Archive for the 'General Mortgage Information' Category

Mortgage Myths for Home Owners & Potential Home Buyers

Monday, March 8th, 2010

Redraw Facility - Paying extra pay’s your loan down:   Not necessarily, if you have a redraw facility attached to you’re home loan and you pay extra funds into it, the extra funds sit in the redraw and are available for you to redraw.

The extra funds paid into the account do impact on the amount of interest you pay but the extra funds are not actually being paid off the principle of the loan. If you want to pay extra off the principle you need to contact your Bank or Lender and increase the actual monthly repayments.

 Assets are the same as income:   No matter the strength of your assets (for instance how much property you own or gold bricks you have hidden under the mattress), what makes the difference is your capacity to repay the loan through ‘regular substantiated income’, such as payslips and group certificates.When it comes down to servicing, a Bank or Lender will only lend as much as people can afford to repay. The amount of income earning capacity you have, will ultimately determine how much you can borrow. It’s the credit card balance, not the limit that counts:  When it comes to credit cards it’s not about the balance on your card or cards, it’s the total credit available that counts. Having a large range of credit does not necessarily equate to a good credit history. The same applies to ‘Lines of Credit’.

A fixed rate is always safer than a variable:  Every home loan is different – so too are the needs of each individual and family. What is important to remember is that fixed rates are calculated by capital markets over the period you sign on for, whether that be for three, five or seven years. If variable rates go down during this fixed period, you could end up paying a higher interest rate compared to the standard variable.  

When making the decision to fix, it is worth reviewing your budget, mortgage plan and strategy. Once a loan is fixed, if you suddenly decided to sell your home and or want to change back to a variable loan, you will be faced with break costs which can amount to thousands of dollars. Making your repayments minimum and monthly is the best strategy:  Not true. In fact, the interest on a home loan is calculated daily and is charged monthly, so the more regularly you make repayments, the less interest you pay over the life of the loan.    

A bad credit history doesn’t matter if you eventually pay it off:  Your credit history, records any missed or defaulted payments on such things such as credit cards, interest free contracts and mobile phone plans. A patchy credit history can haunt you – even if it is very old or just a one off small amount. There are two major credit reporting agencies that record all of these debts and lenders consult these agencies before they complete your loan application.

100 per cent home loans = no money upfront  Most people think that a 100 per cent home loan means that they do not have to pay any money upfront – however, this is not true. A 100 per cent home loan does cover the property purchase price, but does not extend to the additional upfront fees involved in buying a home such as legal fees, Lenders Mortgage Insurance, purchase & mortgage duty. Cheapest is the best:  A ‘cheap as chips’ interest rate may be a good incentive to sign on the dotted line, but beware – in many cases these loans may have higher fees and less flexibility, costing you more money over the life of the loan. A standard variable loan at a slightly higher rate with flexible features, such as the ability to make additional and lump sum repayments, can save you more money in the long run.

Personal debts can be rolled into a new home loan:  So you have a car loan and credit card debts, and you want to roll all of these into your home loan?  Makes sense, as the interest rate on your mortgage will be lower than your current rate.  But, first home buyers are not usually able to just throw all their debts together like this.  Usually you have to build up equity in the property and then use this equity to service the additional debt.

Start by paying just the minimum amount:   Many first home owners pay only the minimum monthly repayment, as they adjust to the new financial commitment.  However, at the start of the loan you are really only paying interest so by paying more than the minimum, you quickly reduce the amount of interest and principle on the loan.  As interest is calculated daily, repaying twice a month instead of once per month can also save you thousands in interest.

Refinancing saves you money:   Perhaps you have just bought your first home, and you are enjoying all the benefits of your own home.  Your first time mortgage is going well, but perhaps you fixed your rate six months ago and now rates are coming down, or maybe you want to switch to a different lender.  Refinancing sometimes costs money. In the way of exit fees for existing home loans, and settlement fees for the new loan.  However, the market is quite competitive currently and some lenders are giving all the power to the home owner.  Shopping around and refinancing your home loan can save you thousands over the life of you loan, but can also end up costing you more, so talk your possible choices through with your mortgage broker before making your decision.  Mortgage Insurance protects the borrower:  More commonly known as Lender’s Mortgage Insurance, this form of insurance protects the lender, not the borrower. The less deposit you are able to pay at application, the higher the premium you pay to compensate risk. Generally if you have more that a 20% deposit you are not required to pay Lender’s Mortgage Insurance.  

 

 

 

Commonwealth Bank posts $4.8b profit

Wednesday, August 13th, 2008

By: Danny John
August 13, 2008 - 11:06AM

Sydney Morning Herald

The country’s largest bank, the Commonwealth, today helped lift some of the gloom that has descended on the domestic economy by reporting a 7% increase in its annual net profits to almost $4.8 billion.

Whilst the rise was not as high as last year’s initial optimistic predictions, the outcome was in line with market expectations after the most volatile trading conditions seen by the industry in 30 years.

With the global credit crisis still raging and the domestic economy having dropped away from its high growth levels of the past few years, the Commonwealth turned in a result that indicated that the slowdown may not be as sharp as some commentators have suggested.

Shares in Commonwealth Bank fell as much as 2.7%, or $1.20 cents, to $43.31, tracking losses on the benchmark index..

The bank’s cash profits - the industry’s preferred measure of performance - came in slightly lower with a 5% increase to $4.73 billion - just over $100 million more than its 2007 record result.

The profit was struck against a 10% jump in income to $14.3 billion. Cash earnings per share though were more subdued, rising by just 3% to 356.9 cents per share.

Analysts had been anticipating a relatively flat result given the way that global funding costs for banks have risen sharply and that lending growth to consumers has slowed in the face of the steep increase in local interest rates.

That was underlined by Commonwealth’s second half performance - which covers the six months from the start of January to the end of this June - where profits were up by just 1% to $2.39 billion.

This was after a subdued first half in which its interim result was struck just as the credit crisis was in full swing.

Commonwealth’s slowing profits also mean that the returns for investors won’t be so high either. The bank today declared a final dividend of $1.53, slightly up on the corresponding period a year ago, which takes the final pay-out of $2.66 - up ten cents or 4%. Last year the rise was 14%.

However, there were few signs of any nasty surprises in the result with the bank seemingly avoiding the bad debt problems of two of its Big Four rivals, ANZ and National Australia Bank.

Commonwealth, which is exposed to debt-stricken corporates like Allco Finance Group, said its total charge for the year has been $930 million which is nearly $500 million higher than 12 months ago.

That takes the bank’s total provisions to $1.74 billion as it steps up its cover for the possibility of more sour loans from hard-pressed consumers and businesses. However, the charge is significantly lower than some of its competitors.

In a reflection of how difficult trading conditions remain, Commonwealth described its performance as ‘’solid'’ but also warned that the economic headwinds it faced over the past year will continue to dominate the industry over the coming 12 months.

All of its main divisions - retail, business banking, wealth management, insurance, international and New Zealand - all did reasonably well, though, all turned in higher individual profit increases despite the pressures on them.

Its outlook statement was overly cautious, with the bank saying that the uncertainty and volatility in credit markets would continue to put pressure on its funding costs and that loan growth _ the key to future increases in the sector’s profit performance - would drop below the average of the past decade.

Those ten years have produced a golden run for earnings growth for banks but the downturn means that the record results are unlikely to be repeated in the immediate future.

Commonwealth’s chief executive Ralph Norris said this morning that whilst he accepted profit growth had not been up to those recorded in previous years, he was still pleased with the outcome given the period the bank had just come through.

As for the coming year, he said the slowing economy was affecting the bank’s customers which was showing up in slowing credit growth.

‘’Whilst these broad trends are clearly evident the duration and extent of the slowdown is more difficult to predict,'’ said Mr. Norris.

‘’There are clearly a number of negatives at work in the Australian economy but it is important that we recognise there are potentially a number of positive influences.'’

These he listed as rising commodity prices, the growth still coming through from the country’s Asian partners, particularly China, the recent domestic tax cuts and “robust'’ business investment and infrastructure spending.

‘’The balance of these opposing forces favour continued modest economic growth not too far below the average of the past decade,'’ added Mr Norris.

However, he also sounded a cautious note and said that The Commonwealth would continue to adopt a ‘’conservative stance'’ until more signs of economic improvement emerged _ a reference to the possibility of interest rate cuts by the Reserve Bank.

Today’s result caps a torrid time for the country’s banking sector which has been gripped by huge volatility in debt financing and equity markets, all of which has been primed by the global credit crisis that erupted exactly a year ago.

Commonwealth’s relatively stable if somewhat flat outcome will at least partly re-assure investors who have been rattled in recent weeks by the profit warnings that emerge from both National Australia Bank and ANZ about their forthcoming figures.

Banking shares took a massive hit last month when NAB revealed it had taken a provision of $830 million against its $1.2 billion of collaterised debt obligations, a portfolio of US subprime housing loan-linked investments.

That portfolio is now effectively worthless with a total charge of over a $1 billion against it - a move which will cut $600 million from NAB’s previously expected profit of $4.4 billion for this year.

ANZ’s annual earnings are expected to be $800 million lower and will only reach around $3.1 billion when it reports its results in three months time because of higher bad debt charges taken against its exposures to the hard-hit property and financial services sectors.

However, some immediate relief has been provided by the two Melbourne-based banks’ rivals in the last few days with Westpac, Bendigo and Adelaide Bank and just yesterday St George confirming that their 2007-8 earnings would all hit a record.

Nonetheless, all three banks stated how tough trading had become over the last six months as the combination of higher funding costs and the wild swings in equity markets - which hits their investment earnings - had put pressure on their margins.

They have also suffered a ‘’double whammy'’ effect with increased interest rates (partly pushed through by the banks themselves) rising fuel prices and soaring food bills have seen lending to consumers drop off at a faster-than-expected level.

This, in turn, has seen growth in the domestic economy tail off sharply with the effect that analysts now expect the banking industry’s 2009 financial year to be harder than the one that is just finishing.

Blitz on predatory lenders

Wednesday, June 4th, 2008

By Nassim Khadem and Vanessa Burrow
Source: theage.com.au
June 4, 2008

PREDATORY non-bank lenders and mortgage brokers could face hefty fines, and even jail, under a move towards a national system of regulation proposed by the Federal Government.

The Government has released a green paper outlining areas where the states will transfer powers to the Commonwealth, to ensure better protection for “mum and dad” investors and mortgage holders, and prevent the kind of irresponsible lending that caused the recent US meltdown.

The proposal follows a parliamentary inquiry into home-loan lending practices that found state regulation of non-bank lenders and mortgage brokers was insufficient and recommended that the Commonwealth take over regulation.

Corporate Law Minister Nick Sherry said current regulation “is patchy, it’s confusing, it’s very difficult practically to change and in many areas it’s non-existent”.

Consumers received poor or inadequate advice, while opportunistic product promoters used gaps in existing regulation to take advantage of vulnerable investors, he said.

The Financial Services and Credit Reform green paper calls for federal regulation of mortgages, mortgage brokers, margin lending, non-bank lending and trustee companies.

It also suggests options on regulation of other products, including credit cards and personal loans, as well as debentures and property spruikers.

Options outlined in the paper will be considered through 30 days of consultation and then go to the July meeting of the Council of Australian Governments. A final regulatory framework is expected to be agreed with the states and territories in October, with powers transferred by the end of next year.

Businesses owe more than $700 billion, taking total credit on issue to more than $1.8 trillion as of March.

Reflecting the size and importance of the financial services industry, the states have already offered in-principle support to a nationally regulated mortgage industry, including the regulation of mortgage brokers.

Financial institutions yesterday gave cautious approval to the green paper’s recommendations, and many are considering offering submissions.

A Commonwealth Bank spokesman said the bank was yet to fully review the document. “However, in regard to licensing of credit providers, the bank supports such a move as it brings all credit providers under a national legislation banner and therefore provides a consistency of regulation that is not currently available under different state legislation,” he said.

A spokeswoman for AMP said the wealth management company “encouraged any initiative that brings (Australia) in line with world’s best practice and is also of benefit to consumers”.

Australian Bankers Association chief executive David Bell spoke of the suggested changes in glowing terms. “It is vital we have national consistency of financial services and business regulation to remove overlapping and inconsistent regulations,” he said.

The green paper sets out three options for reform, including retaining the status quo, regulating all credit, and regulating mortgages and the mortgage broking industry.

But it dismisses the first two options, proposing the Government accept responsibility for mortgages and associated advisers only.

“It is not self-evident that smaller loans such as personal loans are best regulated through a single national regime,” the paper states. “The use of credit facilities, such as credit cards or pay-day loans, may be affected by regional differences which may need to be accounted for in the regulatory regime.”

But Mr Bell said the Government should oversee the entire consumer credit picture.

“It would make no sense to leave responsibility for part of the consumer credit market behind with the states and for the Commonwealth to assume responsibility just for consumer mortgage finance,” he said.

Mr Bell said “a narrow focus on the dollar value held in consumer mortgages does not take account of the fact … that there are three times as many credit cards on issue in Australia as compared to home loans in the marketplace”.

The Mortgage and Finance Association’s chief executive, Phil Naylor, welcomed the green paper. “Since 2002, (we) have been pressing for regulation to weed out any mortgage and finance brokers who do the wrong thing,” he said.

The Consumer Action Law Centre’s policy director, Gerard Brody, said a national regulator would be able to make much speedier responses to problems in the credit area.

He said it was pleasing that regulation of property spruikers — notorious for holding investment and wealth building seminars that entice vulnerable people into giving up money — was part of a federal takeover.

Finance Sector Union policy director Rod Masson said the union supported a national system, but there was a need to look across the whole credit sector, including the major banks.

Home Loan News

Monday, April 28th, 2008

SOURCE: Laura Cochrane - Bloomberg

Australia’s non-bank mortgage lenders, which rely on the nation’s now dormant securitization markets for funding, won’t be able to sell mortgage-backed bonds for at least two years, according to FirstMac Ltd…

“We are assuming our business will come back in 2010 and if it comes back sooner it is a bonus,'’ Kim Cannon, chief executive officer of the Brisbane, Queensland-based non-bank lender said yesterday during a panel discussion at the Singapore Structured Credit Conference.

Investors have fled mortgage-backed bond markets as losses from securities linked to the U.S. housing collapse mount, or are demanding yields that non-banks are unable to meet. Australia’s commercial banks also cut funding lines for the mortgage lenders, said Alistair Jeffery, chairman of Bluestone Group.

“Prospects are fairly bleak generally across the non-bank sector in Australia and there is a substantial structural problem,'’ Jeffery said at the conference. “There are no immediate signs it is going to improve, but lessons have been learnt and when the market corrects itself there will be more diversified funding.'’

RHG Ltd. formerly Rams Home Loans Group Ltd., was forced to sell its franchise business to National Australia Bank Ltd. in October after the Sydney-based lender was unable to refinance short- term debt in the U.S. which it relied on to fund its mortgages.

Sale Consideration

Firstmac’s Cannon said he has considered selling his franchise to a bank in return for guaranteed funding.

“When the markets to do come back, the idea of having a bank on my balance sheet has crossed my mind,'’ Cannon said. “But why we work well is because we are nimble and can react quickly so I don’t want to be turned into a bank.'’

Jeffery said Sydney-based Bluestone, a lender to people with poor credit histories will “hibernate its origination side and preserve its brand'’ while it sells its ability to manage distressed assets.

Bluestone sold Australia’s last mortgage-backed bond in December at a yield margin of 108 basis points more than the bank bill swap rate. Yields for bonds with the highest credit rating are now about 250 basis points, according to the Australian Securitisation Forum. A basis point is 0.01 percentage point.

Questions to ask when applying for a mortgage loan

Saturday, March 8th, 2008

Applying for a mortgage is a very important part of buying a home or investment property. Knowing what to ask your lender could save you a lot of time and headaches, so before you sign your mortgage documents you should find out the answers to the following questions.

1. What is the interest rate on this mortgage?

It’s important you understand exactly what you’ll be paying in interest over the life of the loan. Even if you have a ‘honeymoon’ interest rate for the first year of the loan, you should be clear about what your interest rate will revert to after the honeymoon is over and ensure you can comfortably afford the monthly repayments on this higher amount.

2. Can I lock in an interest rate if I need to and what will it cost me to do so?

The interest rate of the mortgage you’re applying for may go up or down between the time you apply and the time you close so you might decide to lock in the rate for a specified period. Be sure to ask the lender if there is any fee for locking in the rate.

3. What are the bank guidelines for approving the loan?

The banks guidelines might relate to your income, employment, assets, liabilities and credit history, so be clear about what you’ll be asked and ensure you have the documents to support your application.

4. What documents do I have to provide?

You will probably need to provide proof of income and your assets and liabilities to get a loan. Find out what documents will be required in your particular situation by asking your lender and make copies of those documents for your lender.

5. How long will it take to process my application?

The approval process for your loan will vary from lender to lender. It often depends on how much business your particular lender is doing and how much business the market is seeing as a whole. When borrowers are knocking down doors all over town, loan approval will probably take longer. Just make sure you get a realistic estimate on how long your approval will take and use that estimate to determine when you should start house hunting.

6. Is there a minimum deposit required for this loan?

Depending on the amount of your deposit and its percent of the price of the home you’re buying, you might be charged different interest rates or quoted different loan terms. Loans at high loan-to-value ratios can cost more than loans with larger down payments. Still, customers with good credit or those who are willing to pay mortgage insurance may be able to borrow more than 80% of the value of the property.

7. What other costs will be charged on this loan?

Every mortgage comes with fees and charges for various services that lenders and other parties involved in the transaction provide. These may include application fees, valuation fees, bank solicitor’s fees and stamp duty on the mortgage documents. You need to find out what you’ll be charged and whether these costs can be rolled into the loan or need to be covered separately.

8. Can I make additional repayments on the loan?

Some mortgages only allow you to make the minimum monthly repayment, while others will let you make additional payments. If you can make additional repayments you should find out whether these payments will be credited towards the loan interest or the principal amount.

9. Is there an early repayment penalty on this loan?

The early repayment question is most important for loan shoppers. Generally speaking a home loan is not tax deductible and should be paid off as quickly as possible. Therefore, if you do come across extra money which allows you to pay off your loan early, it’s important to ensure you won’t be penalized for early repayment of the loan.

10. What might delay the approval of my loan?

If you provide the lender with complete, accurate information, everything should go smoothly and fairly quickly. However, there could be a delay if the lender discovers credit problems or requires extra paperwork, which is why it is critical to get everything in order (as much as possible).

This is where engaging the services of a Mortgage Broker can save you time and money, a Broker knows and understands the different loans and the different Lender’s available in the market place, they can take you through the total process from assisting you shopping for the right loan one that suits your lifestyle through to settlement.

Debt Consolidation – Structure and Save

Saturday, March 8th, 2008

With almost everything available on credit, borrowing via loans and cards has never been easier.

But some of this credit comes very expensive, with interest rates up to 20% and more.

An effective strategy to help you reduce your debts is to reduce the interest burden.

The first step is to separate all the different debts that you have – credit cards, car loans, store cards etc – and establish exactly what you owe, and what interest you are paying on each account.

The second step is to look at how much you can afford to repay each month.

If the bulk of the ‘debt’ is high interest it may be worth consolidating all your debts into one lower – interest loan.

One regular monthly repayment can be easier to manage, and a lower interest rate will give repayments more impact.

The lowest interest rate may be achieved by consolidating debt into a home loan. Most lenders will offer this option as long as there is sufficient equity available in your property to provide security for the loan.

Things to remember:

• Pay attention to any fees and charges associated with consolidation
• Keep repayments at the previous level – with the lower interest rate this will result in the debts being repaid sooner.
• By giving a mortgage over your property you place your property at risk if you default on the loan.

When looking to refinance – make sure your broker or loan provider is a member of the MFAA. All members of the MFAA adhere to a strict Code of Practice, have undergone comprehensive industry training and are bound by the Credit Ombudsman Scheme.

Property as security

Monday, February 4th, 2008

Security (or collateral) is defined as ‘rights over an asset belonging to another’.

When a mortgage is involved, the mortgagor gives certain rights regarding the property to the mortgagee in return for the loan of funds.

The property becomes security for the loan, allowing the mortgagee to recover the debt if the borrower does not repay the loan in accordance with the loan conditions.

Mortgagees are known as ‘secured’ creditors. They have an advantage over ‘unsecured’ creditors because they are more likely to recover their money in the event of default.

If loan commitments are not met, a secured creditor can sell the security and use the proceeds to repay the loan.

Unsecured creditors cannot do this. They must obtain a court judgment against the debtor to try to recover their money. Once this has been obtained they can execute the judgement, however the proceeds from the sale of assets must first go towards paying off any secured debt before whatever is left is applied to pay off unsecured debt.

From this it can be seen that secured debt is much more desirable, from an investor’s point of view, than an unsecured debt.

Mortgage Terminology (Who Owns Your House In Australia – You Do!)

Monday, February 4th, 2008

Mortgage & Mortgage loan

A mortgage is a form of security for a loan, usually taken out over real estate. Legally, a mortgage gives the lender the right to take the property if the borrower fails to repay the loan.

A mortgage loan is a type of loan account. Our tendency to abbreviate just about everything has resulted in a ‘mortgage loan’ becoming, simply ‘mortgage’. So, when we say we are taking out a mortgage to buy our new house, we really mean we are taking out a loan which will be secured by a mortgage over the property.

Mortgagee and Mortgagor

The mortgagee is the person or organisation providing the mortgage loan – the lender.

The mortgagor is the party providing the security for the loan. This is usually, though not always, the borrower.

Types of Mortgages

There are two types of mortgages in Australia:

Mortgage by way of charge
Mortgage by conveyance

Mortgage by way of charge

Mortgages that form a ‘charge’ over a property are the most common in Australia. They are typically used for torrens title and leasehold title property.

The mortgagor remains the legal owner, and the mortgagee is said to have an interest an ‘interest’ in the property.

Once the loan has been repaid in accordance with mortgage conditions, the mortgagor is entitled to have the mortgage removed (or discharged).

Mortgage by conveyance

This type of mortgage is used under the old system of property title. It results in the mortgagee becoming the legal owner of the property. It results in the mortgagee becoming the legal owner of the property. In other words, the property is ‘conveyed’ to the mortgagee.

The mortgage provides the mortgagor with a contractual right to redeem the property when the loan has been repaid. At this time, the property is ‘reconveyed’ from the mortgagee to the mortgagor. This type of mortgage is no longer common in Australia.

How are mortgages used?

The primary use of mortgage is to allow people to purchase homes with a relatively small deposit. As property is generally seen as a sound investment, mortgages are also used to finance the purchase of investment property for rental.

Mortgages can also be used to unlock funds tied up in property, allowing for the finance of other forms of investment, such as shares, or lifestyle acquisitions such as cars.

Mrs. Mortgage featured in “Career FAQs: Work From Home” by Claire Buckis

Sunday, December 23rd, 2007

Career FAQs book cover

This book was published in November 2007, and discusses the attractions and drawbacks of home based offices by looking at the real examples. Mrs Mortgage was interviewed for this publication. You can read the chapter on Mrs. Mortgage as a pdf here. We encourage you to buy this excellent book, available from www.careerfaqs.com.au and bookstores.

Are you financially savvy?

Thursday, December 13th, 2007

It seems Australians are not all that financially savvy, with the first survey on financial literacy, commissioned by ANZ Bank, revealing that we don’t really know as much as we should about money and how to manage it!

The survey revealed that only 5% of Australians claimed to have no difficulty dealing with their finances, which means that the rest of us are muddling along without the knowledge we need to make the right financial decisions.

When it came to mortgages, the survey tested knowledge about interest rates, redraw facilities, equity loans and termination fees, and the degree of understanding of the advantages and disadvantages of investment property.

So how do you think you’d fair in a survey like this? How much do you really know about finance and property? There is undoubtedly a huge demand for financial education, but where do you go for advice?

Many people wouldn’t think of going to a mortgage broker, but this is actually a good place to start when you’re after professional, independent advice.

One way to view the situation is to compare the services of a mortgage broker to any other professional - would you try to diagnose your own illness, or fix a major problem in your car rather than going to a doctor, or booking a service with a mechanic?

Of course not! We can’t be expected to be experts at everything, which is why we consult experts when we need to, and why you should always consult a mortgage broker when it comes to loans and home and investment property.

It’s all about being financially savvy by surrounding yourself with good people who have the experience to help you through the education process, and are willing to explain the complexities.