Archive for the ‘Home loan product’ Category

Rate cut fails to improve sentiment

Friday, May 18th, 2012

Consumer sentiment is flat, despite a 50 basis point cut from the Reserve Bank. The Westpac Melbourne Institute Index of Consumer Sentiment increased by 0.8 per cent in May from 94.5 in April.  Westpac’s Chief Economist, Bill Evans, said the results were surprisingly low and fell well below expectations.  Its is a disappointing result. It follows a surprise 0.5 per cent cut in the official cash rate by the Reserve Bank and extensive media coverage that the unemployment rate had fallen from 5.2 per cent to 4.9 per cent.

However, other factors appear to have offset these positives. Firstly there might have been a degree of disappointment amongst households that the standard variable mortgage rate was reduced by an average of 0.37 per cent. The results show that sentiment is two per cent lower now, than when the cash rate was, 100 basis points higher last October at 4.75 per cent.

 
The lower than expected sentiment could give the Reserve Bank reason to cut the cash rate again in the coming months.  Westpac’s current view that the Bank will wait until July before it cuts again but developments overseas along with today’s evidence that the recent cut has had little impact on Confidence could easily see the Bank bring that decision forward to the next Board meeting in June.

Refinancing Mistakes to Avoid

Monday, May 14th, 2012

Avoid these common mistakes and refinancing your home loan should be a simple, trouble-free experience. Successfully navigating the refinancing process can enable you to take advantage of better rates and features, as well as provide finance for a renovation, construction or property purchase.

Mistake # 1: A history of arrears
Lenders want to avoid taking on risk, which is why they ask for at least six months of loan statements in order to check your conduct. They won’t be impressed with missed/late repayments or going over the limit on any lines of credit, so wait until you have six months of clean history before making an application.

Mistake # 2: Too many credit enquiries
Every time you submit an application to a lender, it is recorded on your credit report. When the lender sees a number of applications they wonder why your application hasn’t yet been approved by another lender – this may be all the reason they need to decline the application. It’s our business as your mortgage broker to know how the criteria varies among different lenders and which lender you will have most success applying to.

Mistake # 3: Not thinking ahead
When shopping for a new loan, you’re probably looking for one that will suit your needs now, but what about a few years down the track? If you move house or take a career break to raise a family, the loan you choose needs to accommodate these life changes.

Mistake # 4: Failure to lock it in
If you fail to lock-in the new favourable rate of interest on your new loan, it may increase by the time your loan gets processed. If you wish to lock-in a rate we can offer that facility.

Mistake # 5: Not taking costs into account
Sometimes the savings you could make by switching loans are outweighed by the expense involved. Make sure you know what up-front fees you will be charged and conduct a thorough cost-benefit analysis before you go ahead. Let us know if you need us to do this for you.

Mistake # 6: Poor paperwork
Not supplying all the supporting documents when putting in your application can send it back down the bottom of the pile and the waiting game will start over again. It’s equally important when your loan is approved to review the documents properly before signing for a clear idea of the terms and conditions. As your mortgage broker we are experts at guiding borrowers through the paper chase and explaining what’s in the fine print. Give us a call anytime about helping you successfully navigate the refinancing process.

More banks move rates

Wednesday, May 9th, 2012

As more lenders continue to move on rates, one thing is becoming very clear: no lender is prepared to pass on the full rate cut to borrowers. In the last few days, BankSA cut 38 basis points from its standard variable rate to 7.04 per cent, while St George also cut 0.38 per cent from its SVR, taking it to to 7.04 per cent effective from May 14. Bendigo Bank cut its rate by 0.35 per cent and CUA passed on half of the Reserve Bank’s 50 basis point cut by slashing 25 basis points from its standard variable rate. One of the biggest interest rate cuts so far is the Bank of Melbourne, which passed on a 0.41 per cent rate cut to borrowers.

CBA follows NAB lead

Thursday, May 3rd, 2012

The Commonwealth Bank of Australia has cut its standard variable rate and thrown down the gauntlet to ANZ and Westpac. This morning, CBA announced it would cut 40 basis points from its standard variable rate, taking it to 7.01 per cent – 0.02 per cent higher than National Australia Bank.

Yesterday, NAB announced it would cut 32 basis points from its borrowing rates, taking its standard variable rate to 6.99 per cent. CBA’s rate decision now puts pressure on Westpac and ANZ. It is very unlikely that any lender would look to pass on the rate cut in full to their borrowers. I expected all of the lenders to withhold 10 to 15 basis points of the 0.5 per cent rate cut.

It is just a sign of the market at the moment. It looks like Australia’s second tier lenders will withhold even more. Last night, ING DIRECT announced it would decrease the interest on its variable rate mortgages by 0.3 per cent.

Majors hold fire on interest rate cut

Wednesday, May 2nd, 2012

Australia’s major banks are unlikely to pass on the full 50 basis point rate cut to borrowers. Yesterday, the Reserve Bank cut the cash rate by 50 basis points to 3.75 per cent the biggest drop since the peak of the Global Financial Crisis and the lowest level since December 2009.

Within hours of yesterday’s announcement The Bank of Queensland confirmed that it would pass on 35 basis points of the rate cut to its borrowers.However, at close of business yesterday, all of the majors were yet to make announcements around their mortgage rates.

 
I expect the big banks to follow the lead of BoQ and hold back some of the rate reduction. This is a very big move from the Reserve Bank and it will help thousands of households, with people on a $300,000 mortgage potentially saving around $1,000 per year.

But it’s unlikely that all lenders will pass on the full 50 basis point rate cut. The signals from the big four banks suggest that they will try to hold on to part of this rate cut,  remember that of the 50 basis point cash rate reduction from the RBA since November, the big four banks have only passed on around 40 basis points to variable rate home loan customers.

Westpac rate adjustment could be sign of things to come

Tuesday, May 1st, 2012

Westpac’s decision to increase its standard variable rate discount could be a sign that the lender expects the Reserve Bank to cut rates at today’s Board meeting. Yesterday, Westpac announced it would increase its standard variable discount to 0.70 percentage points from 0.40 per cent to home loans from $150,000 on the same day the Reserve Bank meets to decide on changing the official cash rate.

Westpac has jumped the gun and announced fixed rate reductions and a variable rate discount before the Reserve Bank meeting. It seems like Westpac are betting on the RBA to drop the official cash rate. It also gives some cover for Westpac to pass on less than the full cash rate reduction, by pointing to these discounts and fixed rate cuts.
Lenders are getting more creative when it comes to offering discounts and incentives for home loans. But borrowers need to remember that big discounts don’t mean you are getting the best home loan deal. We’re in a new lending environment where many lenders are moving their interest rates independently of the RBA, whether it’s by not passing on the full rate cuts to their customers or creeping their rates up slowly every few weeks.

 

 

RBA Leaves Rate Unchanged

Tuesday, April 3rd, 2012
At its meeting today, the Board decided to leave the cash rate unchanged at 4.25 per cent.

Recent information is consistent with the expectation that the world economy will grow at a below-trend pace this year, but does not suggest that a deep downturn is occurring. Several countries in Europe will record very weak outcomes, but the US economy is continuing a moderate expansion. Growth in China has moderated, as was intended, and is likely to remain at a more measured and sustainable pace in the future. Conditions around other parts of Asia softened in 2011, partly due to natural disasters, but are not showing signs of further deterioration. Some moderation in inflation has allowed policymakers in the region to ease monetary policies somewhat. Commodity prices declined for a few months last year and are noticeably off their peaks, but have been relatively stable for a while now, at quite high levels. Australia’s terms of trade have peaked, though they remain high.

Financial market sentiment has generally continued to improve in recent weeks and capital markets are supplying funding to corporations and well-rated banks. At the margin, wholesale funding costs are tending to decline, though they remain higher, relative to benchmark rates, than in mid 2011. But the task of putting European banks and sovereigns onto a sound footing for the longer term remains large and Europe will remain a potential source of adverse shocks for some time yet.

In Australia, growth in domestic demand ran at its fastest for four years in 2011, driven by private spending. Nonetheless the balance of recent information suggests that output growth was somewhat below trend over the year. There are differences in performance between sectors, and considerable structural change is occurring. Labour market conditions softened during 2011, though the rate of unemployment has been little changed for some time.

Interest rates for borrowers remain close to their medium-term average. Credit growth remains modest. Housing prices have shown some signs of stabilising recently, after having declined for most of 2011, but generally the housing market remains soft. The exchange rate has remained high over recent months, even though the terms of trade have declined somewhat.

In underlying terms, inflation was around 2½ per cent in 2011. CPI inflation was higher than that but will fall over the next quarter or two. It is currently expected that inflation will be in the 2-3 per cent range over the coming one to two years. This forecast abstracts from the effects of the carbon price and also embodies an assumption that productivity growth in the economy increases somewhat as a result of the structural change now occurring. At its next meeting, the Board will have the opportunity to reassess the outlook for inflation, taking into account not only data on demand and output but also forthcoming information on prices.

The Board eased monetary policy late in 2011. Since then, its judgement has been that, with growth expected to be close to trend, inflation close to target and lending rates close to average, the setting of monetary policy was appropriate. The Board’s view was also that, were demand conditions to weaken materially, the inflation outlook would provide scope for easier monetary policy. At today’s meeting, the Board judged the pace of output growth to be somewhat lower than earlier estimated, but also thought it prudent to see forthcoming key data on prices to reassess its outlook for inflation, before considering a further step to ease monetary policy.

Technology Trends

Tuesday, April 3rd, 2012
Just as the fax machine has been relegated to dinosaur status, so too will email be considered old hat. Analysts predict that 2012 will see technologies become more social, more connected and increasingly voice controlled.
Embracing the rapid movement in technology is not always easy but investing the time and effort to take on a new technology almost always pays dividends. Let’s look at what’s in store for us over the coming year.

Voice Command
The success of Siri (a speech-recognition ‘personal assistant’ that’s built into all Apple iPhone 4S smartphones) will prompt this type of technology to be used in other handsets, computer tablets (mobile computers), PCs and on websites.

Email on the Out
The popularity of social networks and messaging products marks the decline in email usage. Downloading services that allow the sharing of links has also proved quicker and more smart-phone-friendly than email.

App on the Up
App stores will grow in the number of available options as more companies come forward to help free us from content overload.

Windows 8 – Touch
Windows 8 Touch will bring ‘touch’ into the mainstream PC market, narrowing the gap between notebooks and tablets. Users of Windows 8 devices will be able to tap and swipe their way to touch-based applications via big, touchable panels.

Social media
Social media will continue to grow and insert itself into even more aspects of daily life, particularly those that are geared to photo and video based interaction. Social networks will add more features and get even more competitive, with Google+ trying to dominate the market.

Mobile capabilities
There will be an increase in mobile phone capabilities in every aspect and a growing number of internet users will demand access to content through mobile devices. Phone hardware and software will become more sophisticated and phone video will continue to improve in quality.

Getting Thinner
Our TVS, PCs and tablets are thin – so too will our laptops become as thin as manufacturers can allow.  The emphasis will be on laptops that look great, run quietly, and are easier to carry.

Fix or not?

Wednesday, March 28th, 2012

A drop in fixed rates by a number of banks and lenders has increased the number of borrowers who are fixing their home loans.

If you decide to do the same, make sure you are fixing for all the right reasons not just the lure of a cheap rate. Be fully informed of the implications of locking into a fixed rate as you don’t want to later regret your decision if variable rates drop.
Your financial situation and personal preferences should always be the guiding factors in whether to choose a fixed or variable home loan. Both loan types have their pros and cons so talk to us for the best advice about what product suits your budget and lifestyle.

The insurance of fixing
Choosing a fixed loan is similar to buying an insurance policy; it gives you certainty over a period of time. In the current climate of global economic upheaval, a fixed rate can be a good option if you are on a tight budget because it allows you to know exactly how much each repayment will be.

On the downside, many fixed loans charge for extra repayments and early payout (break fees). Seek advice before you sign the contract on how the break fees are calculated in case you have to sell or refinance within the set term. The more rates fall, the higher the break cost because the re-financer has to compensate themselves for the loss of re-lending the money at a lower rate.

The ups and downs of variables
Variable loans have more features and greater flexibility than fixed loans but as the rate fluctuates according to various market conditions they can be risky if you’ve overcapitalised on your loan.

If your variable rate falls, you may be making lower repayments than if you had fixed your rate but if the variable rate rises, your monthly repayments increase. When choosing a variable it’s important to plan for the possibility of rate rises and be able to adjust your budget accordingly.

Other options
Split rate and capped loans are hybrids between fixed and variable loans.

Split rate loans allow you to divide your loan between fixed and variable interest rates, which gives you a foot in both camps.
Capped loans are often offered as honeymoon or introductory loans and under this type of loan the interest rate is fixed for the capped period. During this period, the interest rate cannot go higher but it may go lower if the lender’s standard variable interest rate falls below the capped rate.

Interest Rates to Fall

Friday, February 24th, 2012

I believe the RBA now looks set to stay on hold for a few months.  I think there are another two rate cuts still to come but May and July now look to be the most likely timing.  Will the consumer see these rate cuts in full? I very much doubt it as the big four hold the market share they will dictate the terms to suit their shareholders.