Archive for the 'Fixed Interest Rate Loans' Category

LITTLE STANDING IN THE RESERVE BANKS WAY

Sunday, February 28th, 2010

By Terry McCrann

From: Herald Sun  February 25, 2010 12:00AM
THE Reserve Bank will almost certainly lift the official interest rate by 25 points next Tuesday.
Both the governor Glenn Stevens and his deputy Ric Battellino have ‘told us so.’

Not, obviously, in specific words. Indeed they haven’t even yet ‘told’ their fellow board members. The management’s recommendation will be finalised and sent to board members today.

Further, any prediction of what might emerge from Tuesday’s meeting has to carry one big and one small asterisk.

The big one, is that some cataclysmic event doesn’t come out of left field. Like another, heavens forbid, 9/11, a Greek default, or even just a big - very big - fall on Wall St.

The small asterisk is that the actual decision really is made by the board; it doesn’t just rubber stamp what RBA management - Stevens - puts before it. So why only a ’small asterisk?’ Does that deny my very point?

No, it’s only a tiny risk, because the board has clearly signed on to both the overall strategy of lifting rates; and in doing so will, indeed has to, leave the tactical month-to-month (pause or lift) decision to management.

Yesterday’s benign wages - and so, potential future inflation - numbers are essentially irrelevant.
Because the RBA is not lifting rates to target an immediate emerging inflation threat.

Thus for the immediate future any inflation data impacts asymmetrically on the RBA’s tactical rate decisions. Bad data would tend to lock in a rate rise. Good data would be neutral; ‘other’ factors would drive the decision.

This in a sense is what Stevens ‘told us’ last Friday at his public appearance, what Battellino ‘told us’ in his second recent seminal (as in, telling us) speech; and what the whole RBA has ‘told us’ in its latest analysis of the economy a couple of weeks ago.

Simply, broadly, that in this crazy mixed-up world, the RBA has signed on to the China thesis not the Greek one.

That there’s more chance (risk?) of China continuing to boom than Greece causing some sort of financial and then perhaps economic implosion.
If not necessarily something as bad as GFC Mk II.
The RBA forecasts in the latest analysis had our growth strengthening to more than 3 per cent through the year and then kicking a little higher next year. And doing so despite the higher interest rates the RBA would deliver.The critical thing to understand is that the RBA believes it has to move rates back to neutral through the course of this year. Indeed, Stevens said that explicitly on Friday.

But also very importantly, it’s doing so not to fight emerging inflation. Again the RBA expects inflation to keep falling back into its 2-3 per cent target ban and stay there through 2011, although edging close to the limit by the end of that year.

So yesterday’s news of benign wages would merely reinforce the RBA confidence. But not divert it from its desire to lift the official rate by between 50 and 100 points. That’s importantly two to four moves.

Why important? Because it goes to the timing.  How many ‘in-a-rows’ increases we could get; how many pauses and of how many months at a time.

Stevens and Co are fully mindful of the uncertainties both ways. China could ‘peter out’ - that probably means growing at ‘only’ 6 per cent rather than 10 per cent. Or the developed world could pick up some pace, backstopping if you like a booming China.

The first would tend to see the RBA only delivering two more rises, if that; with an extended pause after Tuesday’s increase.

The second would tend to see the RBA deliver four rises and do so pretty quickly.

As it would want to get back to a ‘low neutral’ fairly quickly, by say June, and perhaps an ‘upper neutral’ by July-August.

Politics and the budget will also have to be factored in, more to the timing of moves than the aggregate.

The other critical thing to understand about both timing and quantum is that if inflation does start to rear its head, Stevens will want to go above neutral.

In those circumstances, he would end up wanting to deliver, say, six increases over the year. Passing next Tuesday would leave a lot of ground to make up. In those, it needs to be stressed, unexpected circumstances.

Passing next Tuesday would also mean we would go (at least) four months without an official increase.

From the last one in December, to the next (possible) one in April.

That is too long a gap in the context of what the RBA believes is likely to develop over the year and where the official rate is. In three words: still too low.

The RBA wanted time to assess the impact of the initial increases and also the mix of global developments. It has had that time, and the statements all show very clearly how it has decided the balance of risks.

There’s an interesting coincidence around the word ‘four’ and an interesting comment on the psychology of the economentariat.

Three weeks ago, the economentariat unanimously believed the RBA would do ‘four-in-a-row.’ After in December being all-but united in declaiming it wouldn’t possibly contemplate ‘three-in-a-row.’

Not there’s a significant sanguinity that the RBA would sit on its hands for ‘four months.’ It won’t.


Paying more … banks are doing better even though borrowers are about $530/month worse off

Monday, April 13th, 2009

Gouging by banks revealed
Scott Murdoch and Tim Boreham | April 13, 2009
Article from: The Australian

THE major banks are making $450 a year more from each average home mortgage today than before the global financial crisis as they exploit weaker competition from non-bank lenders.

The cash grab by big banks, revealed in an analysis conducted for The Australian, threatens to further increase tensions between the banks and the Rudd Government.

Paying more … banks are doing better even though borrowers are about $530/month worse off

The banks have cried poor, declaring they cannot afford to pass on the full benefit of the Reserve Bank’s latest 0.25 percentage point interest rate cut because they are suffering from increased costs.

The ANZ, Commonwealth and Westpac have cut mortgage rates by only 0.1 of a percentage point while the NAB has given mortgage holders nothing.

However, an analysis of bank funding costs by Fujitsu Consulting shows the banks have increased the profit margin on home loans over the past two years.

The major banks are making at least $450 a year more on the average mortgage now compared with two years ago, at the peak of the economic boom and when interest rates were higher.

The raised margin reflects reduced competition as the majors buy smaller competitors and non-bank lenders exit the market.

The banks are disputing the Fujitsu assessment. However, it increases the political pressure on the Government, which has been accused by the Opposition of being too close to the banks.

Calculations by Fujitsu Consulting show the profit margin on a $300,000 loan has increased from 0.8 per cent two years ago to 0.95 per cent. The increased profit margin has coincided with the banks’ share of the home loan market surging past 90 per cent.

In the past year there were 125,000 new mortgages originated, which, based on an average loan and the increased profit margin compared with two years ago, means the banks have earned an extra $56.25 million from those mortgages alone.

Fujitsu’s calculations were based on the net margin between a blended mix of funding sources for the major banks.

A recent report by Fujitsu and investment bank JPMorgan found that the cost to banks of raising money in Europe, one of the major markets for the institutions, has become significantly cheaper, by at least 0.5 per cent, in the past month.

“The banks have been more aggressive in reclaiming these higher funding costs to maintain profitability,” analysts at JPMorgan said.

“Banks have already passed on considerable rate rises to both households and businesses.”

The decision by Westpac, ANZ and the CBA to cut their standard variable rate by only 0.1 of a percentage point was expected to save the three banks $850million a year, they said.

“At the moment, on our calculations, the margins on the loans have increased and the reason for that was we had a lot of non-bank lenders in the sector,” Fujitsu’s Martin North said.

“When the non-banks disappeared, all the competition disappeared.”

However, Fujitsu’s findings were challenged by CBA and Westpac, the country’s two biggest home lenders.

CBA spokesperson Steve Batten said the $450 figure was “not consistent” with the bank’s experience. “The margins on CBA’s home loans … have contracted, as reported at our interim results in February,” Mr. Batten said.

Westpac spokesperson David Lording said its margins had been “contracting for many years”.

Goldman Sachs JBWere chief economist Tim Toohey said the Reserve Bank would have been aware of the prospect of the retail banks not cutting rates when it decided to move interest rates down to 3 per cent.

The Bank of Queensland chief executive David Liddy said the political reaction was not justified as the Australian banks still faced higher costs for funding sourced from domestic and offshore financial markets.

“To hear the Government and the Opposition say that banks need a kick up the bum is irresponsible,” Mr. Liddy told The Australian. “I think that the federal Government is only interested in one thing and that’s the stability of the big four, they are not interested in competition at all.” Mr. Liddy has campaigned for the Government to reduce the 150-basis-point charge the bank incurs for using the government guarantee to insure retail deposits and access overseas funding markets, whereas the top four banks pay 70 basis points.

“That needs to be fixed, there has never been that much difference between the pricing in the market,” Mr. Liddy said. “That is why we are not seeing all of the changes in the cash rate being passed on.”

Phone: 1300 735 161

www.mrsmortgage.com.au

Don’t be quick to fix loans as rates to keep dropping

Sunday, September 7th, 2008

By Nick Gardner

Article from: Sunday Herald Sun

September 07, 2008 12:00am

VICTORIAN house hunters have been given a new headache with last week’s interest rate cut leaving them tossing up between fixed and variable loan deals.

First-home buyers and those wishing to re-finance have been forced to look hard at the fine print of their loan offers as economists predict interest rates to fall a further 1.5 per cent over the next 18 months.

Even though those with a $300,000 loan would have saved $55 a month from the Reserve Bank’s cut, they may be out of pocket if they lock their rate long term.

Bank variable rates fell to about 8.36 per cent during the week, compared with the best fixed deals that start from 7.99 per cent.

On today’s rates, that is an instant saving for those who fix.

But if predictions of further falls are accurate, variable mortgage rates could fall to about 7.11 per cent within two years.

And buyer beware — that relies on banks passing on their savings to borrowers, which investment gurus believe unlikely given their “higher cost” of sourcing funds on the international market.

Pressure exerted by Treasurer Wayne Swan before the rate cut prompted the banks to respond within five minutes of the announcement last Tuesday.

But Commonwealth Bank boss Ralph Norris said banks might not be able to pass on many more cash-rate reductions.

“I can’t guarantee anything,” he said.

“At the moment we have a situation where offshore funding costs have increased dramatically — about eight fold in margin over the past nine or 10 months due to the overseas crisis,” he said.

Mortgage brokers have been crunching the numbers for borrowers since the rate cut, trying to work out the best way to save them thousands during the life of their loan.

Jennifer Neilsen, chief of mortgage broker The Loan Market Group, urged caution on fixing rates.

“The cheapest fixes at the moment are about 8 per cent and you wouldn’t want to fix yet,” she said.

“Variable rates are the way to go. The trick is to fix when you can see we are nearing the bottom of the cutting cycle, and we are a long way from that at the moment.”

Financial markets have priced in an 80 per cent chance of another cut next month, and were expecting a further two by April, bringing the cash rate down to 6.25 per cent.

Frank Lopez, of financial data firm Cannex, said borrowers could get the cheapest variable rate if they went for a deal with no bells or whistles.

“Many people who take mortgages with lots of additional features such as redraw or payment holidays never actually use them — or don’t use them enough to justify the higher rate they pay for the privilege,” Mr Lopez said.

“Think hard before paying for any extra features at all.”

SAVERS

While borrowers may be celebrating the rate cuts, the future looks less rosy for those banking their pennies.

Savings accounts rates have already been falling and may fall rapidly as further cuts kick in. But there were some good deals available this week.

Many planners advised those who depended on savings accounts to boost their income to lock into a term deposit account before rates fell any lower.

Paul Bilson, of Woodward Nhill Financial Planning, said he favoured a mixture of term deposits and income funds.

“Sure, put part of your money into term deposits, but remember there will be penalties if you need to access your cash,” he said.

Mr Bilson said most income funds, which primarily invest in mortgage debt, were returning seven to 8 per cent “There is a little more risk,” Bilson said.
“They are not guaranteed — you have to make certain that the one you choose is very well rated.”

He said companies including Mariner, Axa and Colonial First State all ran good funds invested in quality loans, fixed interest securities and cash.

INVESTORS

Usually a rate cut is welcomed by the stock market because it makes the returns on cash less attractive and so forces more money into the stock market.

But after the cut on Tuesday, the market finished marginally down and fell further later in the week, stripping 5 per cent off Australian stocks.

It was the worst result since the major index fell 5.53 per cent in March.

Shane Oliver, chief economist at AMP Capital, said: “It is difficult to escape the bad news in the economy, which is going to make it harder for companies to grow their profits, and that will act as a drag on the stock market for some time.”

He said retail and discretionary spending would be hit hard by an economic slowdown.

“Unemployment will rise, but these things do not last forever,” Mr Oliver said.

Repay more often, but beware of fixed mortgages

Wednesday, October 31st, 2007

Borrowers considering entering a fixed-rate mortgage to avoid the impact of higher interest rates might be better off staying with a variable mortgage, some economists warn.

Fixed rates on mortgages have already priced in variable rate rises beyond any forecast moves. Hence, the financial benefit of fixing is minimal and may in fact cost more in interest to fix than stay on a variable rate.

For risk-averse borrowers, worried about a sharp rise in variable interest rates, analysts say the best solution is to fix part of your mortgage, but keep part variable to retain repayment flexibility.

Fixed-rate mortgages often restrict extra repayments borrowers can make on their mortgage, limiting their ability to reduce interest costs.

The good news is that borrowers can avoid the impact of higher interest rates by simply repaying their mortgage fortnightly rather than in monthly installments.

Most lenders will give borrowers the option of repaying their mortgage by monthly, fortnightly or even weekly payments. By paying a monthly repayment in fortnightly installments, borrowers essentially get the equivalent of an extra month repayment each year as there are 26 fortnights in a year.

Thus borrowers are effectively making 13 monthly repayments every year rather than 12.

As an example on a $200,000 loan taken over 25 years at the standard variable rate of 8.32 %, there is a saving of approx as an estimate of $50,000 in interest over the term of the loan just by repaying in fortnightly installments rather than monthly.