Sales Desk (877) 295-6111

Sales Desk (877) 298-6111 - CA Only Classic Agency

Lock Desk Hours: $100,000 to $417,000
12:00 - 4:00 EST
9:00 - 1:00 PST Effective Date: 12/15/09

30 Yr Fixed Rate 15 Yr Fixed Rate 5/1 Libor ARM 7/1 Libor ARM
Caps 5/2/5 Margin 2.25 Caps 5/2/5 Margin 2.25
Max Premium after Adjs = (2.50) * Max Premium after Adjs = (2.50) *
Rate 15 Day** 25 Day Rate 15 Day** 25 Day Fully Amortized Interest Only Fully Amortized Interest Only
5.750 (3.875) (3.750) 5.375 (4.375) (4.375) Rate 15 Day** 25 Day Rate 15 Day** 25 Day Rate 15 Day** 25 Day Rate 15 Day** 25 Day
5.625 (3.250) (3.125) 5.250 (4.000) (3.875) 4.875 (2.000) (1.875) 4.875 (1.500) (1.375) 5.000 (1.750) (1.750) 5.000 (1.375) (1.250)
5.500 (3.000) (2.750) 5.125 (3.500) (3.375) 4.750 (1.875) (1.750) 4.750 (1.375) (1.375) 4.875 (1.625) (1.625) 4.875 (1.250) (1.125)
5.375 (2.625) (2.500) 5.000 (3.250) (3.125) 4.625 (1.750) (1.750) 4.625 (1.250) (1.250) 4.750 (1.375) (1.375) 4.750 (1.000) (1.000)
5.250 (2.375) (2.250) 4.875 (2.875) (2.750) 4.500 (1.750) (1.625) 4.500 (1.250) (1.125) 4.625 (1.250) (1.125) 4.625 (0.750) (0.750)
5.125 (1.375) (1.250) 4.750 (2.250) (2.125) 4.375 (1.500) (1.375) 4.375 (1.000) (0.875) 4.500 (0.750) (0.750) 4.500 (0.375) (0.375)
5.000 (1.000) (0.750) 4.625 (1.500) (1.375) 4.250 (1.250) (1.125) 4.250 (0.750) (0.625) 4.375 (0.375) (0.375) 4.375 0.000 0.125
4.875 (0.625) (0.500) 4.500 (1.125) (1.000) 4.125 (0.875) (0.875) 4.125 (0.375) (0.375) 4.250 (0.125) (0.125) 4.250 0.250 0.375
4.750 0.125 0.250 4.375 (0.750) (0.500) 4.000 (0.625) (0.500) 4.000 (0.125) 0.000 4.125 0.250 0.375 4.125 0.625 0.750
4.625 0.875 1.125 4.250 (0.125) 0.000 3.875 (0.375) (0.250) 3.875 0.125 0.250 4.000 0.625 0.750 4.000 1.125 1.125
4.500 1.625 1.750 3.750 0.000 0.125 3.750 0.500 0.625 3.875 0.875 1.000 3.875 1.375 1.375
4.375 2.250 2.375 3.625 0.375 0.375 3.625 0.875 0.875 3.750 1.375 1.375 3.750 1.750 1.750
4.250 3.000 3.250

*For loans over $250,000 max YSP is (2.25) *For loans over $250,000 max YSP is (2.25)

**All 15 day locks must have LMC loan approval prior to submitting lock request.
Loan Level Adjustments
Adjustments for the Classic Agency Series (Add to base price)
LTV <=60 60.01-70 70.01-75 75.01-80 80.01-85 85.01-90
Loan Amounts >=$100K & <= $150K
Sub Fin - LTV > 75-90%, CLTV > 75-90%, FICO < 720, Non IO
0.300 0.300 0.300 0.300 0.300 0.300 Series Insights
0.250 0.250 0.250 0.250 0.250 0.250
Sub Fin - LTV > 75-90%, CLTV > 75-90%, FICO < 720, IO 0.500 0.500 0.500 0.500 0.500 0.500
Sub Fin - LTV > 75-90%, CLTV > 75-90%, FICO >= 720, IO 0.250 0.250 0.250 0.250 0.250 0.250
- Competitive Conforming Rates
30 Year Fixed & ARM's FICO >= 740 (0.250) 0.000 0.000 0.000 0.000 0.000
FICO 720 -739 (0.250) 0.000 0.000 0.250 0.000 0.000
- Take advantage of our fast underwriting!
FICO 700 - 719 (0.250) 0.500 0.500 0.750 N/A N/A
FICO 680 - 699 0.000 0.500 1.000 1.500 N/A N/A
FICO 660 - 679 0.000 1.000 2.000 2.500 N/A N/A
FICO 640 - 659 0.500 1.250 2.500 3.000 N/A N/A
FICO 620 - 639 0.500 1.500 3.000 3.000 N/A N/A
Cashout FICO >= 740 0.000 0.250 0.250 0.500 N/A N/A
FICO 720 - 739 0.000 0.625 0.625 0.750 N/A N/A
FICO 700 - 719 0.000 0.625 0.625 0.750 N/A N/A
FICO 680 - 699 0.000 0.750 0.750 1.375 N/A N/A Loan Limits
FICO 660 - 679 0.250 0.750 0.750 1.500 N/A N/A
FICO 640 - 659 0.250 1.250 1.250 2.250 N/A N/A One-Family Properties $417,000
FICO 620 - 639 0.250 1.250 1.250 2.750 N/A N/A
Escrow Waiver 0.250 0.250 0.250 0.250 N/A N/A Two-Family Properties $533,850
2-4 Unit 1.000 1.000 1.000 1.000 N/A N/A
Condo (adj N/A for 15 Year Fixed) 0.000 0.000 0.000 0.750 0.750 0.750 Three-Family Properties $645,300
NOO 1.750 1.750 1.750 3.000 N/A N/A
NY Properties 0.250 0.250 0.250 0.250 0.250 0.250 Four-Family Properties $801,950
CA, MA, RI Properties - with Escrow 0.125 0.125 0.125 0.125 0.125 0.125

Additional Adjustments (Add to base price) Credit Guidelines

FICO >= 700 & LTV < 60 (30 Yr Fixed Only) (0.125)
Loans without DU Approve/Eligible are ineligible

Min. 3 trades lines: 3 > 24 months

Mortgage Lates - 0 x 30 in last 12 months
No BK or Foreclosure < 4 years
Guideline Matrix Use middle of 3 credit scores: Use lowest of all middle scores for
Classic 1-4 FAMILY, CONDO, PUD qualifying
PURCHASE/RATE & TERM First Time Home Buyers
FULL DOC Owner occupied only
LTV CLTV FICO D/R Qualifying Rate and Ratios
OWNER OCCUPIED Fixed Rates and Fully Amortizing ARM's - Qualify at note rate
1 Unit 90% 2, 4 90% 720 41 Interest-Only ARM's - Qualify at greater of fully indexed, fully
1 - 2 Units 80% 80% 620 45 amortizing or Note Rate.
3 - 4 Units 75% 75% 640 45 Reserve Guidelines
SECOND HOME O/O & 2H 2 Mos PITI
1 Unit 80% 80% 620 45 NOO 6 Mos PITI
INVESTMENT LMC Requires 2 months asset statements on all loans
1 - 2 Units 80%1 80%1 660 45 Appraisal Guidelines
3 - 4 Units 75% 2 75% 2 660 45 In accordance with HVCC requirements, an LMC Appraisal Order
CASH-OUT REFINANCES Form must be included with each loan submission. The form can be
LOAN FULL DOC found on the LMC website. LMC will not accept broker ordered
AMOUNTS LTV CLTV FICO D/R appraisals.
OWNER OCCUPIED Appraisals require Fannie Mae form 1004MC
1 - 2 Units 80% 80% 620 45 Appraisal required on all transactions regardless of DU findings.
3 - 4 Units 75% 2 75% 620 45 Exclusions
SECOND HOME No Non-Warrantable Condos
3 3
1 Unit 75% 75% 620 45 No Condotels
INVESTMENT No Co-ops
1 - 2 Units 75% 3 75% 3 660 45 Florida Condos - Owner Occupied Only and MAX 80% LTV
3 - 4 Units 70% 2 70% 2 680 45 Certain geographical restrictions apply. Please contact sales team.
1
Reduce LTV/CLTV by 5% for rate/term Declining Market Policy applies to loans > 80 LTV
2
N/A for IO
3
Reduce LTV/CLTV by 5% for IO
4
Purchase Only
Products and guidelines are subject to change without notice Current Yields
12 Month Libor: 1.005%

www.luxurymortgagewholesale.com Classic Agency

Luxury Mortgage Corp®, Luxury Mortgage Corp® and luxurymortgage.com® are registered servicemarks of Luxury Mortgage Corp. Luxury Home MortgageSM and Luxury Mortgage CorporationSM are servicemarks of Luxury Mortgage Corp. All Rights Reserved.

Intended for mortgage professionals only. Rates subject to change without notice. Licensed Mortgage Lender: CT, FL, ID, MD, ME, NC, MN (not an offer to enter an interest rate lock-in agreement under Minnesota law), Licensed by the Department of Corporations under the California Residential
Mortgage Lending Act, Illinois Residential Mortgage Licensee (No. 06615), Massachusetts Licensed Mortgage Lender/Broker, license #MC1894, Licensed Mortgage Lender-New Jersey Department of Banking, Rhode Island Licensed Lender, Licensed Mortgage Banker-NYS Banking Department, New
Hampshire First Mortgage Banker and Broker License # 10099MBB and NH Second Mortgage Home Lender 10576MHL, TX Licensed Mortgage Broker- David Adamo- loans funded by Luxury Mortgage Corp, One Landmark Square, Suite 100, Stamford, CT 06901.
Page 1 of 5
 Sales Desk (877) 295-6111
Sales Desk (877) 298-6111 - CA Only Classic Agency Jumbo
Lock Desk Hours: Conforming max to FNMA County Limit
12:00 - 4:00 EST
9:00 - 1:00 PST Effective Date: 12/15/09

30 Year Fixed Rate 15 Year Fixed Rate

Max Premium after Adjs = (2.25)
Rate 15 Day * 25 Day 40 Day Rate 15 Day * 25 Day 40 Day
6.125 (2.625) (2.500) (2.250) 5.750 (3.875) (3.750) (3.500)
6.000 (2.625) (2.500) (2.250) 5.625 (3.625) (3.500) (3.250)
5.875 (2.625) (2.500) (2.250) 5.500 (3.250) (3.125) (2.875)
5.750 (2.625) (2.500) (2.250) 5.375 (2.875) (2.875) (2.500)
5.625 (2.125) (1.875) (1.625) 5.250 (2.500) (2.375) (2.125)
5.500 (1.750) (1.625) (1.250) 5.125 (2.000) (1.875) (1.625)
5.375 (1.500) (1.250) (1.000) 5.000 (1.750) (1.625) (1.250)
5.250 (1.250) (1.125) (0.875) 4.875 (1.375) (1.250) (1.000)
5.125 (0.500) (0.375) (0.125) 4.750 (0.875) (0.625) (0.375)
5.000 (0.125) 0.000 0.250 4.625 0.000 0.125 0.375
4.875 0.250 0.375 0.625 4.500 0.375 0.500 0.750

*All 15 day locks must have LMC loan approval prior to submitting lock request.
Loan Level Adjustments
Adjustments for the Classic Agency Jumbo Series (Add to base price)
LTV
Sub Fin - LTV > 75-90%, CLTV > 75-90%, FICO < 720
<=60
0.250
60.01-70
0.250
70.01-75
0.250
75.01-80
0.250
80.01-85
N/A
85.01-90
N/A
Series Insights
30 Year Fixed FICO >= 740 (0.250) 0.000 0.000 0.000 0.000 0.000
FICO 720 -739 (0.250) 0.000 0.000 0.250 N/A N/A - Competitive FNMA High Balance Rates
FICO 700 - 719 (0.250) 0.500 0.500 0.750 N/A N/A
FICO 680 - 699 0.000 0.500 1.000 N/A N/A N/A - Minimum FICO = 660
FICO 660 - 679 0.000 1.000 2.000 N/A N/A N/A
Cashout 1.000 N/A N/A N/A N/A N/A - Now accepting higher 2009 county loan
Escrow Waiver 0.250 0.250 0.250 0.250 N/A N/A limits
Condo 0.000 0.000 0.000 0.750 0.750 0.750
2-4 Units 1.000 1.000 1.000 N/A N/A N/A
NOO 1.750 1.750 N/A N/A N/A N/A
NY Properties 0.250 0.250 0.250 0.250 0.250 0.250
CA, MA & RI Properties - with Escrow 0.125 0.125 0.125 0.125 0.125 0.125

Additional Adjustments
FICO >= 700 & LTV < 60 (30 Yr Fixed Only)
Loan Limits
(Add to base price)
(0.125)
Only certain loan amounts in certain geographic
areas are eligible for this program. Please visit
https://entp.hud.gov/idapp/html/hicostlook.cfm and
select "Fannie/Freddie" from the <Limit Type> field
to determine eligibility.

Guideline Matrix
Classic Agency Jumbo 1-4 FAMILY, CONDO , PUD Credit Guidelines
PURCHASE/RATE & TERM
FULL DOC Loans without DU Approve/Eligible are ineligible
LTV w/o LTV with CLTV with
secondary secondary secondary FICO D/R
financing financing financing Min. 3 trades lines: 3 > 24 months
OWNER OCCUPIED (Purchase) Mortgage Lates - 0 x 60 in last 12 months
1 Unit 90% 1 85% 1 90% 740 41 No BK or Foreclosure < 4 years
1 Unit 80% 80% 90% 700 45 Use middle of 3 credit scores: Use lowest of all middle
1 Unit 75% 70% 75% 660 45 scores for qualifying
2-4 Units 75% 70% 75% 740 45 Qualifying
OWNER OCCUPIED (Rate/Term w/ Loan Amt <=$625,500) Fully amortized note rate is used to qualify.
1 Unit 80% 80% 90% 700 45 First Time Home Buyers
1 Unit 75% 70% 75% 660 45 Owner occupied only
2-4 Units 75% 70% 75% 740 45 Reserve Guidelines
OWNER OCCUPIED (Rate/Term w/ Loan Amt >$625,500) O/O 1 unit 2 Mos PITI
1 Unit 80% 75% 80% 700 45 2 Units/2H/NOO 6 Mos PITI*
1 Unit 75% 70% 75% 660 45 LMC requires 2 months asset statements on all loans
2-4 Units 75% 70% 75% 740 45
* 2 months PITI for each additional second home and non-
SECOND HOME
owner occupied required
1 Unit 65% 60% 65% 740 45 Purchase w/ Primary for Sale or Rent - 6 Mos PITI on both
INVESTMENT properties
1-4 Units 65% 60% 65% 740 45 Appraisal Guidelines
CASH-OUT REFINANCES 2
In accordance with HVCC requirements, an LMC Appraisal
Order Form must be included with each loan submission.
FULL DOC The form can be found on the LMC website. LMC will not
secondary secondary secondary FICO D/R accept broker ordered appraisals.
OWNER OCCUPIED One Full Appraisal with interior photos, performed by a
1 Unit 60% 55% 60% 740 45 state-licensed or state-certified Appraiser.
1
Not available in AZ, CA, FL & NV Appraisals require Fannie Mae form 1004MC
2
Max c/o = $100,000 Exclusions
No Non-Warrantable Condos
No Condotels
Products and guidelines are subject to change without notice No Coops
FL Condos - Owner Occupied Only
Certain geographical restrictions apply. Please contact
sales team.
Declining Market Policy applies to loans > 80 LTV

www.luxurymortgagewholesale.com Classic Agency Jumbo

Page 2 of 5
 Sales Desk (877) 295-6111
Sales Desk (877) 298-6111 - CA Only Classic FHA
Lock Desk Hours: $100,000 to County Limit
12:00 - 4:00 EST
9:00 - 1:00 PST Effective Date: 12/15/09

30 Yr Fixed Rate 15 Yr Fixed Rate 5/1 FHA ARM 3/1 FHA ARM
Max Premium after Adjs = (2.000)
Caps 2/2/6 Margin 2.00 Caps 1/5 Margin 2.00
Max Premium after Adjs = (2.000)
Series Insights
Rate 10 Day* 25 Day Rate 10 Day* 25 Day Rate 10 Day* 25 Day Rate 10 Day* 25 Day
5.500 (3.250) (3.125) 5.125 (2.875) (2.750) 4.875 (1.375) (1.375) 4.875 (1.625) (1.625)
5.375 (2.750) (2.625) 5.000 (2.750) (2.625) 4.750 (1.250) (1.250) 4.750 (1.625) (1.625)
- Competitive FHA Rates
5.250 (2.375) (2.250) 4.875 (2.125) (2.125) 4.625 (0.625) (0.625) 4.625 (1.625) (1.625)
5.125 (0.875) (0.625) 4.750 (1.875) (1.750) 4.500 (0.500) (0.375) 4.500 (1.625) (1.625)
- Minimum FICO = 660 ( > $417,000 = 680)
5.000 (0.875) (0.625) 4.625 (0.875) (0.750) 4.375 (0.250) (0.250) 4.375 (1.625) (1.500)
4.875 (0.125) 0.000 4.500 (0.750) (0.625) 4.250 0.000 0.000 4.250 (1.375) (1.375)
4.750 0.250 0.375 4.375 (0.125) (0.125) 4.125 0.500 0.500 4.125 (1.125) (1.125)
4.625 1.875 2.000 4.250 0.250 0.375 4.000 0.750 0.750 4.000 (1.000) (0.875)
4.500 2.125 2.375 3.875 1.000 1.000 3.875 (0.750) (0.750)
4.375 3.000 3.125 3.750 1.250 1.250 3.750 (0.625) (0.500)
4.250 3.500 3.625

FHA HIGH BALANCE FHA HIGH BALANCE

30 Yr Fixed Rate 15 Yr Fixed Rate 5/1 FHA ARM 3/1 FHA ARM
Caps 2/2/6 Margin 2.00 Caps 1/5 Margin 2.00
Max Premium after Adjs = (2.000) Max Premium after Adjs = (2.000)
Rate 10 Day* 25 Day Rate 10 Day* 25 Day Rate 10 Day* 25 Day Rate 10 Day* 25 Day
6.000 (3.625) (3.500) 5.875 (3.250) (3.125) 5.000 (0.500) (0.375) 4.875 (1.125) (1.125)
5.875 (3.250) (3.250) 5.750 (3.000) (2.875) 4.875 (0.375) (0.375) 4.750 (1.125) (1.125)
5.750 (3.000) (3.000) 5.625 (2.750) (2.625) 4.750 (0.250) (0.250) 4.625 (1.125) (1.125)
5.625 (2.250) (2.125) 5.500 (2.500) (2.375) 4.625 0.375 0.375 4.500 (1.125) (1.125)
5.500 (2.000) (1.875) 5.375 (2.125) (2.000) 4.500 0.500 0.625 4.375 (1.125) (1.000)
5.375 (1.750) (1.500) 5.250 (1.750) (1.750) 4.375 0.750 0.750 4.250 (0.875) (0.875)
5.250 (1.375) (1.125) 5.125 (1.125) (1.125) 4.250 1.000 1.000 4.125 (0.625) (0.625)
5.125 (0.250) 0.000 5.000 (1.125) (0.875) 4.125 1.500 1.500 4.000 (0.500) (0.375)
5.000 0.125 0.250 4.875 (0.500) (0.500) 4.000 1.750 1.750 3.875 (0.250) (0.250)
4.875 0.500 0.625 4.750 (0.125) (0.125) 3.875 2.000 2.000 3.750 (0.125) 0.000
4.750 0.875 1.000 4.625 0.875 1.000 3.750 2.250 2.250
4.625 3.000 3.125 4.500 1.250 1.250
4.500 3.625 3.750 4.375 1.625 1.750
4.375 4.125 4.250 4.250 2.125 2.125

*All 10 day locks must have LMC loan approval prior to submitting lock request.
Credit Guidelines
Loan Level Adjustments Mortgage Lates - 0 x 30 in last 12 months
Adjustments for FHA Fixed & HB Fixed Price Adjustments for FHA ARM's & HB ARM's Price Foreclosure > 3 Years
FICO >= 700 (N/A for Streamline) (0.125) FICO >= 700 (N/A for Streamline) (0.125) Bankruptcy > 2 years
CA, MA Properties 0.125 CA, MA Properties 0.125 Minimum FICO Score <= $417K = 660
NY Properties - Max Premium = (1.750) 0.250 NY Properties - Max Premium = (1.750) 0.250 Minimum FICO Score > $417K = 680
Reserves Reserves Qualifying Rates & Ratios
< 2 mos 0.125 < 2 mos 0.125 Fixed Rates/ ARM's - Qualify at note/start rate
>= 2 mos & <= 4 mos (0.125) >= 2 mos & <= 4 mos (0.125) Acceptable Housing Ratios - 31/43%
> 4 mos (0.250) > 4 mos (0.250) DTI - up to a max of 50% considered with compensating
factors. Loan must be submitted with DU approve/eligible
run by broker.
Occupancy
Loan Limits Owner occupied only
Assets

Only certain loan amounts in certain geographic Minimum cash investments 3.5% of sales price
areas are eligible for this program. Please visit Reserve Guidelines
https://entp.hud.gov/idapp/html/hicostlook.cfm and 1-2 units >= 90 LTV = 1 mos PITI reserves
select "FHA Forward" from the <Limit Type> field < 90 LTV = No reserves
to determine eligibility. 3-4 units three months reserves (purchase only)
3-4 unit property needs to be self-sufficient (PITI can not
exceed Fair Market Rent established by the appraiser)
Appraisal Guidelines
1-4 Family = FHA Statutory Limit. Please see Appraiser must be FHA approved
website above. The assigned appraiser must perform the physical
inspection of the property
Streamline Refinances - No appraisal required. See
program guidelines
Exclusions
No Co-ops
- All Brokers must be FHA approved and the loan must be
No Condotels
Approve/Eligible through Total Scorecard/DU No FL Condos
Identity of interest transaction 85% LTV unless the
- Max LTV - Per FHA Guidelines transaction meets the exception guidelines (refer to the
4155.1)
- Min FICO = 660 ( > $417,000 = 680) Certain geographical restrictions apply. Please contact
sales team.
- Max origination fee is 1% If non-occupant co borrower are not qualified family
members the LTV should not exceed 75%
New construction if builder does not meet the FHA
Products and guidelines are subject to change without notice requirements the LTV can not exceed 90%

Current Yields
1 Year CMT Index: 0.320%

www.luxurymortgagewholesale.com Classic FHA

Page 3 of 5
 Sales Desk (877) 295-6111
Sales Desk (877) 298-6111 - CA Only Access
Lock Desk Hours: $200,000 to $2,000,000
12:00 - 4:00 EST
9:00 - 1:00 PST Effective Date: 12/15/09

3/1 Libor ARM 5/1 Libor ARM 7/1 Libor ARM 10/1 Libor ARM 30 Year Fixed
Caps 2/2/6 Margin 2.25 Caps 5/2/5 Margin 2.25 Caps 5/2/5 Margin 2.25 Caps 5/2/5 Margin 2.25
Max Premium after Adjs = (.75) *
Rate 25 Day ** Rate 25 Day ** Rate 25 Day ** Rate 25 Day ** Rate 25 Day **
5.500 (1.000) 5.625 (1.250) 6.000 (1.375) 6.375 (1.375) 6.625 (1.250)
5.375 (0.875) 5.500 (1.125) 5.875 (1.250) 6.250 (1.250) 6.500 (1.000)
5.250 (0.750) 5.375 (0.875) 5.750 (1.000) 6.125 (1.000) 6.375 (0.875)
5.125 (0.625) 5.250 (0.750) 5.625 (0.875) 6.000 (0.875) 6.250 (0.750)
5.000 (0.500) 5.125 (0.625) 5.500 (0.750) 5.875 (0.625) 6.125 (0.500)
4.875 (0.375) 5.000 (0.375) 5.375 (0.500) 5.750 (0.500) 6.000 (0.250)
4.750 (0.250) 4.875 (0.250) 5.250 (0.250) 5.625 (0.125) 5.875 0.000
4.625 (0.125) 4.750 0.000 5.125 0.000 5.500 0.125 5.750 0.375
4.500 0.125 4.625 0.250 5.000 0.375 5.375 0.500 5.625 0.750
4.375 0.250 4.500 0.500 4.875 0.625 5.250 0.875 5.500 1.125
4.250 0.500 4.375 0.875 4.750 1.000 5.125 1.250 5.375 1.500
4.125 0.875 4.250 1.125 4.625 1.375 5.000 1.750 5.250 2.000
* Where allowed by state law, a 6 month Hard PPP will be assessed on all products where YSP is paid.

**All 25 day locks must have LMC loan approval prior to submitting lock request.
Loan Level Adjustments
ARM adjustments for the Access Series Price Fixed adjustments for the Access Series (Add to base price)
Loan Amount up to $625K (0.250) LTV <=60 60.01-65 65.01-70 70.01-75* 75.01-80*
Loan Amount >$625K to $1M 0.000 Loan Amount >=$200K to $250K 0.125 0.125 0.125 0.250 0.250
Loan Amount >$1M to $1.5M 0.375 Loan Amount >$250K to $650K 0.000 0.000 0.000 0.000 0.250
Loan Amount >$1.5M to $2M 1.000 Loan Amount >$650K to $1M 0.000 0.000 0.000 0.000 0.000
LTV <= 60% (0.250) Loan Amount >$1M to $1.5M 0.250 0.375 0.375 0.375 0.625
LTV > 75-80% * 0.375 Loan Amount >$1.5M to $2M 0.500 0.625 1.000 1.000 1.375
Cashout Refi 0.500 Cashout 0.000 0.250 0.375 0.375 0.500
2 Units 0.500 2 Units 0.500 0.500 0.500 0.500 0.500
3-4 Units 1.000 3-4 Units 1.000 1.000 1.000 1.000 1.000
DTI > 40.00 - 45.00 0.250 Escrow Waiver (SFR Only) adj n/a for CA, MA & RI 0.250 0.250 0.250 0.250 0.250
Escrow Waiver (SFR Only) adj n/a for CA, MA & RI 0.125 Escrow Waiver (SFR Only) CA, MA & RI 0.125 0.125 0.125 0.125 0.125
Interest Only 0.250 Interest Only & Loan Amount > $417K 0.250 0.250 0.250 0.375 0.375
40 Day Lock (does not require loan approval) 0.250 40 Day Lock (does not require loan approval) 0.250 0.250 0.250 0.250 0.250
CA, MA & RI Properties 0.125 CA, MA & RI Properties 0.125 0.125 0.125 0.125 0.125
NY Properties - Max Premium = (.50) 0.250 NY Properties - Max Premium = (.50) 0.250 0.250 0.250 0.250 0.250
* Only available in designated market areas. Please call you AE. * Only available in designated market areas. Please call you AE.

Guideline Matrix
Access 1-4 FAMILY, PUD Credit Guidelines
PURCHASE/RATE & TERM Minimum 2 year credit history
LOAN FULL DOC Authorized User accounts do not count as trade lines
AMOUNTS LTV CLTV FICO D/R Derogatory trade line => 90 days delinquent
OWNER OCCUPIED (1-2 Units) - 3 non-derogatory trade lines seasoned for 12 mos each
1
$ 1,000,000 70% 70% 720 35 - At least one trade line with a minimum credit limit of $5,000
$ 1,000,000 65% 65% 700 45 Mortgage Lates - 0 x 30 in last 12 months; 0 x 60 in 24
1
$ 2,000,000 70% 70% 720 35 No BK or Foreclosure < 7 years
$ 2,000,000 65% 65% 720 45 Use middle of 3 credit scores: Use lowest of all middle scores for
OWNER OCCUPIED (3-4 Units) qualifying
$ 1,000,000 55% 55% 700 45 Qualifying
$ 1,500,000 55% 55% 720 45 The fully amortized payment based on the note rate is used to
CASH-OUT REFINANCES qualify.
LOAN FULL DOC Reserve Guidelines
AMOUNTSLTV CLTV FICO D/R C/O 12 Mos PITI required on all loan amounts
OWNER OCCUPIED (1-2 Units) LMC requires 2 months asset statements on all loans
$ 1,000,000 65% 65% 700 45 350K 50% of retirement account value used for qualifying purposes.
$ 1,500,000 65% 65% 720 45 350K Business assets from other than Schedule C business not eligible
OWNER OCCUPIED (3-4 Units) ment
$ 1,000,000 55% 55% 700 45 150K
$ 1,500,000 55% 55% 720 45 150K Appraisal Guidelines
1
SFR Only, 2 Full Appraisals, Full Amortization Only & Max Combined Loan
Amt = $2M In accordance with HVCC requirements, an LMC Appraisal Order
Form must be included with each loan submission. The form can be
found on the LMC website. LMC will not accept broker ordered
Products and guidelines are subject to change without notice appraisals. Please indicate number of appraisals to be ordered.

Loans < $850K - One Full Appraisal with interior photos, performed
by a state-licensed or state-certified Appraiser. Two full appraisals
may be required for certain LTV's. Please refer to product matrix.

Loans >= $850K - Two Full Appraisals with interior photos,

performed by state-certified appraisers.

Appraisals require Fannie Mae form 1004C

Exclusions
No Condos
No Condotels
No Co-ops
Not Allowed in Alabama, Hawaii, Minnesota, or Nevada
No FL Condos
Declining Markets Policy Applies. Please contact sales team.
Current Yields
12 Month Libor: 1.005%
www.luxurymortgagewholesale.com Access
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 Sales Desk (877) 295-6111
Sales Desk (877) 298-6111 - CA Only Prime
Lock Desk Hours: $200,000 to $2,000,000
12:00 - 4:00 EST
9:00 - 1:00 PST Effective Date: 12/15/09

3/1 Libor ARM 5/1 Libor ARM 7/1 Libor ARM

Caps 2/5 Margin 2.25 Caps 5/2/5 Margin 2.25 Caps 5/2/5 Margin 2.25
Max Premium after Adjs = (1.00) *
Rate 25 Day Non-IO ** 25 Day IO ** Rate 25 Day Non-IO ** 25 Day IO ** Rate 25 Day Non-IO ** 25 Day IO **
6.125 (2.500) (2.500) 6.125 (2.500) (2.500) 6.125 (2.625) (2.375)
6.000 (2.500) (2.250) 6.000 (2.500) (2.250) 6.000 (2.500) (2.125)
5.875 (2.500) (2.125) 5.875 (2.500) (2.000) 5.875 (2.500) (2.000)
5.750 (2.375) (1.875) 5.750 (2.250) (1.750) 5.750 (2.375) (2.000)
5.625 (2.125) (1.625) 5.625 (1.875) (1.500) 5.625 (2.250) (1.875)
5.500 (1.875) (1.500) 5.500 (1.625) (1.125) 5.500 (2.250) (1.625)
5.375 (1.750) (1.250) 5.375 (1.375) (0.875) 5.375 (1.625) (1.000)
5.250 (1.500) (1.125) 5.250 (1.125) (0.750) 5.250 (0.875) (0.375)
5.125 (1.250) (0.875) 5.125 (0.875) (0.500) 5.125 (0.250) 0.250
5.000 (1.125) (0.625) 5.000 (0.625) (0.125) 5.000 0.375 0.875
4.875 (0.875) (0.375) 4.875 (0.375) 0.125 4.875 0.750 1.250
4.750 (0.625) (0.125) 4.750 0.000 0.500 4.750 1.125 1.750
4.625 (0.375) 0.125 4.625 0.375 0.750 4.625 1.625 2.125
* Where allowed by state law, a 6 month Hard PPP will be assessed on all products where YSP is paid.

**All 25 day locks must have LMC loan approval prior to submitting lock request.
Loan Level Adjustments
ARM adjustments for the Prime Series (Add to Base Price)
LTV
Loan Amount >$1M to $1.5M
<=60
1.000
60.01-65 65.01-70 70.01-75 75.01-80
1.000 1.000 1.000 N/A
Series Insights
Loan Amount >$1.5M to $2M 1.000 1.000 1.000 N/A N/A
FICO >= 720 0.000 0.000 0.000 0.000 0.250
FICO 700-719 0.000 0.500 0.500 0.500 0.750
- Full Doc to $2,000,000
Cashout Refi & FICO >= 740 0.000 0.250 0.250 0.250 N/A
FICO 720-739 0.000 0.625 0.625 0.625 N/A
- Jumbo Second Homes!
FICO 700-719 0.000 0.625 0.625 0.625 N/A
2nd Home 0.000 0.000 0.000 0.000 0.000
- 80% LTV to $1,000,000
2 Units 1.000 1.000 N/A N/A N/A
3-4 Units 1.000 1.000 N/A N/A N/A
- Cash Out to $2,000,000
Low Rise Condo (<= 4 stories) 0.000 0.000 0.000 0.000 0.750
High Rise Condo (>4 Stories) 0.000 0.000 0.000 0.000 0.750
Escrow Waiver 0.250 0.250 0.250 0.250 0.250
40 Day Lock 0.375 0.375 0.375 0.375 0.375
NY Properties 0.250 0.250 0.250 0.250 0.250

Secondary Financing adjs for the Prime Series

Credit Score < 720 >= 720
LTV > 75% - 80% & Non I/O 0.250 0.000
LTV > 75% - 80% & I/O N/A 0.250

Guideline Matrix
2
Prime 1-4 FAMILY, CONDO , PUD Credit Guidelines
PURCHASE/RATE & TERM Minimum. 2 Years established credit history
LOAN FULL DOC Judgments and tax liens must be paid in full
AMOUNTS LTV CLTV FICO D/R 0 x 30 in last 24 months mortgage or rental history
OWNER OCCUPIED (1 Unit) Qualifying
$ 650,000 80% 85% 700 45 Use fully amortized payment based on note rate
$ 1,000,000 80% 85% 700 45 Use lowest of all middle credit scores
1
$ 2,000,000 70% 70% 720 35 Reserve Guidelines
$ 2,000,000 65% 65% 720 45 LMC requires 2 months asset statements on all loans
OWNER OCCUPIED (2-4 Units) Business funds not allowed
$ 1,500,000 55% 55% 740 45 Loans <=1,000,000 6 months PITI
SECOND HOME (One Unit Only) Loan Amounts > 1,000,000 10% of Loan Amount
$ 650,000 80% 80% 700 45 Appraisal Guidelines
$ 1,000,000 75% 75% 740 45 In accordance with HVCC requirements, an LMC Appraisal Order
Form must be included with each loan submission. The form can be
CASH-OUT REFINANCES found on the LMC website. LMC will not accept broker ordered
LOAN FULL DOC appraisals.
AMOUNTS LTV CLTV FICO D/R C/O 3 Loans < $1M: One full appraisal with interior photos, performed by
OWNER OCCUPIED (1 Unit) state-certified appraisers.
$ 650,000 75% 75% 700 45 500K
Loans >= $1M: Two full appraisals with interior photos, performed
$ 1,000,000 75% 75% 740 45 500K
by state-certified appraisers.
$ 1,500,000 60% 60% 740 45 350K
1 Appraisals require Fannie Mae form 1004MC
SFR Only, 2 Full Appraisals, Full Amortization Only & Max Combined Loan
Amt = $2M Exclusions
2
No Condos > $1MM No Co-ops
3
Not available for IO No Condotels
Products and guidelines are subject to change without notice No Foreign Nationals
NY - CEMAs are not allowed
No Cash-Out on Interest Only
Cash-Out on loans < 12 months old
Property can not have been listed in last 6 months
No Condos > $1MM
Not Allowed in CA, HI & AK
No FL Condos
Add'l geographic restrictions may apply. Please contact Sales
Team

Current Yields
12 Month Libor: 1.005%

www.luxurymortgagewholesale.com Prime
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