Refer to Borrower Registration Agreement for details and all terms and conditions. Making the right move for your finances A personal line of credit has its merits. Personal loans can be an excellent way to consolidate your debt. Using this information, Earnin estimates your average take-home hourly rate after taxes and deductions. When you take out a personal loan, you should be the one receiving the funds. Laura Woods is a Los Angeles-based freelance writer with more than 10 years of experience in business and personal finance.
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BestEgg is an online personal loan company that offers low interest rates and quick funding. BestEgg is one of the fastest growing personal loan companies in the country, largely because it has been able to provide one of the best combinations of interest rate and loan amount in the market. Low fixed rate personal loans with no fees. SoFi personal loans range from $5K - $K and typically fund in a week. Check your rate in just a few minutes. Many other loans come with fixed interest rates, including auto loans, and student loans. Variable interest loans (also known as adjustable interest or floating rate loans) change from payment to payment. Variable interest is based on external factors, including the current state of the economy.
Credit limits for personal lines of credit can vary. A secured personal line of credit, on the other hand, requires collateral and may be backed by the balance in a savings account, certificate of deposit or investment account. Collateral reduces the risk for the financial institution lending you money. As a result, secured personal lines of credit generally have lower interest rates. But a secured line of credit comes with a higher risk to you.
If you fail to repay your debt, you could lose your collateral. And you may not have access to the collateral you use to secure the credit line until the debt is repaid.
Personal lines of credit are marketed less widely than other products, but there are several available from small and large banks and credit unions. The first place to shop for a personal line of credit is the financial institution you use for banking. Some banks, such as Citibank, only take applications from existing customers. The requirements to qualify for a personal line of credit vary from one lender to the next.
Some financial institutions may not require you to have a checking account to qualify for a personal line of the credit. Be sure to comparison shop to find a personal line of credit that makes sense for you. The creditor may check your debt-to-income DTI ratio , credit score and credit history. You may have to turn in pay stubs, W-2s, tax documents and other supporting information for the application. If you already have accounts with the financial institution, it may also dig into the history to see if you have any overdrafts or other signs of misuse that could impact their decision.
Once approved, you get the terms of the agreement to sign at a local branch or online. You will likely get access to the funds within a few days. Some personal lines of credit give you a draw period that lasts a couple of years.
During this draw period, you can draw up to the credit limit. After the draw period, the repayment term begins, and you need to pay the money back. A monthly minimum payment is typically required. Additional fees may apply. Some personal lines of credit offer an interest-only payment option. Be careful about getting into the low-cost, interest-only payment trap. Making interest-only payments can lead to much larger payments down the line when you need to start repaying principal and interest. You have the freedom to choose how you use a personal line of credit.
You could pay for home repairs, education expenses, unexpected bills or debt consolidation. The benefit of a personal line of credit is that it can cover unpredictable costs. In comparison, a personal loan gives you a set amount of money with a set repayment period. Personal lines of credit are generally for borrowers who have at least decent credit with some savings socked away.
A solid credit history and savings could qualify you for the best rates and avoid the need for you to put up collateral. The products above are tailored to high-net-worth clients. Borrowers without six figures in the bank may still be able to qualify for a personal line of credit, but the rate and terms may be less competitive.
Compare financial institutions to find which one benefits you the most. A personal loan is an installment loan. You can use the funds from a personal loan for a variety of reasons, from car repairs to medical procedures to weddings. Consolidating debt is a popular reason for taking out a personal loan. These loans can offer a low fixed interest rate on a fixed term. You can apply for personal loans online through banks, credit unions and online lenders. Each will consider your credit, income and other variables to determine your eligibility for a loan.
Personal loans are a product for almost anyone. There are personal loans available for people with stellar credit, as well as those who have less-than-perfect credit. The best interest rates are usually given to borrowers with good to excellent credit scores — generally and above. The good news is you can shop for personal loans to check rates without a hard inquiry for most lenders.
Be sure to ask about introductory rate expirations and rate caps to get a clear picture of costs. HELOCs are offered through banks, credit unions and other lenders. You may be able to borrow up to 80 percent to 90 percent of your home equity value. That could be a perk if you need to settle other obligations. You may be able to renew the credit line after the draw period ends. HELOCs may have closing costs, annual fees and prepayment penalties. Take care to read the interest rate and fee terms to avoid any surprises.
A HELOC is going to be best for borrowers who have sufficient equity in their home and decent credit. You may need a credit score of at least to qualify. A score of or above could make it easier to get approved. Like a personal line of credit, a HELOC is a product for borrowers who have a history managing available credit responsibly.
If you fail to repay your debt, you could lose your house. MagnifyMoney is owned by LendingTree. A credit card is a line of credit you can use on the fly.
Some credit cards also offer rewards for transactions. You could, for instance, get cash back or earn miles toward free flights with a credit card. You can apply for credit cards online within a few minutes. Your financial information will be taken into account, including your credit history. If approved, the credit card issuer will provide you with a variable interest rate, spending limit, and any other fees associated with the card offer.
A minimum payment is due each month on your account. Over time, your rate can rise or fall. Depending on the card for which you apply, you may be responsible for paying an annual fee. Expect to pay fees for late payments and cash advances as well. You can find credit cards for bad credit , but the best rewards programs and rates are reserved for those with excellent scores.
One major advantage to credit cards is sign-up promotions. Some cards offer a cash reward or bonus miles for signing up. Pay off your balance within that promotional period, and you essentially had a no-interest loan. Credit cards are best for borrowers who are committed to using plastic and paying it off each month. A personal line of credit has its merits. But you should weigh your options carefully.
Ultimately, the right product for you will depend on your goals and financial situation. The best way to find the most competitive product for your needs is by shopping around and considering which products and features matter most to you.
Taylor Gordon is a writer at MagnifyMoney. You can email Taylor here. Holly Johnson is an award-winning writer who is obsessed with frugality, budgeting, and travel. There are many reasons homeowners choose to replace their existing air conditioning or HVAC unit, including a desire for greater energy efficiency or better functionality.
For a smaller-sized home — less than 1, square feet in this example — you would pay considerably less, however. With these costs in mind, you may be wondering about the best ways to pay for a new HVAC system. Should you save up the cash or pull from your emergency fund? Or, would financing with a credit card or personal loan leave you better off? At the end of the day, the right way to pay for a new HVAC system depends on your goals and your personal finances.
Consider these loan and financing options as you move forward with your research. A credit card can be a valuable tool when used with careful thought and consideration.
Some consumers who have the cash to pay for their HVAC unit in full may choose to use credit for additional reasons such as earning cash back or travel rewards. While it could be smart to use a credit card to pay for an HVAC unit, there are several pitfalls to watch out for. You can compare credit card offers right here on MagnifyMoney. A personal loan is another option you can use to finance an HVAC system.
This financial product offers many benefits that can be advantageous if you need some time to pay for your HVAC unit, including fixed interest rates, a fixed repayment schedule and a fixed monthly payment. Depending on your credit score, a personal loan may also offer a lower interest rate than you might receive with a credit card or other types of financing. With that in mind, you should compare offers to find personal loans with the lowest interest rate and lowest fees or no fees. Finally, make sure your personal loan comes with a monthly payment and repayment timeline you can live with.
To compare loans and estimate the costs of borrowing, you can browse here. A home equity loan works similarly to a personal loan in the fact that both offer fixed interest rates, fixed monthly payments and a fixed repayment timeline. However, personal loans are unsecured loans, whereas home equity loans are secured by the equity in your home.
Another option is a home equity line of credit HELOC , which is a revolving line of credit secured by your home. HELOCs have variable interest rates, and you only pay interest on the amount you borrow, so your monthly payments will vary.
Home equity Loan here! For this reason, this option may not work for you unless you have considerable equity in your property. On a positive note, the interest rate you can qualify for may be lower than other financial products because the loan is secured by the value of your home. The interest you pay on your home equity loan may also be tax-deductible.
Before you apply for a home equity loan, make sure you understand both the advantages and any potential pitfalls. The FTC also suggests comparing several loan offers to ensure each lender or broker is competing for your business with the best loan terms possible. Fortunately, you can compare home equity loans online with our parent company, LendingTree.
Because some consumers need to borrow money to purchase a HVAC system, many companies that manufacture and install HVAC units offer their own financing plans. In most cases, they partner with a lender to offer in-house loans. While financing your HVAC system through the company you purchase it from may sound convenient, there are several potential downsides. You can also research HVAC companies that offer in-house financing online.
Since HVAC vendors use different banks to fund their consumer loans, the terms of these offers can vary widely. A quick internet search can pull up a treasure trove of information that can help you compare loan and financing offers to find the best deal. Several factors make up your credit score, including ones that can be impacted when you make a large purchase. As a result, you may see an impact to your credit score if you open a new credit account to pay for your HVAC system.
Holly Johnson is a writer at MagnifyMoney. You can email Holly here. Laura Woods is a Los Angeles-based freelance writer with more than 10 years of experience in business and personal finance.
If you need some extra cash or want to pay off debt, taking out a personal loan can be a smart way to get the money you need. Personal loan interest rates can be lower than credit cards if you have decent credit and a personal loan can help you raise your credit score. In addition, there are dozens of online lenders to choose from, some of which offer an easy application process and funding in just one business day.
Along with the pros, of course, come cons. Find out how to protect yourself from falling victim to fraud. Where to find the best personal loans online. Genaway, a financial advisor from Pittsburgh, Penn. Traditionally, when you want a personal loan, you seek out a lender. Scammers, however, often turn the tables by approaching consumers with bogus offers.
If you have no credit or a less-than-stellar credit score, a personal loan with a guaranteed approval is bound to catch your eye. Legitimate lenders never promise your application will be approved. Extending a personal loan is a risk, so trustworthy lenders always review background information on consumers before offering money. If you have poor credit, check out list of the best personal loans for bad credit here.
When you take out a personal loan, you should be the one receiving the funds. You should never make payments for a loan directly to an individual, according to the FTC. Beware if the lender loans money to those with a poor credit histories, Genaway said.
It might not be what you want to hear, but legitimate lenders typically verify credit information prior to approving a loan. Legitimate lenders are open and honest about any fees associated with your loan. Application, appraisal and credit report fees are standard, but the lender usually deducts the fees from the amount you borrow.
Jeffrey Brown, a financial advisor in the St. Louis area, said applying for a personal loan online is common practice these days, but he advises consumers to do it the right way. Genaway agreed that applying for a personal loan online is generally safe, thanks to technology advances. Consumers can identify potentially fraudulent websites a couple different ways, according to Genaway.
Speaking up promptly can help authorities catch the scammer quickly. Shopping around is the key to locating the best personal loans online. LendingTree, which owns MagnifyMoney, has a personal loan comparison tool that connects dozens of reputable lenders with consumers in need of financing. By completing one online form, you could receive multiple personal loan offers in a matter of minutes.
Find your loan today with our table below. When you do it correctly, finding a personal loan online is a safe way to get a competitive rate. Laura Woods is a writer at MagnifyMoney. You can email Laura here. Aja is a writer and blogger based in Chicago who covers topics on personal finance and entrepreneurship.
She writes regularly on her blog, Principles of Increase, and various other web outlets. Banks, by definition, are typically risk-averse, so they will have stringent requirements for borrowers. As a result, bank loans are not a quick and easy resource if you need money right away, as they tend to thoroughly vet borrowers. Although the paperwork and requirements for a bank loan can seem overwhelming, they are usually straightforward.
Banks tend to verify every detail possible regarding your personal information so that they can assess how likely you are to pay off your loan, as well as where to find you should you fall behind on payments.
Each has its own merits and requirements. Typically, these loans are approved based on creditworthiness and your ability to repay the loans. Many people use unsecured personal loans to consolidate debt , improve their homes or cover expenses like a wedding or vacation.
A secured personal loan requires you to pledge property collateral such as a home, automobile or money in a savings account or certificate of deposit CD in order to borrow money. In this scenario, you are borrowing against the value of an asset. You may need a secured loan if your credit profile is not strong enough to qualify you for an unsecured loan.
In this scenario, if you fail to make timely payments on the loan, the property you pledged could be seized by the lender.
So think carefully if you are 1 able to make timely payments on this kind of loan 2 willing to put your assets at risk in case you cannot make payments on time. Banks are in the business of getting solid returns on the money they lend to customers. For this reason, they will do everything they possibly can to prevent losses caused by borrowers who default on loans.
Banks will scrutinize every loan application against strict criteria that consider, among many things, your credit score and history. This information can be found in your credit report. Some banks may not extend personal loans to borrowers with a recent bankruptcy on their files, for example.
Some lenders have specific minimum credit score requirements. If you want to know what constitutes a good credit score, here are the five components of your credit score:. Banks want to know that you have sufficient income to service your debt. They will verify your employment history to make sure you have a consistent history of working. Being a freelancer, running a business, or making multiple job changes in a short span of time can signal to banks that you have inconsistent income.
Banks want to know how much outstanding debt you have because it will affect your ability to repay your loans. This number is the sum of all your monthly debt payments divided by your monthly gross income. Each bank has its own thresholds for debt-to-income ratios based on the type of loan you are getting and a number of other factors. However in most cases, if your debt-to-income ratio is too high, you could be denied a bank loan.
The bank may believe that lending you more money could cause you to be financially overextended and eventually default on one or more of your loan obligations, including theirs. Your assets typically only come into consideration when you are applying for a secured personal loan. If you will be borrowing against the value of your home, car or any savings, you could be required to give detailed information to the bank about the value of these assets.
In the case of a car title loan, for example, the bank will determine how much you can borrow by assessing the value of your vehicle. If you have poor credit, a cosigner can help you get approved for a bank loan or secure a lower rate than you might have normally. If you are unable to repay your debt, the bank will go after them to recoup the debt. Credit unions and community banks are known for working closely with their customers to help them find the best financial resources for their needs.
They may be more willing to work with borrowers who have poor credit, low income or negative marks on their credit files if that borrower is an existing member of the bank.
More often than not, most bank loans will have an explicit and specific purpose. For example, a mortgage loan can only be used to purchase a home. A car loan can only be used to purchase a car and a private student loan is designed to cover educational expenses, and so on. There are a few exceptions such as gambling or other illegal activity.
Though you may be able to get away with using loan proceeds for prohibited purposes, your lender could try to seek out this information.
If you are able to find a bank with just slightly lower interest rates, it could save you hundreds or even thousands of dollars in interest and fees down the line. For this reason, you should compare your loan options and shop around to get the best rate possible. In the case that you do borrow money, make sure that you research your options and work with a bank that will extend the best terms and even better customer service. With a good credit history and plenty of research under your belt, you should have no problem finding the best personal loans for your needs.
Aja McClanahan is a writer at MagnifyMoney. You can email Aja here. Are you stuck under an overwhelming pile of consumer debt? Do you feel like it might be impossible to get out? Fortunately, there are tools that can help you get out of debt faster. Debt consolidation loans could be a good answer. With a debt consolidation loan, you would use the loan proceeds to pay off credit card debt, medical debt or any other form of debt.
You would then have a loan at a fixed interest rate and a fixed term. Custom Debt Relief Plan. Debt consolidation provides three benefits:. If you think debt consolidation makes sense for your situation, we have a list of the best debt consolidation loans you can use to refinance your consumer debt. Read on for our recommendations. At LendingTree, you can make dozens of personal loan companies compete for your business with a single online form.
When you fill out the form, LendingTree will do a soft pull — which means your score will not be negatively impacted. Dozens of lenders will compete and you may be matched with lenders who want your business. You may be able to compare and save in just a few minutes. We recommend starting here. You can always apply directly to other lenders — but many of the lenders we recommend already participate in the LendingTree personal loan online tool.
The fixed APR ranges from 6. You can choose a term of 36 to 84 months. Variable interest rates range from 6. That means you must be current on all of your obligations and must never have filed for bankruptcy. There is No origination fee or prepayment penalty associated with a personal loan from SoFi. This is a peer-to-peer platform, which means individual investors are contributing to your loan. Be aware there are origination fees ranging from 1.
You can borrow on terms 36 or 60 months. The minimum credit score needed is LendingClub is not available in Iowa or West Virginia. It offers loans terms of either 36 or 60 months. Your APR is determined during the application process, and is based on a credit rating score created by Prosper. Your score is then shown with your loan listing to give potential lenders an idea of your creditworthiness.
Origination fees range from 2. In order to qualify, you must:. Prosper is a peer-to-peer lending platform that offers a quick and convenient way to get personal loans with fixed and low interest rates. Origination fees vary between 2. APRs through Prosper range from 6. Eligibility is not guaranteed, and requires that a sufficient number of investors commit funds to your account and that you meet credit and other conditions.
Refer to Borrower Registration Agreement for details and all terms and conditions. Personal loans can be an excellent way to consolidate your debt. If you currently have Federal loans, you need to be aware refinancing or consolidating means giving up certain benefits that come with federal student loans.
That means income based repayment, deferment, forgiveness, and forbearance options disappear. A few of these benefits are forfeited even with the Direct Consolidation Loan. These benefits could get you through an otherwise rough time, so make sure refinancing makes sense beforehand. If you have private student loans, you can also check with your lender to see if it offers payment assistance.
Many lenders are making improvements to their student loan refinance programs and including forbearance and deferment options. This applies to the Direct Consolidation Loan as well. Okay, still think refinancing or consolidating is right for you?
You can shop for the best lender to refinance your student loans here. The goal of refinancing or consolidating is to ultimately make your debt less of a burden on you. That means getting the best rates and terms offered. The easiest way to accomplish this is to shop around with different lenders. If you do so within a day window, FICO will not punish you for shopping around. All of your student loan inquiries in the day period will only count as one inquiry.
Plus, there are many lenders out there who will give you rates with just a soft credit inquiry though a hard inquiry is required to move forward with a loan. Erin Millard is a writer at MagnifyMoney.
You can email Erin at erinm magnifymoney. Lindsay VanSomeren is a personal finance writer living in Tacoma, WA with a houseful of pets including two cats, a dog, and a husband. She has been a professional dogsled racer, a wildlife researcher, and a participant in the National Spelling Bee.
In her spare time she enjoys reading, hiking, homebrewing, and blogging about her personal money journey at www. This is a great account for almost anyone. That means you can only use this account as an external place to park your cash from your everyday money flow.
Keeping a separate savings account does have its benefits. But, it also means that there might be a delay of a few days if you need to transfer the money out of your Goldman Sachs online savings account and into your other checking account.
In fact, these rates are currently over seven times higher than the average savings account interest rate. Rather than having to set up and fund your account all at once, Goldman Sachs will give you 30 days to fully fund your account.
Once open, your interest will be tallied up and credited to your CD account each month. You can withdraw the interest earned at any time without paying an early withdrawal penalty, but heads up: If you withdraw the interest, your returns will be lower than the stated APY when you opened your account. If you need to withdraw the money from your CD, you can only do so by pulling out the entire CD balance and paying the required early withdrawal penalty.
There is no option for partial withdrawals of your cash. Marcus has made it super simple to open up a CD. You can open an account easily online, or call them up by phone. The interest rates that Marcus offers on their CDs are top-notch. In fact, a few of their CD terms are among the current contenders for the best CD rates. They offer some of the best rates available, with APRs as low as 6. Even with a less than excellent credit score, you may be able to qualify for a personal loan from Marcus, though, those that have recent, negative marks on their credit report, such as missed payments, will likely be rejected.
Marcus charges no extra fees for their personal loans. There is No origination fee associated with getting a loan, but there are also no late fees associated with missing payments. Those missed payments simply accrue more interest and your loan will be extended. Once you have made on-time payments for a full year, you will have the ability to defer a payment. This means that if an unexpected expense or lost job hurts your budget one month, you can push that payment back by a month without negatively impacting your credit report.
Marcus by Goldman Sachs offers a process that is completely online, allowing you to apply, choose the loan you want, submit all of your documents, and get approved without having to leave home. Here are the steps that you will complete to get a personal loan from Marcus:.
Marcus offers low APRs and flexible terms with their personal loans, but their main feature is that they have no fees. While Marcus offers some great perks, you may be able to get a lower rate if you choose to go with another lender, such as LightStream or SoFi. LendingClub and Peerform both have lower credit requirements than Marcus, but they also charge origination fees and, being P2P lending platforms, you will need to wait for your loan to be funded and you run the risk that other users might not fund your loan.
Marcus has really hit it out of the park with their personal loans, online savings, and CD accounts. Each of these accounts offers some of the best features available on the market, while shrinking the fees down to a minuscule, or even nonexistent, amount.
Their website is also slick and easy to use for online-savvy people. Indeed, it seems like Marcus has turned their former hoity-toity image around: Lindsay VanSomeren is a writer at MagnifyMoney. You can email Lindsay here. Louis is a personal finance writer who works with Fortune financial services firms, FinTech startups, and non-profits to help promote financial literacy.
He covers a variety of personal finance topics and especially likes writing about credit and loans. Normally, you might want to turn to a credit card or a payday loan, racking up onerous fees in the process. What if you could get a portion of your next paycheck early without paying hefty fees or interest?
Earnin is an app-based service available on Android and iPhone smartphones. Once you download the app and create an account, you connect your bank account and verify your paycheck schedule. You must have direct deposit set up and linked to a checking account. Using this information, Earnin estimates your average take-home hourly rate after taxes and deductions. As you work, the hours will be automatically shared with Earnin, or you may have to upload your timesheet.
You can then cash out a portion of your earned pay before payday. The payment will arrive in your checking account within a few seconds, or within one business day, depending on where you bank. It connects to whatever bank account you use to collect your pay. The next time your paycheck hits your bank account, Earnin will automatically withdraw what you owe.
It can also be used by workers at restaurants that use delivery apps, such as GrubHub, Seamless, or Caviar. PayActiv is an employer-sponsored program that allows employees to withdraw a portion of their earned wages before payday.
Once your employer offers PayActiv, you sign up and withdraw money as soon as you earn it. Instead, your employer will automatically send PayActiv an equivalent amount from your next paycheck. You can also add earned, but unpaid, wages to your account before payday without paying any fees.
With FlexWage, the employer determines how often you can make early withdrawals and the maximum amount you can withdraw. If you are struggling with debt and can't qualify for a low-interest loan, then Contact one of Bills. Debt Relief A debt relief loan can actually reduce your debt. Discover your loan options and where you can find a loan Unsecured Personal Loans Unsecured personal loans are offered by big lenders and many sites online. If you have bad credit, Log In Sign Up.
Here is a guide to low-interest personal loans, asking and answering for you the 5 Ws: W hat is a Low-Interest personal loan? W hy Take a Personal Loan?
W hen to Take a Personal loan? What is a Low-Interest Personal Loan? Why Take a Personal Loan? Here are some questions to answer before looking for a low-interest personal loan: Do you own a home with equity?
If so, maybe a cash-out mortgage loan or a HELOC home equity loan or line of credit is a cheaper option. Can you cut back expenses and save money? If so, instead of buying on credit, or taking out a loan, maybe you can save the money in advance, and then make the purchase. The most common score used is the FICO score, which is based on five main categories the first two are the most important: Do you make your payments on time?
Late payments are detrimental to your score. Do you use all your available credit lines? Length of Credit History: Are your accounts new or have you maintained them for a long time? Instead of closing an account, use it sparingly. If your annual fees are high and you want to close accounts, do it progressively.
Do you have more than one type of credit? It is best to have different kinds of credit, mortgage, student loans, credit cards, auto loans New Credit: Are you taking out a lot of new credit at the same time? Stagger your new debt over time. Here is an example from August of what the Santa Cruz Credit Union offers and requires for an unsecured personal debt consolidation loan: Terms vary depending on credit score.
You must provide proof of income for the past 30 days pay stubs. When to Take a Personal Loan? Before you consider taking a personal loan, consider these options: Save money for your big purchases. Plan and create an emergency rainy day fund, as well as a savings and investment account. Use collateral for a loan: Secured loans are cheaper than unsecured loans. When purchasing a home or an auto take out a purchase finance loan.
If you have equity in your assets, then look into a cash-out refinance. Some banks offer low-interest personal loans against investment portfolios. Weigh the costs and benefits carefully. Do a balance transfer with better terms than your current credit card.
If you meet these conditions, then consider taking a low-interest personal loan: Have other debts, such as credit card debt, at a higher rate. Have a specific purchase or emergency bill to pay. Make sure you can afford the loan payments. Will Debt Consolidation Help? How much do you owe?
Behind on your payments? What state do you live in? People also like to Read. Debt to Income Ratio. There are different sources you should check, when shopping for a personal loan: Would you recommend a personal loan or a cash out refinance for someone who is struggling to pay their bills? Look into both options and see what you qualify for. If you have equity in a home and can meet a lender's requirements for debt-to-income ratio, credit, and, loan-to-value, a cash-out refinance could be a great solution.
Of course, it also depends on your current mortgage interest rate and the rate on any new loan. A personal loan likely requires excellent credit to get even a decent rate. Shopping around is the way to find the best deal. You can start by checking out personal loan options and viewing today's mortgage rates.