Loan-to-value (LTV) ratio of 65% to remove escrow? I just got off the phone with Wells Fargo to try to close my escrow account on my mortgage (prefer to just manage taxes &amp; insurance myself).   I'm currently at an LTV of 75%, and after doing some quick research it seems like 80% is pretty much the standard for allowing removal of escrow. I was surprised when Wells Fargo told me 65% was necessary.   Even quoting their  about escrow accounts  Most of the time, escrow accounts are required if your down payment was less than 20%.   seems to imply an LTV of 80% would warrant closing an escrow account if desired.  Does this seem highly unusual, or would this be considered a fairly typical ratio?
After hitting 80% LTV, my mortgage lender refuses to remove PMI. Any recourse? I recently refinanced my home. At the time based on the appraisal vs. amortization I found I would be stuck with PMI (private mortgage insurance) for about 9 months.  I've paid extra on the mortgage each month and after 7 months I got my LTV (loan-to-value ratio) to be 79%. Yay! So I called Pacific Union and asked for PMI to be removed.  The woman said I'd need to fax in a written request. Then she added that my written request would likely be denied because my account had not been in good standing the last 12 months. I pointed out that I'd only had the loan for 7 months and had never been late, but that didn't seem to matter to her.  So I faxed in my written request. Then I read through all my documentation on my loan. Nowhere did it say that I needed to have the loan for 12 months.  After a week I called them back and they said it would be another week for a decision.  So, I waited another week and called. They now just had a recording saying they were too busy to take a call and I could leave a callback number. I did this and never heard back. I've now tried twice more to call them. Each time I leave a number and each time I don't hear back. So I've fired off a written request again.  At this point we've gone around the horn to the next month and in two short days I'll be paying PMI on March's payment.  Do they have any grounds to not remove PMI? Isn't it federally mandated that PMI must be removed at 80%? Any recourse anyone can think of?  [EDIT] - I heard back from Pacific Union. They state that I did not sign anything agreeing to these terms which is what I was certain of. They state these terms are simply automatic with Fannie Mai backed loans and it doesn't matter if I was informed or not about these terms. They also chose not to hide behind the "no late payments" clause and instead said they were requiring an appraisal to remove PMI. Of course an appraisal is $400 and I'll hit 78% LTV before I would pay that much extra in PMI. I have now contacted a lawyer. I'll update again with whatever opinion the lawyer has and whether I proceed or not.  [EDIT] - I filed a BBB complaint. They waited 30+ days to respond. In their response they indicate that the first woman (and some SE users below) are wrong. The loan does NOT have to be in good standing for 12 months. The loan simply needs no late payments within 12 months. They then hide behind the request for another appraisal as the sole reason to not remove it. I checked with Fannie Mae who backs the loan and was told this is optional per the lender, however the lender can force it and I have no recourse. Additionally, they could have asked for a Broker's Price Option (BPO) or a certificate of value which would cost me hundreds less.   At this point I cannot continue to fight them because the amount of PMI I'll pay until 78% LTV is equal to or less than the appraisal cost of $400.  [EDIT] As of August 2015 I've hit 78% LTV. I called Pacific Union to ensure that the automatic cancellation of PMI had happened. They said no, I'd need to request that in writing. This is a violation of federal law as it's supposed to be automatic. They also said they would still deny it because now they want 24 months of good history. I've sent a threatening letter off and am waiting for a reply. If any lawyers come along and read this I'd sure like to hire you.  [EDIT] After my letter they said they would remove PMI. They did not and I was charged again in September. I called them yet again and complained. They said PMI was going to be removed. They then charged my again in October! I called again. I called again and went berserk on the phone. PMI was finally removed for November 2015. First month without it.
change caption in list of tables I would like to change the caption in the List of Tables in a way it is different from the caption in the corresponding table. How can I do that? Does there exist a command to do that? How to make unit selection circles merge? Is a capacitor in an open circuit charged? Say I have a circuit consisting of a battery, a wire, an open switch, and a capacitor. The circuit is open since the switch is open.  My book says that the capacitor will only be charged when the switch is closed, but I don't see why this is true. I would expect the capacitor to be charged a little - not as much as if the circuit is closed, but still charged none the less.  To further illustrate my point consider this: If the circuit is open, the current must be zero. Consequently the field must be zero. For the field to be zero, the capacitor's field must cancel out the battery's field. Therefore the capacitor must be charged.  Generalizing this concept, shouldn't capacitors be charged (to a lesser degree) in open circuits?  EDIT: In other words, if the field is zero, the capacitor must be charged to cancel out the field of the battery. An inequality for arctan$x$ Why it is true that $|\arctan x-\arctan y|\leq |x-y|$? I have tried to use $\tan x$ but I didn't conclude to something. Help removing subsection and subsubsection numbers from Table of Contents TOC Hello I am trying to further modify my TOC.  I got an answer  as to how I could remove the \section numbers on the left side of the TOC and now I would like to expand that.  I would like to remove the left-hand numbering for \subsection and \subsubsection as well but I do not know how.  (I also want to keep these numbers out of the document and I am using \def\sectionformat{} to do that)  Also, my TOC is slightly over one page and so I would like to adjust the spacing from 2 to 1.5,  is there any way to do this?    \documentclass[12pt, a4paper, twoside]{article}     \usepackage{baskervald}     \usepackage[margin=1in,bindingoffset=15.5mm,heightrounded]{geometry}     \usepackage[T1]{fontenc}     \usepackage[notes]{biblatex-chicago}     \usepackage{filecontents}     \usepackage{microtype}     \usepackage{url}     \usepackage{makeidx}     \usepackage{indentfirst}     \usepackage{setspace}     \usepackage{chngcntr}\counterwithin*{footnote}{section}     \newcommand*{\textsubscript}[1]{$#1{}$}     \DefineBibliographyStrings{english}{references = {Works Cited}}     \DeclareBibliographyCategory{primary}     \makeindex     \addbibresource{bibliography.bib}     \makeatletter     \let\latexl@section\l@section     \def\l@section#1#2{\begingroup\let\numberline\@gobble\latexl@section{#1}{#2}\endgroup}     \def\@seccntformat#1{\ifcsname #1format\endcsname\else\csname the#1\endcsname\quad\fi}     \def\sectionformat{}     \def\subsectionformat{}     \def\subsubsectionformat{}     \makeatother     \author{}     \title{\vspace*{36 pt}\textbf{\emph{\Huge{Big Important Title}}}\vfill}     \date{}     \begin{document}     \tableofcontents     \section{Part I}     Hello World     \end{document} How are "Little Planet" photos created? How do you make mini-planet photos like this one?   By Guido Radig (Own work) [CC BY 3.0 (, via Wikimedia Commons  Here are some examples of what I mean on Flickr:  - though I would be open to a better source of examples. Full Wi-fi/ethernet signal but no internet I have a larger, external monitor connected to my MacBook Pro and have arranged it such that the dock is in the external monitor (via System Preferences > Displays > Arrangement, by dragging the white bar to the larger screen). This works fine, except for the fact that every now and then, the dock will suddenly shift back to my MacBook screen, but when I open up Displays to change this back, the white bar is still on the external monitor. So I have to drag it to the smaller screen, and then drag it back to the external monitor.   It's a minor issue, obviously, but I've noticed that it has been happening more and more frequently and it's getting quite annoying. Perhaps there's something I've been doing unintentionally for this to happen?   I'm using Mavericks, 10.9.5. Cannot translate vertice/edge will duplicate pronoun agreement in neither nor Which one is correct?   Neither my friend nor I feel my best in the morning. Neither my friend nor I feel her best in the morning. Neither my friend nor I feel our best in the morning.    I already know that the verb agrees with the subject closer to the verb:   Neither my friends nor my brother understands me. (correct) Neither my friends nor my brother understand me. (wrong)   AND   Neither my brother nor my friends understand me. (correct) Neither my brother nor my friends understands me. (wrong) I keep running into areas where I see a chest in a section of the room that seems completely walled-off. Is there any way to get to these, or is that just the randomly generated dungeon being a tease?  I had to splice two screenshots together to show an example of what I'm talking about:   Is there any way to get in there? What does the 'static' keyword do in a class? Can I prevent enumeration of usernames on my wordpress site? I can see users at the moment using the WPScan tool. Too long in Primary Fermentation? What's the maximum amount of time for primary fermentation, assuming the beer is going straight to bottles next? Will it over ferment and then fail to carbonate, if left too long in a carboy? Evaluation of OptionValue[] Alert on edit after a downvote IE11 making background image text blurry Google Sheets has several import functions   IMPORTDATA IMPORTFEED IMPORTHTML IMPORTXML   Sometimes the above functions returns errors like #N/A Imported content is empty and would like to be sure that there isn't a problem with the resource content to be imported.  How do I know if these functions are able to get the content that I looking to import?  I know that there also exist IMPORTRANGE but that function only is able to import content from Google Sheets spreadsheets Normally, when a user edits one of my posts, I receive a notification like on the following depending on the case   User has editing privilege (click to visit revision)   Users' edit is submitted to review queue (click to visit review queue)     The above notifications were received instantaneously (or less than 30 minutes, in case caching is supposed to be the answer) as the edit was done/suggested.  But I did not receive any such notification today (yet) on an edit made on my . I think it is a possible bug and should be looked at. The recent notifications list I have is shown below: How does a magnet work?