A second mortgage typically refers to a secured loan that is subordinate to another loan against the same property. Proceeds from a second mortgage can generally be used by the borrower for any purpose. Often proceeds from second mortgages are used to pay off consumer debt, such as credit cards or car loans. Proceeds can also be used for home improvements, college tuition, or to take a vacation. Some borrowers use second mortgages to secure lines of credit for future needs.

Until a few years ago, the total amount of debt from the 1st and 2nd mortgages combined could exceed 80% of the total market value of the home. Recently however, low interest rates combined with a competitive marketplace have created a lending environment where some lenders have approved 2nd mortgages that, when combined with the balance due on the 1st mortgage, total as high as 125% of the home value.

Most financial advisors will warn you that carrying that much debt on your home is never a good idea. In my practice, I never recommend borrowing more than 100% of the value of your home and would rarely recommend a second mortgage with a loan to value of greater than 90%.

A 2nd mortgage will always be subordinate to the 1st mortgage. In the event of a default and foreclosure , the property is sold with the proceeds first used to pay the 1st mortgage (including any legal costs and other costs of the sale). The remaining proceeds can then be applied to the 2nd mortgage. If there is not enough money remaining from the sale of the home, the 2nd mortgage does not get paid.

A Higher Interest Rate for Second Mortgages

The interest rate that a lender is willing to loan money out at for a home mortgage is dependent on the risk level to him. For this reason that a high risk borrower with a poor credit history will always be charged a higher interest rate than a low risk borrower with a strong credit history.

The same theory also applies to second mortgages. Second mortgages typically are given a higher interest rate, because by definition a lender of a second mortgage is second to be paid off in case of a default, and because there is a greater chance that a default might result in not enough equity left in the home to pay off the second mortgage in full.

Terms available for Second Mortgages

Although you will have choices for terms when selecting your second mortgage, in general the terms given for them are shorter than those of a first mortgage. This is primarily because the amount of the second mortgage is generally much lower than that of the first mortgage.

2nd mortgage repayment terms can vary considerably, so look around for the one that is best for you. Then usually range in length from 5 to 20 years, with the majority being 10 to 15 years. A few lenders may even offer a 30 year amortization. Just like first mortgages, the longer the maturity, the higher the interest rate. Conversely (just like first mortgages), the higher the credit score - the lower the interest rate.

Second Mortgages Types

Just as the length of the second mortgage can vary, so can other repayment terms. The majority of second mortgages are paid back in equal monthly payments with a portion of the payment going to interest and a portion to the principal balance, just like a first mortgage.

Second mortgages come in two basic types, fixed rate and home equity line of credit (HELOC). Fixed rate mortgages are the standard offering. The HELOC mortgage is a little unique and has been very popular of late. Typically this loan calls for interest only payments for the first 5 to 10 years with the line of credit frozen at the outstanding balance of the loan. The loan payments are recast at that point and a standard principal and interest payment schedule is established for the remaining 10 to 20 years. HELOC's are typically priced with a variable interest rate indexed to the New York City prime interest rate.

HELOC interest rates are similar to other loan pricing; the lower the FICO score and the higher the loan to value, the higher the interest rate.

When contemplating a second mortgage, do your homework, shop around and then talk to lenders to ensure that you are getting the best deal!