I am on the title but the mortgage is not in my name, how soon can I refi from the last late pay?

More info needed,, you really need to tell us how many days late the payment was made and how many times in the past 12 months the payment was late.. For underwriting standards, a payment is not considered late if it is made late less than 30 days.. so 30 days or fewer late will not show on the credit report.. if the payment was over 30 days late.. then we would need to know if you went 60,90,120 days.. Also, how many 30,60,90,120 days late payments did you have in the past year.. and in the past 3 months.. We also need to know what loan product you would qualify for, as the allowable late payments are slightly different depending on whether you go FHA, VA, USDA, or Conventional.. The short answer is there are loan options available.. if you have only had 1 30+ late payment in the past year.. then a letter of explanation is all that is required.. if you have had more than that.. then we really need to know much more details to advise you.. The best advice I can give you is to contact a mortgage banker/broker and apply with them. Once they see your complete loan profile, they will be better equipped to advise you properly. Also, by applying with a Banker/Broker, you have an advantage because he's familiar with local customs and works with many lenders with each one offering a different type of lending program. This is unlike the local bank which typically only has a few lending programs. The more lenders, the more lending options, and the more likely your scenario will be accepted.. Plus, the banker/broker is experienced in seeking out the best loan terms for your particular scenario, and he has lower overhead which typically results in lower rates and fees than most of the big box banks. I'm a preferred Lender with California and Arizona being my primary markets. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. 480-287-5714 WilliamAcres.com NMLS# 226347 / RPM Mortgage NMLS 1541014 / AZMB0121893