Crystal Ball Time Again – What Is In Store For Housing and Mortgages in 2012?

Around this time of year, the media in general is full of predictions about what the forthcoming year might bring for the economy and more specifically what that might mean for you and I, the general public.

This year more than ever, what might be termed the popular end of the media (typically tabloid newspapers and breakfast TV) have been ringing the death knell for 2012, and painting a pretty dark picture of what lies ahead.

Of course, bad news and controversy sells, and so there is always going to be proportionately more of that in the media than good news. But the key to understanding the way the media report is to have a healthy level of scepticism about what you read and hear, and what you should do when it comes to making decisions for you and your family’s specific circumstances.

The Wood From The Trees

It is more important than ever to understand what is happening out there, even on a basic level, and also the impact on you on a personal level. So lets take a look at some current news in the media and see what it could mean for you;

1. The Euro Is Dead

A general reference to the fact that the Eurozone countries with the weaker economies are in trouble and the entire mechanism could collapse.

ABC Verdict: It is certainly true that when you tie a number of economies together, you are only as strong as the weakest economy. Although the French and German economies are strong and have weathered the recession reasonably well, the economies of Ireland, Spain, Portugal and Greece in particular have not.

In our view, the Euro is unlikely to collapse and if anything the weaker countries that cannot be bailed out will be ejected from the Euro.

2. There is going to be a Double Dip Recession

This is a possibility – which basically means that the economy could go back to a scenario where it shrinks for more than three calendar quarters in a row.

ABC Verdict: This depends on whether there is another big bank failure like Lehman Brothers in 2009 – which is rumoured. However the economy has been bouncing along the bottom since 2009 anyway, with only very weak growth in between, so the impact of a small second dip could be quite minimal. It really depends how it affects consumer confidence.

Ironically a second dip could delay further the time when interest rates rise, thus helping out mortgage holders!

3. There is going to be a housing market crash

Basically a drop of 15% or more in a single year – which would see significant amounts wiped off the value of peoples homes.

ABC Verdict: Aside from the fact that a house is a liability, not an asset, the housing market has been stagnant for the past two years, at least. During that period, except in certain pockets of high demand and short supply, prices have been gently drifting downwards to the tune of 5% of so, as a rough average.

That combined with the cautious nature of mortgage valuers has seen some drop in values already.

A crash really depends on whether interest rates rise sharply, potentially causing high levels of repossession and lots of housing stock on the market at once. Given the lack of recovery, it now seems unlikely interest rates will go up significantly any time soon, so a crash would appear unlikely.

So What Should You Do?

Well, as we always say, get in touch with us now and we can help you through the maze with personalised advice – call us on 01702 468009, or get in touch via Facebook, Twitter or leave us a comment below – we are really interested in hearing from you!

The Government Is Going To Kick Start The Housing Market!

As you may have seen in the press in the early part of this week, the Government have announced a package of measures designed to stimulate the housing market.

Amongst those measures to be included are a fund of £400m to be offered to developers to build on certain designated sites, as well as positive encouragement for private pension funds to invest in infrastructure projects, such as roads and schools.

Another important announcement s the Government backed indemnity scheme, a scheme whereby the Government (i.e., taxpayers!) will underwrite the top portion of higher loan to value mortgages.

How This Works…

What this basically means is that the mortgage lender will offer loans all the way up to 95% (which are currently already available, albeit in short supply) and the Government will guarantee a certain percentage, to help protect the lender in the event of a default on the loan.

So if a 95% mortgage was offered on a property worth £100,000, the mortgage lender would offer all the money, but in the event of default, the lender would only be responsible for say 75% of it – the other 20% is effectively an insurance policy offered by the Government, for example.

This means that even if the property has dropped in value, the chances are the lender will get most of their money back – first from the sale of the property, and any shortfall would be met by the Government scheme.

What Difference Does That Make To The Lenders?

Well, it dramatically improves the quality of their higher loan to value loans, as the chances of them losing money even in a falling market are reduced. Since the credit crunch hit in 2008, lenders have been criticised for both lending too easily pre-crunch (probably true) and not lending easily enough now (again probably true).

They’ve also been encouraged by the regulators to be cautious and watch their reserves, and told by the Government to lend more. Confused? We are!

So this is an attempt by the government to make mortgage lending at higher loan to values more attractive commercially.

Is This A Good Idea?

As with all things, only time will tell. The longer term impact on the housing market of the credit crunch is yet to be felt, as interest rates have been at an all time low for over two and a half years. In the recession of the early nineties, interest rates were at 12%, and so repossessions were quick to happen as values dropped quickly.

However this time is different, with the base rate at 0.5%, but there is likely to be a more significant impact felt when rates do rise, whether that is 2012 or 2013. The simple fact is that they will rise at some point in the future.

What’s The Reaction Been Like So Far?

I was reading this story on the Telegraph’s website on Monday, and it had already had 1250+ comments on the forum part of the article. Whilst many expressed concern/asked questions/gave an interesting view, the majority could be divided into the following categories:

• Greedy bankers;
• Stupid Government;
• Greedy BTL landlords;
• Greedy Bankers (yes again!)

Whether the popular press are responsible for this or not is debatable. It is true that some sections of certain banks have made this worse, but to blame them exclusively for the current plight is just not true.

You only have to look at the problems in the Eurozone to know that it isn’t just the banks that played a part here!

So What Does This Mean For Me?

With more potential help on stamp duty for first time buyers, and increased lending available at 90-95% loan to value, this should help to increase the ability for those with a smaller deposit to get on the housing ladder. Also encouraging developers to build on less commercially attractive land through the use of incentives is also interesting, as it will help with supply, which is much needed and will in turn help to keep prices down.

For more details on this announcement, or talk about any aspect of mortgages, re-mortgages or anything related, get in touch and let us know how we can help you, either directly, via Facebook, Twitter or leave a comment below…

Is It Cheaper To Buy or Rent?

A key part of the property buying decision for first time buyers, no matter what age they are, is whether it is cheaper to rent or buy. The private rented sector has gone through a major boom since the supply of mortgage finance was dramatically reduced during the darkest days of the credit crunch.

Certainly during 2008 and the early part of 2009, for some the only option was to rent, with lending dropping in many cases to 80% maximum, and even then not with attractive rates on offer.

However 2010 and 2011 in particular have shown dramatic improvements in availability of lending, loan to value (95% is back again now) and rates are as good probably as they are going to get.

Yes this is not what you read in the popular press, but t is what is actually happening out there – another good reason why you should talk to an independent broker about what is going on rather than the media!

Back To The Question – What Is Cheaper – Renting or Buying?

According to research during the summer from Halifax, the cost of buying a home is £100 cheaper than renting.

This come from the latest Halifax Home v Renting Review and basically tracks changes in the cost of buying or renting a typical two bed flat for a first time buying over the past three years.

The costs included in buying a flat include mortgage payments, income lost by funding a deposit and spending on household maintenance, repair and insurance.

Overall, buying in July 2011 was 16% or £110 per month cheaper than renting, based on the first year of ownership.

Big changes since 2008…

As you might imagine this is a big change since 2008, when the cost of renting was 29% or £212 per month cheaper.

Even more amazing is that apparently, the cost of getting onto the property ladder has dropped by 40% since 2008. I bet you weren’t expecting to hear that!

Also reported is that the costs of buying have dropped by 2% over the past year whilst the cost of renting has increased by 6%

Here’s Another Key Statistic…

The average mortgage rate has dropped all the way from 5.91% in 2008 to an average in 2011 of 3.84%.

So that begs the question – are you paying too much…only one way to find out!

So What Do Halifax Think?

Suren Thiru, housing economist at Halifax, said: “The recent decline in the cost of buying a property for first-time buyers compared to renting has been substantial and reflects the drop in both mortgage rates and house prices since 2008 as well as a marked increase in the average rent paid over the past year.

What’s Next?

If you’re looking to get on the ladder, you need to get in touch with us here at ABC, and let us check your options out – as an independent broker, we’re in the best place to help!

Give us a call on 01702 468009, or leave a comment below, on Facebook or Twitter and let us know what you think – we’re always keen to hear from you!

As you might have seen from other announcements we’ve made, we’re launching a Will Writing and Trust Service at the start of October, in partnership with a leading professional will writing service based in Essex.

So in the meantime, we though we’d write a post that explained in more detail exactly what a will is and what it means to you and your family.

So What Is a Will?

A will is a legal document. In simple terms, it is a legal way of making sure that those that you want to inherit, do inherit (i.e., family), and those you don’t want to inherit, don’t (i.e., the Government!)

A will can set out your wishes for the following:

• Who will manage your affairs for you after you die;

• Who will look after your children under 18;

• Who will inherit family heirlooms;

• Gifts to charity if applicable

• Funeral Arrangements

When Can I Write A Will?

The short answer is now!

The legal age at which you can write a will in England and Wales is 18, the age of majority. Having a will is especially important if you are planning to get married, buy any assets such as property, or have children.

There are some important events in your life that you need to recognise can have an effect on either drawing up a will, or can have an effect on a will you have already had drawn up.

Getting Married.

In Engand and Wales, a will is invalid when you marry or enter a civil partnership, unless it is clearly specified that the will was written in anticipation of entering such an arrangement with a named person.

Getting Divorced.

If you get divorced, from an estate point of view, your ex spouse is treated as having died before you. So for example, if everything was to have gone to them, and if they died first everything was to go to your children, in the event of your death, the will acts as if the ex spouse has pre-deceased you, and in this case it will all go to your children.

It Doesn’t Matter If I Don’t Write A Will, It Will All Go Straight To My Spouse…

Not true, you cannot just rely on that happening! As you might imagine, the law is not that simple. Here’s what can happen if you don’t leave a will:

1. A lack of clarity about your wishes can lead to family wrangling and potentially expense legal bills;
2. As a result of this, your family could suffer severe financial strain, particularly if you are the main breadwinner;
3. Your spouse may not inherit everything automatically – your children might inherit some, and if you have no children it could go back to other relatives. Your spouse could end up having to sell their home – this does happen!
4. In simple terms your money will almost certainly go where you don’t want it to, either in taxes, care home fees, and step children, grandchildren etc will get nothing. If you’re not married to your partner, nor will they!
5. If your spouse re-marries, the new partner is entitled to half of everything, and the new partner is not obliged to spend anything at all on your children. Worse still, they can make a will which means your children are excluded from that money!
And we’re just scratching the surface here, so check out the Wills and Trusts page on our site for more details.

So What Should I Do About This?

Well, you need to do one thing for sure – check whether you’ve got a will!

If you have, does it need changing or updating?

If you don’t you need to get one now – don’t let your family fall victim to any of the above.

Our Will Writing and Trusts Service can take of everything in a professional fashion – so get onto our early notification waiting list by E mailing willsandtrusts@abcmortgageservices.co.uk.

We’ll be in touch really soon to make an appointment and get this sorted out with you!

Top Five Reasons Why You Should Use a Mortgage Broker

Given that this post is on a mortgage broker’s site, you’d expect us to encourage you to use a broker wouldn’t you?

Well after all that is how we earn our living!

Surprise Surprise!

You’re right, we are going to recommend you use a broker, but instead of just going on about it, we thought we’d offer a bit more than just “oh go on, please!”

So here are our top five reasons why you should consider using a mortgage broker.

1. Exclusive Deals and Products

Even now, when so many lenders offer their products direct to the public through branch networks or websites, there are still some lenders that only offer products via brokers and IFAs.

These products won’t appear on price comparison websites either, so you need to talk to a broker to make sure you’ve covered all aspects of the market, and you’ve definitely got the best deal.

2. Expert Knowledge of The Mortgage Market

However financially astute you might be, the chances are you’re not a professional mortgage broker – if you are, and you’re reading this blog, I am truly honoured!

At the very least, the chances are you simply won’t have time to go through the thousands of offers and lenders out there to find the best deal for you.

Added to that that you won’t get access to broker only offers no matter how much research time you devote to it, and you are definitely better off using a broker.

After all, it is what your broker does all day for a living!

3. The Overall Picture

Mortgage brokers and IFAs will look at the whole financial picture for you (although pure mortgage brokers can’t look at investments, they can usually refer you to a good IFA who can).

FSA rules state that your broker must look at everything, and this will extend to insurance of all shapes and sizes, from basic life insurance to critical illness cover, building and contents and so on.

They can often also offer will writing and trust services, as well as access to conveyancing solicitors and even sometimes suggesting local tradespeople for work to a property.

This amount of work would take forever to do yourself, not to mention access to those contacts, so it is definitely worth using a broker. Much as the phrase “one stop shop” is a real cliche, it is definitely true here.

4. Direct Deal Advice

If you do locate a good deal yourself, how do you know that it is a good deal, and more importantly, the right deal for you?

Many brokers, including ABC, offer a service where, for a reasonable fee, we will look at a direct deal and compare it to what we can locate.

If the direct deal is better, we’ll tell you it is, and help you through the application process too, as much as possible. Sometimes when lenders come back with queries that don’t seem to make sense, what you need most is someone to translate!

5. Direct Re-mortgage Help

So, you got a mortgage, either direct or through a broker, and the lender writes to you to tell you that the fixed rate or tracker rate is due to end, there will be no tie ins, and invites you to call them to discuss a new product.

You call and they offer you three options. You ask the lender which one they think is best, and guess what?

They won’t tell you. Because that is advice. And they are not allowed to give advice!

So before you go back to the lender and sign up for another product, talk to your broker. You might be much better off moving your business elsewhere, and at the very least, you will get some advice based on your current circumstances.

So What Is Next?

Get in touch with us either on 01702 468009, or go to the contact us page and send us a message and we’ll call you to talk thrugh what we can do for you.

Sign up on the right to our mailing list to get notified of up to date content, blogposts articles, newsletters and so on. We won’t spam you or sell your address to anyone else, we promise!

Also, leave us a comment below and let us know what you think, we really are interested to find out what you think!

Hello and Welcome Back!

Just a quick post to start us off with the new blog – all our previous blogging was done on the Southendremortgage site, so you can always check out our older posts across there at www.southendremortgage.com, including the famous dog blog!

In the meantime, if you’re looking to review your mortgage, insurances or anything related, get in touch – you might be surprised how much you could save…