should we wait to buy a house

I am in total agreement with the other lenders and just know that paying off the judgement and charge off might lower your score a bit so I would recommend your fiance getting pre-qualified on her own and you can be added to title so you still have ownership interest in the home. Just be aware as these other lenders stated in community states they will consider a married couples debts all inclusive even if one does not apply for the loan. Here is georgia that is not the case! Please let me know if I can help you out any further!

Congratulations on your engagement!Purchasing a home is a great idea. Waiting will likely mean higher prices and higher rates, even if not by much. In most states, being married or not doesn't matter for your mortgage. Being unmarried would simply mean separate applications. In community property states, however, being married would require us to review BOTH of your credit histories even if only one is on the mortgage.Why is it that the $1K judgement and $2 charge off haven't been paid? If you don't have the funds for that then it's likely not the right time to be buying a home. You'll have more than that in expenses between moving, repairs and settlement costs.In the end, your idea of your fiancee purchasing the home now is probably your best option - let me know how I can be of help!TomThomas.Stevens@Flagstar.com - financing in 50 states781-862-0585 x223

Financing depends on several factors. What are you planning to put down? Are you going for FHA or Conventional financing? If your fiancee income is enough to support the payment, then she can qualify. Generally, you need a 640 score for FHA. Guidelines are tough, so my recommendation is to pay off those delinquencies and save as much money as possible for closing/down payment. If you use FHA, any score above 640, the rate is the same. You would only suffer a tiny rate difference by using your score as it, on a conventional loan. Good Luck!

My advice is to get your financial house in order, fix your credit and buy the home jointly. Don't look to put down a big down payment, look for creative Priviate Mortgage Insurance solutions and consider an FHA, USDA or VA (you need to be a veteran) loan. It shouldn't take much to negotiate with the charge card company and you will need to pay the judgement in full. Get proof paid and be careful of reactivating those trade lines with the bureaus. Once they update it may negatively impact your score. Finally, do some things now to build a positive credit history. Become an authorized user on your fiance's card, or open some other joint account that you monitor and pay off monthly to build on a positive history. Take a look at my recent blog post about buying a house and other realted information. http://www.lender411.com/?gid=article-center&pid=articles&aut=Richard+GloverOr click on the link below my picture and you can review my postings there.