Computerized process to, for example, automate the home sale, mortgage loan financing and settlement process, and the home mortgage loan refinancing and settlement processes

• US 8,442,906 B1
• Filed: 06/16/2009
• Issued: 05/14/2013
• Est. Priority Date: 10/21/2003
• Status: Active Grant

• Current Assignee: Neil Thomas
• Original Assignee: Neil Thomas
• Inventors: Thomas, Neil
• Primary Examiner(s): Trammell, James
• Assistant Examiner(s): Greene, Daniel L
• Application Number:
  US12/457,599
• Time in Patent Office: 1,428 Days
• Field of Search: 705 35- 45
• US Class Current: 705/38
• CPC Class Codes: G06Q 30/0623 Item investigation
• CPC Class Codes: G06Q 40/02 Banking, e.g. interest calculation or account maintenance credit or loans G06Q40/03
• CPC Class Codes: G06Q 40/03 Credit; Loans; Processing thereof
• CPC Class Codes: G06Q 50/16 Real estate

Abstract

In some embodiments, a comprehensive computer system and method (See FIGS. 1, 1a, 2) for automating and facilitating the performing and processing of tasks, information transfer, and information storage associated with the home sale (See FIG. 3a), mortgage origination (See FIG. 3b), and settlement process (See FIG. 3c), and the home mortgage refinancing origination and settlement process (See FIGS. 1b, 1c, 2a) (or performing other business processes), over a distributed computing network are disclosed.

Claims

1. A computer implemented method comprising the steps of:

maintaining a server computing processor, in communication with a real estate information system over a computing network, capable of executing programming instructions including;

receiving from a real estate buyer computing device comprising a computing processor able to at least receive, display and send information, in communication with said real estate information system over said computing network,

a first request for information comprising a request for real estate information comprising at least one time a real estate pricing criteria and

returning to said real estate buyer computing device;

a real estate information including real estate pricing information matching said real estate pricing criteria, retrieved in real time or near real time from a source of real estate information including real estate pricing information for sale obtained from a plurality of real estate sellers;

and

a loan information including loan pricing information generated at least in part in real time or near real time by a second computing processor from;

a source of loan information including loan pricing information comprising at least one of;

loan information which a plurality of lenders offer to make loans, and a plurality of loan types offered by a lender; and

at least one said matching real estate information including real estate pricing information;

said second computing processor and said sources of information being in communication with said information system over said computing network;

wherein at least a portion of said matching real estate information including real estate pricing information and at least a portion of said generated loan information including loan pricing information are available to said real estate buyer computing device for at least display in real time or near real time.

2. The method of claim 1,

wherein said first request for information includes a request for loan information including a request for loan pricing information comprising, and said one or more generated loan information including loan pricing information is generated at least in part in real time or near real time by said second computing processor at least in part from, one or more of:

a selection of said matching real estate information including real estate pricing information,

a loan type criteria, and

a real estate buyer information comprising one or more;

down payment information, income information, debt information, employment information, and an information at least sufficient to determine a credit score or the credit worthiness of said real estate buyer.

3. The method of claim 1,

wherein said generated loan information including loan pricing information comprises one or more:

a loan amount information, a loan interest rate information, a periodic loan payment information, a mortgage insurance premium payment information, an annual percentage rate information, and a loan points information.

4. The method of claim 1,

wherein said generated loan information including loan pricing information comprises one or more:

good faith estimate and truth-in-lending information.

5. The method of claim 2,

wherein said request for loan information is selected from the group comprising:

a request for a loan quote, prequalification, preapproval and approval information, and a loan application information; and

wherein said generated loan information including loan pricing information is selected from the group comprising;

a loan quote, prequalification, preapproval and approval information.

6. The method of claim 1 wherein said lenders or lender is selected from the group:

a loan finder, loan broker, direct lender, loan correspondent, wholesale lender, and loan investor.

7. The method of claim 1,

including returning one or more information to buy or own real estate for use or display together at least one time in real time or near real time by said real estate buyer computing device with one or more;

said matching real estate information including real estate pricing information and said generated loan information including loan pricing information.

8. The method of claim 7,

wherein said information to buy or own real estate comprises one or more:

an information to provide a service, provide a settlement service, and transfer title to real estate;

real estate tax information, a hazard insurance information, hazard insurance premium payment information, homeowners association payment information, and a utility payment information;

a bid, quote, price and cost information;

a lowest bid, quote and price information;

information for a real estate agent, real estate broker service, or a service normally performed by a real estate agent or broker, and

an information upon which a service provider is ready, willing and able to provide a service.

9. The method of claim 2,

wherein said generated loan information including loan pricing information is generated by said second computing processor from one or more said information to buy or own real estate.

10. The method of claim 1 wherein,

said generated loan information including loan pricing information is generated by said second computing processor executing a loan underwriting programming instruction.

11. The method of claim 1,

including said generated loan information including loan pricing information being upon which at least one said lender is willing to make a loan on:

all said real estate buyer information, at least one said matching real estate information including real estate pricing information, and said one or more information to buy or own real estate.

12. A computer implemented method for providing information to a real estate information system comprising the steps of:

maintaining a first computing processor in communication with said real estate information system via a computing network;

sending to said real estate information system including a server computing processor in communication with the computing network one or more;

real estate information including real estate pricing information, offered for sale from at least one seller of a plurality real estate sellers;

loan information including loan pricing information comprising at least one of;

loan information offered by at least one lender of a plurality of lenders, a loan type from a plurality of loan types offered by a lender, or both; and

,

an information to buy or own real estate from amongst a plurality of information to buy or own real estate;

wherein said server computing processor;

receives a first request for information comprising a request for real estate information including a desired real estate price or price range from a real estate buyer computing device processor in communication with the computing network, and

returns at least to said real estate buyer computing device processor in real time or near real time;

(1) at least one said offered real estate information including real estate pricing information matching said desired real estate price or price range;

(2) at least one said loan information including loan pricing information generated in real time or near real time from said matching real estate information including real estate pricing information and said offered loan information; and

(3) at least one said information to buy or own real estate;

which are available to be at least displayed together on said real estate buyer computing device.

13. The method of claim 12,

wherein said first request comprises, and said generated loan information including loan pricing information is generated from, a request for loan information comprising one or more:

said desired real estate price or price range or said matching real estate information including real estate pricing information, including at least one time a selection of said matching real estate information; and

a real estate buyer information comprising one or more;

said real estate buyer down payment information, income information, debt information, employment information, and an information sufficient to identify said real estate buyer to or determine the credit worthiness of said real estate buyer.

14. The method of claim 12,

wherein said request for loan information includes at least one of:

a request for a loan quote, prequalification, preapproval and approval information, and a loan application.

15. The method of claim 12,

wherein said generated loan information including loan pricing information comprises one or more:

a loan amount, an interest rate, a periodic loan payment, an annual percentage rate, and a loan discount.

16. The method of claim 12,

wherein said generated loan information including loan pricing information comprises one or more:

Good Faith Estimate information and Truth-in-Lending information.

17. The method of claim 12,

wherein said lender or plurality of lenders comprise at least one of:

a loan finder, loan broker, direct lender, loan correspondent, and wholesale lender.

18. The method of claim 12,

wherein said generated loan information including loan pricing information is generated in real time or near real time from said at least one returned information to buy or own real estate comprising one or more:

information to provide a service, provide a settlement service, and transfer title to real estate;

real estate tax information, a hazard insurance information, hazard insurance premium payment information, homeowners association payment information, and a utility payment information;

a bid, quote, price and cost information;

a lowest bid, quote price and cost information;

information for a real estate agent, real estate broker service, or a service normally performed by a real estate agent or broker, and

an information which enables a service provider to provide a service.

19. The method of claim 12,

wherein said generated loan information including loan pricing information is generated at least in part by a loan-information-generating computing processor, in communication with said real estate information system over the network, executing a programming instruction, including at least one calculation, including at least one loan underwriting instruction on:

said first request, said matching real estate information including real estate pricing information, and said returned information to buy or own real estate.

20. The method of claim 13 further including:

sending said information in response to receiving a request for information from said information system including said first request for information and a second request for information;

said second request for information based on or including a selection by said real estate buyer off at least one of;

said selected matching real estate information including real estate pricing information,

said generated loan information including loan pricing information, and

said returned information to buy or own real estate.

21. A computer system for providing real estate information, the system comprising:

a first computing processor in communication with an information system over a computing network;

a computer-readable medium coupled to the first computing processor;

the computer-readable medium storing a first plurality of instructions, which, when executed, cause the first computing processor to provide a real estate transaction process;

the first plurality of instructions comprising;

instructions that cause the first computing processor to receive a request for information from a real estate buyer computing device in communication with said computing network;

said real estate buyer computing device comprising a computing device processor able to at least one of;

display and send information;

said request comprising a request for real estate information comprising at least one time a desired real estate price or a desired price range;

instructions that cause the first computing processor to return, at least one time in real time or near real time;

a real estate information including a real estate pricing information matching said request for real estate information including said desired real estate price or said desired price range retrieved from a source of real estate information for sale from a plurality of real estate sellers; and

a loan pricing information generated from at least;

a source of loan information comprising;

loan information offered by a plurality of lenders to make loans, a plurality of loan types offered by a lender to make a loans, or both; and

said matching real estate information including real estate pricing information;

at least a portion of said matching real estate information including real estate pricing information, and at least a portion of said generated loan pricing information, being available for use or display together in real time or near real time said real estate buyer computing device processor.

22. The system as in claim 21,

wherein said request for information comprises a request for loan information comprising a real estate buyer information received from said real estate buyer computing device;

wherein said real estate buyer information comprises one or more;

said real estate buyer financial information, down payment information, income information, debt information, employment information, occupancy information, and an information at least sufficient to indicate a credit score on said real estate buyer; and

wherein said generated loan pricing information is generated from said real estate buyer information.

23. The system as in claim 22,

wherein said request for loan information is selected from the group:

a request for a loan quote, prequalification, preapproval and approval information, and a loan application; and

wherein said generated loan pricing information is selected from the group comprising;

a loan quote information, loan prequalification information, loan preapproval information, and loan approval information.

24. The system as in claim 21,

wherein said generated loan pricing information comprises one or more:

loan amount, an interest rate, a periodic loan payment, an annual percentage rate or equivalent, and a loan discount.

25. The system as in claim 21,

wherein said generated loan pricing information comprises one or more:

Good Faith Estimate information and Truth-in-Lending information.

26. The system as in claim 21,

wherein said lenders and lender comprise one or more of:

a loan finder, loan broker, direct lender, loan correspondent, and wholesale lender.

27. The system as in claim 21,

said first plurality of instructions further comprising:

instructions that cause the first processor to return an information to buy or own real estate retrieved from a source of said information to buy or own real estate;

at least a portion of said information to buy or own real estate being available to said real estate buyer computing device processor for use or display at least one time in real time or near real time together with said matching real estate pricing information and said generated loan pricing information.

28. The system as in claim 27,

wherein said information to buy or own real estate comprises one or more:

an information to provide a service, provide a settlement service, and transfer title to real estate;

real estate tax information, a hazard insurance information, hazard insurance premium payment information, homeowners association payment information, and a utility payment information;

a bid, quote, price and cost information;

a lowest bid, quote and price information;

information for a real estate agent service, real estate broker service, or a service normally performed by a real estate agent or broker, and

an information which enables a service provider to provide a service.

29. The system as in claim 21,

wherein said first plurality of instructions, which, when executed, cause the first processor to:

send said request for information to;

said sources of information in communication with the computing network;

said sources able to return information in real time or near real time in response requests for information,

and;

a second computing processor in communication with the computing network;

a second computer-readable medium coupled to the second processor;

said second computer-readable medium storing a second plurality of instructions, which, when executed, cause the second processor to provide a real estate transaction process, the second plurality of instructions comprising;

instructions that cause the second computing processor to execute a loan underwriting instruction on said request and said source-generated information, and,

return to said first computing processor, in real time and near real time, said generated loan pricing information.

30. A computer method comprising the steps of:

maintaining a first computing processor in communication with a computing network;

receiving a request for real estate information comprising a desired real estate price from a real estate buyer computing device in communication with the network;

returning in real time or near real time a real estate information including real estate price information matching said desired real estate price retrieved from a source of real estate information including real estate price information, offered for sale from a plurality of real estate sellers;

receiving from said real estate buyer computing device a request for loan information comprising;

a selection of said real estate information including matching real estate price information, and

at least one of;

real estate buyer down payment, income, debt information, and an information sufficient to identify said real estate buyer to obtain a credit report or credit score or determine the credit worthiness of said real estate buyer;

and

returning a loan information including loan pricing information calculated by a second processor in communication with said network in real time or near real time from at least;

a loan information including loan pricing information retrieved from a source of loan information in communication with the network comprising one or more;

loan information including loan pricing information upon which a plurality of lenders offer to make loans and a plurality of loan types upon which a lender offers to make loans,

said selected matching real estate information including real estate price information, and

said real estate buyer information;

wherein said selected matching real estate information including real estate price information and said calculated loan information including loan pricing information are available for at least display in real time or near real time by said real estate buyer computing device.

31. A computerized method comprising the steps of:

maintaining a server computing device in communication with a computing network;

receiving a request for information comprising a desired real estate price or price range and a real estate buyer financial information inputted into a real estate buyer computing device configured to receive, display and send information;

returning to said real estate buyer computing device;

a real estate information including a real estate pricing information retrieved from a database of real estate information including real estate pricing information for sale by a plurality of real estate sellers;

and

a loan information including a loan pricing information retrieved from a database of loan information in communication with the network;

said database comprising one or more;

loan information upon which a plurality of lenders offer to make loans and a plurality of loan types which a lender offers to make loans;

wherein said returned real estate information including real estate pricing information matching said inputted desired real estate price or price range and said returned loan information including a loan pricing information generated in real time or near real time from;

said inputted desired real estate price or price range or said matching real estate information including real estate pricing information and said inputted real estate buyer financial information are available to said real estate buyer computing device processor for at least display together on said real estate buyer computing device in real time or near real time.

32. The method of claim 31,

wherein said inputted real estate buyer financial information comprises at least one of the following:

said real estate buyer down payment, income, debt information, and an information sufficient obtain a credit report or credit score information or to determine the credit worthiness of said real estate buyer.

33. The method of claim 31,

wherein said returned, generated loan information including a loan pricing information comprises at least one of:

a loan amount, interest rate, periodic loan payment, annual percentage rate, a loan fee, a loan discount, and a loan escrow information.

34. The method of claim 31,

wherein said periodic loan payment comprises at least one of:

a loan payment information, real estate tax payment information, mortgage insurance premium payment information, and hazard insurance premium payment information.