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Helpful Charts Flex Equity Line

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					                                                                                                                         Flex Equity Line Highlights Matrix

    Features                                        89.99% HTLTV1, 4                                                              80% HTLTV1                                                                70% HTLTV1                                                             = / < 65% HTLTV1
                                                (Includes HTLTVs 80.01-89.99%)                                              (Includes HTLTVs 70.01-80%)                                                (Includes HTLTVs 65.01-70%)                                              (Includes HTLTVs 65% and less)
    FULL DOC:                                Max Combined Loan: $1,250,000                                              Max Combined Loan: $1,500,000                                              Max Combined Loan: $1,500,000                                       Max Combined Loan: $2,000,000 (max 60%)
    Primary                                                                                                                                                                                                                                                            Max Combined Loan: $1,750,000 (max 65%)
    Residence                Max Line            Min Credit Score                                       Max Line           Min Credit Score                                       Max Line            Min Credit Score                                       Max Line              Min Credit Score
    (1-2 Units, PUDs         $500,000                   660                                             $750,000                 660                                              $1,000,000                660                                              $1,000,000               660
    & Townhouses)            $750,000                   720                                             $1,000,000               720                                              $1,250,000                720                                              $1,250,000               660 (max 60%)
                                                                                                                                                                                                                                                             $1,250,000               720 (max 65%)
    FULL DOC:                                 Max Combined Loan: $750,000                                               Max Combined Loan: $1,000,000                                              Max Combined Loan: $1,000,000                                             Max Combined Loan: $1,250,000
    Primary                  Max Line          Min Credit Score                                         Max Line           Min Credit Score                                       Max Line            Min Credit Score                                       Max Line                   Min Credit Score
    Residence                $350,000             660 (max 85%)                                         $500,000                 660                                              $600,000                  660                                              $600,000                         660
    (Condos ONLY)2           $500,000             700 (max 85%)                                         $600,000                 720                                              $750,000                  700                                              $750,000                         700
                             $600,000             720 (max 85%)
    FULL DOC:                                Max Combined Loan: $1,250,000                                              Max Combined Loan: $1,500,000                                              Max Combined Loan: $1,500,000                                       Max Combined Loan: $2,000,000 (max 60%)
    Second Home                                                                                                                                                                                                                                                        Max Combined Loan: $1,750,000 (max 65%)
    (1 Unit, PUDs &          Max Line          Min Credit Score                                         Max Line          Min Credit Score                                        Max Line            Min Credit Score                                       Max Line                   Min Credit Score
    Townhouses)              $250,000             660 (max 85%)                                         $250,000             660                                                  $400,000                  660                                              $400,000                        660
                             $350,000             680 (max 85%)                                         $400,000             680                                                  $600,000                  720                                              $600,000                        720
                             $400,000             700 (max 85%)                                         $400,000             660 (max 75%)
    FULL DOC:                                 Max Combined Loan: $750,000                                               Max Combined Loan: $1,000,000                                              Max Combined Loan: $1,000,000                                             Max Combined Loan: $1,250,000
    Second Home              Max Line         Min Credit Score                                          Max Line         Min Credit Score                                         Max Line            Min Credit Score                                       Max Line                   Min Credit Score
    (Condos ONLY)2           $250,000             660 (max 85%)                                         $250,000             660                                                  $400,000                  660                                              $400,000                         660
                             $350,000             680 (max 85%)                                         $400,000             680                                                  $600,000                  720                                              $600,000                         720
                             $400,000             700 (max 85%)                                         $400,000             660 (max 75%)
    Eligible                 Primary Residences & 2nd Homes                                             Primary Residences & 2nd Homes                                            Primary Residences & 2nd Homes                                             Primary Residences & Second Homes
    FULL DOC                 Agency 10-30 Year Fixed1                                                   Agency 10-30 Year Fixed1                                                  Agency 10-30 Year Fixed1                                                   Agency 10-30 Year Fixed1
                             Agency ARMs1                                                               Agency ARMs1                                                              Agency ARMs1                                                               Agency ARMs1
    SUNTRUST                                                                                                                                                                                                                                                 Agency 5 & 7 Year Balloons1
                             Agency 5 & 7 Year Balloons1                                                Agency 5 & 7 Year Balloons1                                               Agency 5 & 7 Year Balloons1
    First Mortgage                                                                                                                                                                                                                                           Agency Interest Only 30 Year Fixed1
                             Agency Interest Only 30 Year Fixed1                                        Agency Interest Only 30 Year Fixed1                                       Agency Interest Only 30 Year Fixed1
    Products 1, 3            Agency Interest Only ARMs1                                                 Agency Interest Only ARMs1                                                Agency Interest Only ARMs1                                                 Agency Interest Only ARMs1
                             Key Jumbo Fixed (including I/O)3                                           Key Jumbo Fixed (including I/O)3                                          Key Jumbo Fixed (including I/O)3                                           Portfolio ARMs (including I/O)3
                             Portfolio ARMs (including I/O)3                                            Portfolio ARMs (including I/O)3                                           Portfolio ARMs (including I/O)3


1
  HTLTV is the HELOC total loan to value and is calculated based on the TOTAL equity line amount. Agency transactions require an additional TLTV calculation based on the DRAW amount. Eligible for SIMULTANEOUS closings with a SUNTRUST first mortgage ONLY or STAND-ALONE closings. In all cases, for simultaneous
  closings the more restrictive guidelines of the 1st or of the Flex Equity Line ALWAYS apply. Refer to the Flex Equity Line and applicable first mortgage product descriptions for additional program parameters.
2
  Warrantable condos ONLY are eligible. Condominium conversions are NOT eligible in the state of Florida.
3
  I/O stands for Interest Only.
4
  A reduction of the maximum allowable HTLTV by 5% is required for properties located in a declining market. ALL properties located in the states of Florida and California are subject to a 5% reduction in the maximum allowable HTLTV REGARDLESS if located in a declining market. If the maximum allowable HTLTV is 80% or less,
  no reduction in HTLTV will be necessary. Refer to SunTrust’s Declining Markets Policy for additional information.




    NOTE: Refer to product description for geographic restrictions and complete program parameters.                                                              Page 1 of 2                                                                                                      LAST REVISION DATE: 01/07/08 (Broker)
                                                                                                        Flex Equity Line Highlights Matrix
Features                                                  ADDITIONAL INFORMATION                                                           Features                                                ADDITIONAL INFORMATION
Access Channel          Equity Line Checks                                                                                                 Income Documentation   On simultaneous transactions, when the FIRST mortgage is processed through DU or LP, the Flex Equity
Annual Fee              None                                                                                                               Requirements           Line may follow the income documentation requirements per the DU Findings Report or LP Feedback
                        The Flex Equity Line is NOT eligible for AUS as a stand-alone product. However, for simultaneous                                          Certificate (IF an acceptable AUS recommendation is received). Otherwise, the following income
AUS Eligibility
                        closings, it is eligible in conjunction with the first mortgage product that must be underwritten through AUS.                            documentation requirements apply for simultaneous loans and ALL stand-alone loans: salaried borrowers:
                        Payments due on the 20th of each month.                                                                                                   current paystub and/or W-2; self-employed borrowers: most current 2 years tax returns AND a current
Billing Cycle                                                                                                                                                     letter of existence of business from a CPA or current business license.
Broker Compensation     Flat fee based on the TOTAL LINE AMOUNT (i.e., Flex Equity Line TOTAL Loan Amount):
                                                                                                                                           Index                  Wall Street Journal Prime Rate
                        •     If line amount is $10,000 - $19,999.99:               $0 compensation
                        •     If line amount is $20,000 - $29,999.99:               $300.00 compensation                                   Interest Rate          Wall Street Journal Prime Rate + Margin (as posted on SunTrust’s Wholesale Rate Sheet)
                        •     If line amount is $30,000 - $49,999.99:               $500.00 compensation                                   Lien Position          First lien position for stand-alone purchase or refinance transactions. Second lien position for purchase
                        •     If line amount is $50,000 - $69,999.99:               $600.00 compensation                                                          transactions or applicable second or third lien position for refinances transactions. Third lien positions are
                        •     If line amount is $70,000 - $99,999.99:               $750.00 compensation                                                          only allowed behind an existing SunTrust second lien position on a refinance transaction.
                        •     If line amount is $100,000 or greater:                $1,000.00 compensation                                 Maximum Acreage        10 acres
Closing Costs           MUST be brought to closing by the borrower for purchase transactions. Fees may be included in the loan             Minimum Draw           Borrower has the option of taking a full, partial or no draw at closing in all eligible states EXCEPT the
                        amount on refinance transactions as allowed by the HTLTV requirements if a draw is taken.                          Amount                 states of Kansas and Kentucky. A draw MUST be taken at closing in the states of Kansas and Kentucky.
Credit Requirements     Minimum 3 traditional trade lines (two open for at least 12 months and updated within last 3 months). If                                  •      Kansas:                     MANDATORY initial draw of $5,000 (applies to both purchase and
                        trade line requirements not met, max 80% HTLTV, max 40% DTI and ALL income must be verified. If                                                                              refinance transactions)
                        previous bankruptcy, MUST be discharged for more than 7 years AND limited to a max 80% HTLTV. First                                       •      Kentucky:                   MANDATORY initial draw of $15,500 (applies to both purchase and
                        time homebuyers or borrowers who have owned a primary residence for less than 12 months must have a                                                                          refinance transactions)
                        minimum 12-months satisfactory rental or homeownership experience (prior homeownership is acceptable if                                   •      Illinois:                   OPTIONAL initial draw of $5,500 (applies to purchase transactions
                        the ownership is of a 12 month duration or is coupled with the rental history of a primary residence to meet                                                                 only)
                        the 12 month requirement) and have 3 open trade lines (each reported for the last 12 months and updated                                   •      ALL other eligible states: OPTIONAL initial draw of $5,000 (applies to purchase transactions
                        within the last 3 months).                                                                                                                                                   only)
Eligible Borrowers      U.S. citizens, permanent resident aliens, non-permanent resident aliens are eligible, including: salaried, self-                          A minimum draw of $250 is allowed during the draw period. Any check issued below this amount will be
                        employed, retired and first time homebuyers. ALL borrowers are eligible up to a maximum 89.99%                                            charged a minimum $25 draw fee (where permissible by state law).
                        HTLTV.                                                                                                             Minimum Line Amount    Arizona: $10,500; Kentucky: $15,500; All Other Eligible States: $10,000
Eligible Transactions   Purchase, rate/term and cash-out refinance transactions are eligible. Flex Equity Line transactions may be         Payment Options        Interest Only (minimum payment of $50) OR .5% of the balance plus accrued finance charges (minimum
                        originated SIMULTANEOUSLY with an eligible SunTrust FIRST mortgage ONLY or be originated as a                                             payment of $50). If the borrower does not select a payment option at application, the borrower will
                        STAND-ALONE transaction. A STAND-ALONE Flex Equity Line may NOT be used as a simultaneous                                                 automatically obtain the interest only payment option, which will remain in effect for the entire draw period.
                        transaction behind another lenders NEW first mortgage transaction. Construction-permanent transactions             Prepayment Penalty     None
                        are also eligible with the Flex Equity ONLY if originated in conjunction with SunTrust’s Construction-             Qualifying Payment     Interest only payment at 2% above the note rate calculated on the FULL amount of the equity line.
                        Permanent Loan Program at time of rollover/modification. The Flex Equity Line is not eligible as a stand-
                                                                                                                                           Qualifying Ratios      50% (all LTV/TLTVs)
                        alone product or with another lender’s permanent first mortgage product as part of a construction-permanent
                        (one-time and two-time closing) transaction.                                                                       (Max DTI)
Equity Line Draw        Ten (10) year draw period                                                                                          Rescission             ALL Flex Equity Line primary residence transactions (purchase and refinance) are subject to the right of
                                                                                                                                                                  rescission whether a full, partial or a zero draw is made at closing. The right of rescission is NOT used for
Period                                                                                                                                                            the initial proceeds advanced at the time of closing for the purchase money transaction; as these initial draw
Equity Line Repayment   20 year repayment period in all eligible states EXCEPT Tennessee. 5-year repayment period in the state of                                 proceeds MUST be used for the down payment and are non-rescindable. Rescission notices provided AT
Period                  Tennessee.                                                                                                                                CLOSING are for future draws only or for refinance transactions.
Equity Line Term        30 years in all eligible states EXCEPT Tennessee. 15 years in the state of Tennessee.                              Title Insurance        Simultaneous Closings: A separate title insurance policy is required for Flex Equity Line transactions with
Geographic              Not available in the following states: Alaska; Arkansas; Hawaii; Cook County, IL; Minnesota and Texas.             Requirements           line amounts greater than $500,000 (in addition to the title insurance requirements of the first mortgage).
Restrictions            Condominium conversions not allowed in the state of Florida.                                                                              Flex Equity Lines in the amount of $500,000 or less do not require a separate title insurance policy and are
                                                                                                                                                                  subject to the title insurance requirements of the first mortgage ONLY.
                                                                                                                                                                  Stand Alone Closings: A current owner title search is required on all loans. A full title policy is required
                                                                                                                                                                  ONLY if the line amount is greater than $500,000 or the Flex Equity Line is subordinate to a privately held
                                                                                                                                                                  first mortgage.




                                                                                                                                            Page 2 of 2                                                                                LAST REVISION DATE: 01/07/08 (Broker)

				
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