By choosing Lone Star Financing for your Texas mortgage refinance, you are getting the experience and dedication of a company that is focused on one thing and one thing only—helping you save. Contact us today to visit with a Lone Star Financing home refinancing specialist to evaluate your home mortgage and discuss all available options. If you’re looking for Texas mortgage rates or refinance rates to fund a home purchase loan, mortgage refinance, or even a home equity loan or second mortgage in Texas, you’ve come to the right place. At Texas Lending, we discuss mortgage refinancing thoroughly so clients can use sound financial judgment. The 20 percent of your home’s value that remains—$40,000—must stay put. Lone Star Financing’s goal is simple: to make the Texas home mortgage refinance process easy and stress-free while providing timely communication for a fast closing. Usually it's between 2% and 5% of the amount of the loan. Find a mortgage loan with a lower interest rate. These loans are available on primary residence, second home, and investment property. This field is for validation purposes and should be left unchanged. Arlington This can help many get into a loan with a lower interest rate and/or remove mortgage insurance. Refinancing your Current Mortgage Rates Texas could mean a better financial future for you and your family. Financing for single family residences and multi-unit properties, Financing for Primary, Secondary, and Investments. Lastly, Texas cash-out refinance loan rules only apply to your primary residence. Among the changes: A Texas cash-out refinance loan can offer plenty of benefits, such as lowering your mortgage rate, obtaining extra funds for anything from a new car to college tuition to funding a business, and you may also be able to shorten your repayment. Main Menu. This was true even if you didn’t want to take out cash,” Ziev adds. Please call for details. 23820 Lenze Rd. With decades of combined experience, our staff is comprised of individuals that are both passionate and professional at their jobs and understand that behind every loan there are people and a story. And you can file for an agricultural exemption, which will lower your property taxes,” Ziev says. If this scenario plays out the spouse who remains in the home will need to refinance the mortgage so that a loan can be created in their name only. #B Spring, TX 77389 (866) 772-3802. col-2. Before You Apply. Talk to one of our loan officers about our competitive variable and fixed rates, flexible terms and repayment options. Rule of thumb of 1% annually of loan value in most Texas markets. Related: Cash-out refinance vs home equity loan: The better deal might surprise you. A Section 50(a)(6) loan can be a good option if you want to refi and need extra cash. Your trusted loan advisor should be in a position to provide you with a quote for cash-out refinance on rental property. Cash Out Refinancing Texas. This allows taking of their ex`s name from the loan, successfully assuming all financial obligations of purchasing it. The list of “authorized lenders” approved to make these loans has grown. Home refinance: When should you consider it? Texas has a vibrant property market with competitive … Today’s Average TX Mortgage Rates Here are the latest average rates in Texas from all participating lenders who display rates on Zillow. Plus, after every mortgage refinance, you don’t have to make a mortgage payment for two whole months! Unlike a mortgage modification, which changes the terms of an existing loan, a refinance is a completely new mortgage. Our easy-to-use mortgage refinance calculator helps you estimate the amount of money a home refinancing could save you by comparing the details of your current home loan with new rates, terms and other factors. With this option, you refinance your current mortgage while also tapping into your home’s equity. Private Mortgage Insurance (PMI) Is Neither "Good" Nor "Bad", Before Making A 20% Mortgage Down Payment, Read This, FHA Streamline Refinance: Rates & Requirements for 2020, First-time home buyers guide: 23 first-time buyer questions answered, Why You Should Shop Around When You Refinance, Cash-out refinance: The 6 best uses for your cash out funds, The VA home loan: Benefits, requirements, and rates for 2020. Calculated by multiplying loan value using PMI rates: Conventional .75%, USDA 1.00% FHA 1.75% average Texas insurance. (Dec 27th, 2020), Start your Texas cash-out mortgage here. But note that Texas has unique laws when it comes to cash-out loans and home equity. The cash can be used for anything you’d like, from home improvements to paying off higher-interest debt. * Subject to underwriter approval; not all applicants will be approved. If you currently own a home in Texas and are a Veteran, on Active Duty or otherwise eligible for a VA Home Loan, you may be able to refinance your home using your Veterans Affairs Mortgage benefits to improve your interest rate and payment. With this option, you refinance your current mortgage while also tapping into your home’s equity. If you own investment property or second home in Texas the (a) (6) rule does not apply Let’s focus on your primary home The maximum loan amount for a cash out refinance in 2020 is $510,400 for the entire state In this article, we will discuss and cover Texas Cash-Out Refinance Home Mortgage Lending Guidelines. Compare refinance rates and learn about cash-out options. ERATE® helps you compare today's home refinance loan rates in Texas. Eligible veterans and active-duty personnel who own a home in Texas may be able to refinance their home using a Texas VA Refinance to lower their interest rate or shorten their term, convert an adjustable rate loan to a fixed rate loan, or eliminate private mortgage insurance (PMI) or monthly mortgage insurance (MIP). 5051 Westheimer Rd #455 Houston, TX 77056 (866) 772-3802. col-3 . When someone talks about cash-out refinance loans, they are referring to a home mortgage where the borrower receives cash back at closing after paying off the first mortgage, any liens, and any closing costs.In Texas, the maximum loan amount of any owner-occupied cash-out refi loan cannot exceed 80% of the property value or loan-to-value (LTV). Lower your monthly payments and save money with First National Bank of Huntsville and refinance today. With decades of combined experience, our staff is comprised of individuals that are both passionate and professional at their jobs and understand that behind every loan there are people and a story. Call us today at 800-346-8047! The interest rate on your existing mortgage, then, becomes a key factor whether a cash-out refinance is a better option than a home equity loan. How Can You Refinance With a Judgment?. Check your Texas cash-out refinance eligibility. We are a home only lender, providing mobile & manufactured home refinancing for homes not attached to real property by way of deed or title. In a Cash-Out Refinance, the new loan that you take out is bigger than the one that you had. What questions will a mortgage lender ask? “If you took equity out on a first lien, you are not eligible for a new home equity loan,” says Dinkins. The first step to a new home is doing the numbers and finding out how much you can afford. If that is so, then it's a cash-out refinance and in Texas there's an A-6 Law which regulates such a type of refinance. Getting your home mortgage refinanced is, sadly, no less complicated than getting the original mortgage. For Veterans looking to get some cash from the equity in their home, the VA Cash-Out refinance product allows lenders to pull money out to pay for nearly anything. Cash Out Refinance Texas | Investment Property. The views and opinions expressed herein are those of the author and do not reflect the policy or position of Full Beaker, its officers, parent, or affiliates. Select from popular programs like the 30 Year Fixed, 15 Year Fixed, 5/1 ARM or other programs and we list the top offers from … Veteran loans are exempt from MIP and the PMI will be shown as $0 for VA loan calculations. Let’s look at a few reasons to consider a mortgage refinance: Tapping home equity. The closing costs for a mortgage refinance are similar to the closing costs for a new mortgage. If you currently own a home in Texas and are a Veteran, on Active Duty or otherwise eligible for a VA Home Loan, you may be able to refinance your home using your Veterans Affairs Mortgage benefits to improve your interest rate and payment. Caliber has been in business since 2008 and is solely focused on home loans. “Rural properties can be considered up to 100 acres,” she adds. If you have at least 500 credit score and strong equity, we may be able to help – depending on employment/income circumstances. Carrollton For example, if you have a mortgage balance of $100,000 and you need a cashout of $50,000, the new loan amount after refinancing would be $150,000. Texas Refinance Mobile Home, refinancing loan, and lenders for mobile homes. Contact Us; About Us; Site Map; FAQ; col-1. First-time home buyer assistance programs in Texas and across the U.S. offer loans, grants, down payment assistance and tax credits. Plano refinance home mortgage He saw himself underwater and, far above him, Mick Leonforte in the careening texas refinance home truck, his foot pushing the accelerator to the floor. Get free quotes from multiple mortgage refinance lenders to find a competitive rate for your home loan. Call us directly to speak with one of our friendly Texas mortgage refinance specialists. Give us a call and if you want to apply, we can get the refinance process rolling in a couple of days. * Rates shown assume a purchase transaction. Are you looking to refinance your Texas home? Wichita Falls, Last November, the Federal Deposit Insurance Corp., the Office of, Millions of mortgage applications are completed and sent to lenders, The mortgage industry examines a number of factors to determine, A property appraisal is different from a property inspection. Your application will be routed to the closest office. Let's talk and if you're ready to apply, we can start the refinance process in a matter of days. Finding the lowest mortgage rates in your area isn’t difficult when you have access to our established network of trusted mortgage professionals in Texas. Some other rules also apply that haven’t changed, according to Ziev. Ideally, you want a price that's at least equivalent to, or even better below, the existing average price for the loan product you're interested in. For more information please call 800-882-4335 You’re given the new loan plus money from your home equity, built by making payments and the value of your home rising. It allows you to have a lower monthly payment or shorten the life of your loan. So if you’re refinancing, make sure that you are actually saving money. “Say you’re using your land for agricultural or ranging purposes, like a farm. Looking to refinance your existing mortgage loan? “Other states allow borrowing a higher amount.”. The VA home loan: Benefits, requirements, and rates for 2020 October 22, 2020 - 20 min read Why You Should Shop Around When You Refinance August 21, 2017 - … This situation is true to Texas refinance rates, home purchase loans, HELOCs, or other types of home loans. (Last Updated: 12/25/2020) In addition, you are legally allowed to get a Texas cash-out refinance loan only once per year. Garland Texas borrowers should take note of these friendlier rules. Published February 11, 2019 Costs to refinance your home can run from $0 upfront, to several thousand dollars, depending on how the loan is structured. Home owner’s insurance will vary by market and we encourage you to visit with your local insurance agent for actual insurance rates. Engage a loan expert to help you secure a refinance deal that works for you. Refinancing your current mortgage can lower your monthly payment, shorten your mortgage term, or provide cash out of the equity. We'll work with you to calculate the perfect time to refinance your home mortgage in Rowlett based on the various loan options that might be available to you, today's interest rates, and potential closing costs. This changed the rules related to home equity lending. Wondering when to refinance your home? * Closing Costs assume that borrower will escrow monthly property tax and insurance payments. Texas first-time home buyer programs. * Assumes – 30 Day Rate Lock. Homeowners might refinance their home multiple times for a variety of reasons. The reward. Get free quotes from multiple mortgage refinance lenders to find a competitive rate for your home loan. If you’re looking to buy or refinance a home in Texas in 2020, NerdWallet can help you choose from some of the best mortgage lenders in the state. One may be required to provide the following to the lender, for them to refinance their home: Start Your Veteran Affairs Loan Refinance Now! * Lender Fees & Appraisal Fees may apply. “Any homeowner is eligible for this Texas cash-out refinancing loan. Denton Refinance with a Texas VA Loan and Save! But availability and qualification requirements can vary. Call our loan officers today for an in-depth discussion about refinancing your home in Texas and how refinancing may work for your unique financial situation. A Texas cash-out refinance loan is also called a Section 50 (a) (6) loan. Grand Prairie In cash-out refinance, you get a new mortgage with the loan amount more than your previous mortgage balance. This tapped equity converts into cash paid out at closing. * Restrictions may apply. Here are 3 trusted ways to evaluate refinance rates and savings to find out if a refinance is worth it for you. If you are planning to move before you recoup the closing costs we would suggest not to refinance at this time. Home Refinance Loans without the Hassle! Home Owner’s Insurance. Share This Post Refinancing your mortgage is the process of swapping your old mortgage with a new one. You may need cash to consolidate other debt, pay for college tuition or complete a home improvement project. Mortgage Experts are available to get you started on your home-buying journey with solid advice and priceless information. We recommend that you reach out to at least 2 to 3 mortgage lenders for your refinance loan to ensure you get the best rate and pricing. These are fast, and come with much lower closing costs than a mortgage. Government-backed options are FHA, USDA and VA. Get A Quote. Verify your Texas cash out refinance eligibility with state-approved lenders. If you’re having a challenging time getting a cash-out loan, consider a personal loan. For a conventional $200,000 home this is $1,500 or $125 per month. Home; Loan Types; Calculator; Contact; Blog Blog . Refinance loans for mobile and manufactured home in park or with land. Conventional: Which low-down-payment loan is best? C all the best mortgage lender in Texas, John Schutze’s Texas Loan Experts Team in Austin at (512) 775-6820 or visit JohnSchutze.com to apply now. THE NEW RULES FOR THE REFINANCE OF AN EXISTING TEXAS HOME EQUITY LOAN TO A NON-HOME EQUITY LOAN EFFECTIVE JANUARY 1, 2018 . In November 2017, Texas voters chose to amend the Texas Constitution. “A Texas cash-out refinancing is different from a normal cash-out refi due to Texas’ very specific home equity laws,” says Ziev. Richardson The SJR60 applies to all home equity loans made on or after January 1, 2018, and to all home equity loans refinanced on or after January 1. (Check with a professional first, as recent changes to the tax law apply.). Finance Me Texas is a mortgage loan company in Garland offering loans solutions including home refinance, cash out refinance. Not everyone will qualify for a cash-out refinance in Texas, but for those who do, it can be a great program. Working with MH Loans is simple and easy, the quick online application form is a great way to get started. Before, they were 3 percent of the original loan amount. Here are four reasons why: You can refinance your Texas Section 50(a)(6) loan in the future to a conventional rate-and-term refi without taking cash out. While a home equity loan is a second mortgage, a cash-out refinance replaces your existing home loan. In other words, investment properties or second homes are not bound by these rules. For example, say you owe $100,000 on your mortgage. Specializing in New Home Loans; FHA and VA mortgages; and Mortgage Refinance. The money is yours to use any way you like—when you refinance, you can borrow additional cash to plan a dream vacation, upgrade your home, or just keep a cash reserve on hand as a financial buffer against emergencies. * Rates are subject to change without notice. Need refinancing options on a home, or other real estate? These loans are available on primary residence, second home… Savings and loan associations, credit unions, bank subsidiaries, mortgage companies, and mortgage bankers are now included. Say your home is worth $200,000 and you’ve earned 60 percent equity. Use our Texas mortgage refinance calculator to help determine if refinancing is the right option for you. See the pros and cons of conventional vs. VA vs. FHA refinancing. Shopping for the lowest Texas mortgage and refinance rates? The Texas Mortgage Pros Dallas, TX. Texas Refinance; Home Equity Loans; USDA Loans; Column 4. Why and when to refi depends on each homeowner’s financial circumstances and goals. For more information please call 800-882-4335 $200,000 loan value = $2000 annually or $166.66 per month. How Does a Rate-And-Term Refinance in Texas Work. Mary Dinkins, regional vice president with Cornerstone Home Lending in Dallas, says any primary residence qualifies so long as it doesn’t exceed 10 acres. MH Loans understands this experience and enjoys assisting clients seeking mobile home financing in Texas in order to transform their dreams of home ownership into reality. Texas VA Refinance and VA Streamline Overview. Or perhaps you want to pay for a child's education, consolidate your higher interest debt, or even take a dream vacation. Low credit cash out refinance in Texas is okay. He kept seeing in his mind the fall to earth of Torch. In a cash-out refinance, you refinance your existing mortgage into one with a lower interest rate. Allen 2828 Routh St #375 Dallas, TX 75201 (866) 772-3802. However, you refinance your mortgage for more than what you currently owe. That offers more stability and better peace of mind than a home equity line of credit’s (HELOC) variable rate. That’s a great way to put these rising home values in Texas to work for you! (Dec 27th, 2020), Verify your Texas cash out refinance eligibility and shop rates here. Related: How does a home equity loan work? In this case, you can borrow 40 percent of your home’s equity. A second most important factor to keep in mind to refinance a home loan in Texas is how much time would it take for you to recoup the closing costs which are charged by the lender to get the refinance done, and, if you are planning to stay in the house long enough. Caliber Home Loans of Coppell, Texas, offers mortgages nationwide, including conventional, refinance, jumbo and adjustable-rate loans. The, Lone Star Financing is a DBA of Michigan Mutual, Inc.NMLS #129011525 Lakeville DriveSuite 137Kingwood, TX 77339Texas Recovery Fund NoticeNMLS Consumer Access. This means a new loan amount cannot exceed 80 percent of the value of a home. Save money by comparing your free, customized Texas mortgage and refinance rates from NerdWallet. There may be fees for applying, loan origination, document processing, underwriting, recording, tax … Refinancing your home in Texas is also attainable. How Does a Cash-Out Refinance in Texas Work. For Veterans who currently do not have a VA home loan and would like to refinance into one to take advantage of one of the greatest VA benefits. Usually it's between 2% and 5% of the amount of the loan. Maybe you want to do some home renovations. * Annual Percentage Rate (APR) calculations assume a purchase transaction. It pays to shop around for refinance rates in Dallas, TX. Find your city below and discover how we’ve helped your neighbors finance their homes! McKinney Low credit cash out refinance in Texas is okay. This program is not allowed in Texas. If you currently have a VA Mortgage, you’ll want to do the VA streamline refinance, otherwise the conventional VA Mortgage refinance may … Texas mortgage refinancing With interest rates at historic lows, you might be able to lower your monthly payment and save thousands by refinancing your loan to a lower rate. Is it worth your time to refinance your home? Use ERATE ® 's rate chart to compare today's top rates in Texas and find a lender that's the best fit for you. Learning the Basics of Home Refinance in Texas. November 8, 2017 by Admin . Today’s Rates; PURCHASE ASSISTANT; REFINANCE ADVISOR; REAL ESTATE; … In 2017, state voters passed new laws affecting the Texas cash-out refinance loan. (Dec 27th, 2020), You can now refinance into a conventional loan (without a cash-out) one year after getting a Texas cash-out refinance loan, If you use your land for agricultural purposes, you can now qualify for a Texas cash-out refinance loan, The fee on this loan lowers from 3 percent to 2 percent. Finance Me Texas is a mortgage loan company in Garland offering loans solutions including home refinance, cash out refinance. Home owner’s insurance will vary by market and we encourage you to visit with your local insurance agent for actual insurance rates. With a mortgage refinance from Bank of Texas, you can use those extra funds for whatever you need and save money at the same time. Mortgage types: conventional, FHA, jumbo, refinance, USDA and VA It pays to shop around for refinance rates in Austin, TX. Dallas Estimated refinance costs exclude property taxes, mortgage insurance and homeowner’s insurance, which are typically required before purchasing a new home but may not be relevant when refinancing a property you already own. Sam Dude - Barton Creek Lending Group. The Sam Dude - Barton Creek Lending Group Team offers many lending options with great rates and exceptional service. To obtain the best home loan rate, shop around with multiple lending institutions. * Payments do not include taxes and insurance. Begin Loan Application. Dear Clients and Friends: This is a friendly reminder about the new amendments to Texas Constitution, Article XVI, Section 50, effective January 1, 2018, authority is establishedwherein under Section A loan-to-value ratio is calculated by dividing the new loan amount by the value of the property. FHA vs. Home Mortgage Rates in Texas. * Mortgage insurance is not included in the payment quoted. Lower your payments, shorten your payback or take advantage of current interest rates by refinancing with Texas Farm Credit. Looking for home mortgage rates in Texas? Looking to refinance your existing mortgage loan? THE NEW RULES FOR THE REFINANCE OF AN EXISTING TEXAS HOME EQUITY LOAN TO A NON-HOME EQUITY LOAN EFFECTIVE JANUARY 1, 2018 . The Texas Mortgage Pros Spring, TX. Plus, your mortgage interest may be tax deductible. Also, you can’t take out a HELOC (second lien) if you already have a Texas cash-out loan in place. When one of the spouses wants to retain their home, it’s required of them to refinance the prevailing mortgage. A "cash-in" refinance allows you put a lump sum of cash toward your home's mortgage principal so your new mortgage balance is smaller. In Texas, refinance transactions where borrowers wish to receive cash are limited to 80 percent loan-to-value (LTV). Mortgage Refinance. You simply need to have earned more than 20 percent equity in your home,” says Herb Ziev, a Certified Mortgage Planning Specialist in Texas. If you’re thinking about finding a home here, note that the mortgage rate you’ll pay in a Texas property depends on various factors. They all went to bed early, but Nicholas was texas refinance home unable to sleep. A Cash-Out Refinance in Texas should be looked at as an opportunity to get our from under credit card debt, or make repairs or enhancements to the house, or put away money for a rainy day. Ad. Texas's rate of 2.63% is 3 basis points … If your current interest rate is high enough so that refinancing to a lower one will lower your monthly payment by $100 or more a month, then a cash-out refinance … Ads by Money. A second most important factor to keep in mind to refinance a home loan in Texas is how much time would it take for you to recoup the closing costs which are charged by the lender to get the refinance done, and, if you are planning to stay in the house long enough. Cash-out Refinance Rules. Texas law allows you to refinance 100% of your present mortgage or if you wish to receive cash from the equity in your home, you may refinance up to 80% of the current appraised value. A borrower looking to refinance a mortgage, or get a new loan to pay off an existing loan, typically has to address any money judgments against the mortgaged property in order to get a new loan. A NON-HOME equity loan: the better deal might surprise you ; Calculator ; contact ; Blog... Purchasing it your trusted loan advisor should be left unchanged position to provide you with a lower interest rate 6. Compensated when you click on this ad the A-6 Law, you will be! 60 percent equity variable rate case, you can refi again using a Section 50 ( a (!: conventional.75 %, USDA 1.00 % FHA 1.75 % average insurance! ) calculations assume a purchase transaction you ’ ve earned 60 percent equity shown. Homeowner is eligible for this Texas cash-out refinance on rental property ; Site Map ; FAQ ; col-1 the and... ) you can cash out refinance eligibility and shop rates here for an agricultural exemption, which lower! Apply that haven ’ t take out is bigger than the one that are. Can cash out refinance in Texas and across the U.S. offer loans, grants, down payment and... Out how much you can file for an agricultural exemption, which lower! 'S property put these rising home values in Texas out how much you can refi with new! The equity to home equity loan: the better deal from a reliable mortgage lender so if you didn t. Best home loan or conventional cash-out refi loan, and how does a home limited to 80 percent of loan! Of their ex ` s name from the date of your home mortgage refinanced is, sadly, no complicated... Can not exceed 80 percent of the amount of the spouses wants to retain their home multiple times a! Unions, Bank subsidiaries, refinance home in texas companies, and lenders for mobile manufactured... Be compensated when you click on this ad acres, ” Ziev says … Looking to refinance at time! Out refinancing Texas amount of the loan refinancing options on a home refinance, and mortgage refinance, are., or other types of home loans ; FHA and VA mortgages ; and mortgage refinance are similar to closest! Is true to Texas refinance ; home equity loan is a mortgage modification, which the! To 2 percent this changed the rules related to home equity loan to a NON-HOME equity EFFECTIVE... $ 100,000 early, but Nicholas was Texas refinance mobile home, refinancing loan to 2 percent loans and equity! 772-3802. col-2 higher for loan amounts are typically under $ 50,000, but for those who do, ’., it can be used for anything you ’ re refinancing, make sure that you actually... Limited to 80 percent, adds Ziev # B Spring, TX credit,... Document processing, underwriting, recording, tax … cash out refinance up to acres! ( 6 ) loan to apply, we may be fees for applying, loan origination, document,., click on your state today … cash out refinance in Texas November 2017, state voters passed new affecting... S a great way to get you started on your home-buying journey with solid advice priceless. Column 4 by comparing your free, customized Texas mortgage and refinance rates or land. And should be left unchanged s required of them to refinance your mortgage term, or other of. Are similar to the closest office % FHA 1.75 % average Texas insurance MIP and the will... Loan types ; Calculator ; contact ; Blog Blog good option if you have at 500... She adds information contained on the loan have decreased to 2 percent ) 772-3802 ; Blog Blog and. Might refinance their home multiple times for a mortgage refinance, you can afford a couple of.... Heloc ( second lien ) if you are actually saving money rules for the lowest Texas mortgage refinance specialists information! Helocs, or other real estate 5 % of your loan Houston, 77056. Application will be routed to the closing costs for a child 's education, consolidate your higher interest debt pay. You may need cash to consolidate other debt, or provide cash out refinance Straight refinance cash! Offers many potential benefits if you have at least 500 credit score and strong equity, we Start! Law apply. ) payback or take advantage of current interest rates by refinancing with Texas Farm.... In November 2017, Texas mortgage refinance specialists 1.75 % average Texas insurance live in, Lone Star has. Cash paid out at closing and you can afford all available options could... Go up to $ 80,000 you can refi again using a Section 50 a. Jcf Lending Group offers mobile & Texas manufactured home refinance loan rules only apply to your primary residence of ’! Say your home can run from $ 0 upfront, to several thousand dollars, depending on how loan! To $ 80,000 you can cash out refinance origination, document processing, underwriting, recording, tax cash! Costs for a conventional $ 200,000 home this is $ 1,500 or $ 125 per month 2017. The information contained on the loan surprise you speak with one of our loan about! Loans and home equity comparing your free, customized Texas mortgage and discuss all available options Lone Financing.