) business days to schedule a loan closing.We are committed to providing you with the highest level of customer service. If you should have any questions please feel free to call us at [Phone Number].Content courtesy of Hauseit and its affiliates do not provide tax, legal or accounting advice. This material has been prepared for informational purposes only, and is not intended to provide, and should not be relied on for, tax, legal or accounting advice. You should consult your own tax, legal and accounting advisors before engaging in any transaction.

What is the process when you exercise startup options, are there any documents for future record?

→ TLDR ANSWER ←If you read your grant documents they will tell you how to exercise your options. Usually that's sending in a grant notice along with payment for the option price, and then executing a bunch of agreements relating to the stock. The company then sends you a certificate and records the stock certificate and your contact information in its ledgers.These days, the agreements and signatures are moving online, the ledgers are all in a spreadsheet or database, and the certificates themselves may be online / electronic or there may be no certificates at all. The whole thing can be on the cloud with a service like eShares.→ LONG BACKGROUND ←Options are issued under an option plan, a program managed by a plan administrator designated by the company. The plan is governed by plan documents drafted by the firm's lawyers and approved by the company's stockholders, board of directors, and typically also approved by the company's investors. A number of the company's common shares are reserved (set aside) for use by the plan, generally by a board resolution that has also been approved by company investors. Nothing tangible happens when the shares are reserved, it's just that the company keeps track of those shares and promises not to issue or reserve them for any other purpose.Once the option plan is in place company executives may grant options to various people, and the company records those grants in its records, generally keeping an option table, typically in a spreadsheet or database (these used to be in paper ledgers). Companies issue grant notices to inform each grantee of the terms of their option: exercise price (also known as "strike" price), grant date, number of shares, vesting and vesting acceleration terms, exercise procedures, and so on. There is often a grant agreement by which the employee acknowledges and approves all of the terms and conditions with respect to the options they receive. The grant package also typically includes a copy of the option plan documents, and a set of documents to use in the event they decide to exercise: an exercise notice and a sample stock purchase agreement (a "SPA") together with all of the attachments associated with the SPA: a stockholder agreement, spousal consent, and in cases of "early exercise" a share escrow agreement, assignment in lieu of certificate, and 83(b) form.Ideally, the option plan documents and option grant agreements specify that the form of exercise notice and procedure is only an illustration for the grantee's convenience, and that the company may establish new agreements and procedures as technology advances and as the company's structure evolves, for example a new stockholder agreement put in place in connection with a funding round.When the optionee decides to exercise, they sign the grant agreement and all of the stock purchase documents necessary for them to hold shares. Depending on the company and how it is running its stock plan they may sign paper or online documents or else sign through a hosted service. Exercising also requires paying the exercise price by cash, check, etc. Some cashless exercise options may be available for well-regarded employees: the company may loan the money to cover the exercise, or else allow for a "net issuance" exercise where the optionee turns in some option shares as payment for exercising the others.The company first verifies that the optionee is eligible to exercise, for example due to vesting, and making sure the options have not expired. If all looks good it becomes a standard stock purchase at that point: they record the transaction in their books and if they are using stock certificates they send one to the new shareholder. Sometimes companies permit "early exercise" of unvested options, and the whole structure for dealing with unvested shares comes into play: the share certificate is held in escrow by the company rather than issued (generally a filing cabinet, or simply not printing the certificate until needed), and there are vesting terms and additional documents to sign.All of this is moving online, so it may be just a matter of clicking on a website until the website tells you that you have clicked enough.If the optionee is exercising in connection with an acquisition of the company, or an IPO, the procedure is often abbreviated with intermediate steps skipped. The optionee just signs a few documents and then gets their payment of the merger consideration (a wire transfer and possibly new share certificates or a brokerage account record in the acquiring company)* * *Whew, I did this all from memory, which means I've seen a few too many stock plans!

What are the most common English language and grammatical errors made by people from India (e.g. skipping the word “the” when writing)?

Here is my list of some common mistakes I used to make or hear people make, and their correct usage:1. Drunk v HighOne cannot get high on alcohol, no matter how much one drinks. Drink, get drunk. Smoke weed, get high. Simple.2. "Please Find Attached"While drafting e-mails, people generally use the phrase "Please find attached" to refer to an attached document. Technically, this portrays that the sender seems to have lost the file, and is asking the recipient to find it. A better, correct usage would be "please see attached", or better "please refer to/review the attached document".3. RevertTalking about e-mails, I have noticed people using "please revert" (or worse, "revert back") in substitution of "reply". To revert is to return to a former habit, practice, belief, condition, etc. Unless you are reverting to becoming an ape, refrain from using "I shall revert back with the necessary details" and use "I shall reply with the necessary details" instead.4. Apostrophe & Words Ending with sThis is a rather controversial rule. The most convincing and widely acceptable rule is that every proper noun ending with an s shall not have an additional s after the apostrophe, when denoting a possessory form. For example: Jesus', Jones'.As with common nouns, if used in singular form, an additional s shall follow after the apostrophe. For example: class's, glass's, actress's. However, if a common noun is used in a plural form, there shall be no s after the apostrophe. For example: classes', boys', dogs'.5. Talk to/withYou generally talk (or speak) to somebody (especially your subordinate) while giving orders, and the conversation is usually unidirectional. A politer form to convey a dialogue would be to use talk (or speak) with.Although both forms are commonly accepted (former more than the latter), I prefer using the latter.6. Confusing Singular & Plural FormsAlumni is a plural form of alumnus. Similarly, data, criteria and fora are plural forms of datum, criterion and forum.Incorrect: I am an alumni of National Law School, Bangalore.Correct: I am an alumnus of National Law School, Bangalore.7. The Curious Case of Police, Cattle and PeopleAlthough most collective nouns are considered singular, reference to "police", "cattle" and "people" is taken as an exception to the rule, and these words are used in plural forms.Examples:The army is marching towards the enemy.The police are coming towards us.8. Using Were with If/WishWhen assuming or wishing, it is recommended that were be used with the noun/pronoun.Examples:Incorrect: I wish I was your lover. (Enrique rarely won any grammar competitions in school)Correct: I wish I were your lover.If I were you, I'd kill myself.9. Who as a Relative PronounWhen using who (as a relative pronoun) with a front noun or a pronoun, the word succeeding it should follow the front noun/pronoun.Examples:Nikhil, who is my brother, is coming to meet us.It is I, your neighbour, who am at the door.It is you who are supposed to answer the question.It was we who were singing.10. Between/AmongThe popular perception seems to be that between should be used to represent a choice between two things, whereas among should be used when there are more than two things.For example: Between a and b, b is smarter.Among a, b and c, b is the smartest.However, this is not the correct usage. Between is used when the comparison is done with an identified sample size with known, distinct quantities, even if they are more than two of them. Among should be used when the sample size is not measured or specifically identified.Examples:Between a, b and c, b is the smartest.Among the students, b is the smartest.11. Proximity RuleWhen using or, either, neither, nor the succeeding verb would follow the form nearest to it.Examples:Cake or chocolates are kept on the table.Chocolates or cake is kept on the table.12. Usage of two Comparative TermsTwo comparative terms must not be used together.Examples:This car is more better than the previous one.This car is (even) better than the previous one.It is advisable to use a comparative or superlative form of a word (if available) rather than prefixing more. For e.g. prettier is better than more pretty, though more beautiful is correct as "beautiful" does not have a comparative or superlative form.EDIT: Here are some more:13. Ask out/ProposeI would ask out another person for a date when referring to a romantic relationship. I would propose to someone for marriage (or to suggest an activity).14. Roman Numerals & Ordinal FormsWhen using roman numerals, one should not suffix st, nd, rd or th as is done with numbers.Examples:12th Annual Film FestivalXII Annual Film Festival15. PreponeAfter the calculus, zero and trigonometry, Prepone is the latest gift India has given to the world.As much as we love this word, unfortunately there is no such word in the English vocabulary, yet.16. Pass out/GraduateOne would generally graduate from college. I would rather use passed out if I slept/became unconscious after a lot of drinking the previous night, something we all have done while we were in college.I have also heard somebody say, "he passed away from college". Well, let's just leave it to that. RIP (English?).17. Pronunciation of TheThe is pronounced as 'tha' when it comes before a non-vowel sound. It is pronounced as 'thee' when it comes before a vowel sound.Examples:Tha climax.Thee end.18. See/Look at/WatchAlthough they are all verbs used relating to sense of sight, there is a slight difference between the three. See is an inactive word and does not require specific attention. Look at is an active word requiring specific attention, but for a short period of time. Watch is also an active word requiring specific attention, but for a longer period of time.Examples:I see a photograph on the table.Let's look at the photographs!I going to watch a movie tonight.19. Goggles, Shades, GlassesThey are all different forms of eye wears and should not be used interchangeably. Goggles are generally used to denote close fitting eye wears, used for doing specific activities, for e.g. swimming, cycling, rock climbing etc. Shades/Sunglasses are used for protection against sunlight (also used as swag enhancers). Glasses/Spectacles are worn to correct eyesight defects.20. On the BusWe travel in a car, but travel on a bus/tram. The popular origin of this dates back to the time when buses were open air, and hence, one travelled on a bus. Although most buses now are "roofed", the usage continues.I have tried to provide the most accepted usage according to UK English. There might be varied usage of some of these rules in certain contexts, given the flexible nature of the language.

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