Posts Tagged ‘No Deposit’

Family Pledge Home Loan

August 5th, 2010 62 Comments
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How can you buy a home without a deposit? In a post-GFC world there are no loans available that will allow you to borrow 100% of the purchase price without providing additional security. In the past it was possible to obtain loans for up to 106% of the purchase price through lenders such as First Permanent, who did not require any additional security for their loans.

In modern times, the only loans that can allow you to borrow 100% are known as guarantor home loans. There are several different types of guarantees, however the most common is known as a family pledge home loan where your parents offer their home as additional security for your loan.

This isn’t as risky as it sounds! The guarantee can be limited to just 25% or less of the loan amount. You can apply for income protection insurance and life insurance to reduce the risk that you will be unable to make the loan repayments. You can also avoid borrowing to your limit which will enable you to have enough spare funds to make additional repayments, and so clear the guarantee as quickly as possible.

What are the benefits for you of using a family pledge mortgage? Firstly you can borrow 100% of the purchase price, or even a little more to cover costs such as stamp duty & solicitors fees. Secondly the approval criteria is less stringent because the lender has more security for their loan. Thirdly you will not be required to pay for expensive Lenders Mortgage Insurance (LMI).

What are the risks to you and the guarantor? The main risk is that if you are unable to make the payments on your home loan then the lender may ask the guarantor to make the repayments for you or may call in the guarantee. In the worst case scenario the lender will try to sell the borrower’s property before trying to sell the guarantors.

We see the main complication of family pledge home loans is generally not when the borrower cannot make the repayments, as this is very rare. The main complication is when the guarantor and borrower have a falling out and the guarantee is required to be removed. In these cases the borrower can apply to remove the guarantee and if they owe over 80% of the property value then they may be required to pay LMI.

Several lenders such as St George Bank, CBA, ANZ, Westpac & NAB all offer this type of loan product. However only St George calls theirs a “family pledge home loan”, the others refer to their loan using different names such as family equity, fast track or deposit kickstart.

Always borrow responsibly and seek legal & financial advice before applying for any type of loan with a guarantee involved.

No Deposit Home Loans for Everyone

April 21st, 2010 1,185 Comments
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Homes are usually the most expensive asset a person has, and prices of homes in Australia are going up constantly.  This makes it virtually impossible and very difficult to make the 5% to 10% deposit usually required by banks and lenders before loans can be granted.

Thankfully a number of banks and lenders offer no deposit home loans which can have you get loan approval even without a deposit.  Keep in mind that you would still need to have savings of at least six months of salary, these are called genuine savings loans.  Generally, without genuine savings such loans are not possible, unless you get a guarantor to support you in order to get a 100% loan without needing a deposit.

This means that home loans of this type can help a lot of prospective borrowers realize their dreams of buying their own home much faster as they would no longer require deposits.  The deposit requirements are often the reason that people are unable to make a loan, or are delayed in making their loan since it takes forever to save up for the deposit in the first place.

Several banks and lenders offer no deposit home loans at different rates.  This means it would be reasonable to first scout around for a good rate of interest.  Do not get the no deposit home loan from just anyone out there. The home loan experts who have access to several banks and lenders with different loan products can help a lot here.  They can show you loan products that have low interest rates and can help you with more choices and great access to no deposit loans.

No Deposit Mortgages for Easy Loans

April 21st, 2010 104 Comments
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In essence banks and lenders do require a deposit of around 20% before they approve loans of any kind.  This is to ensure that they are not exposed to too much risk, understanding that no deposit loans is very risky business.

However, it is a fact that there are ways to get a 100% deposit home loan.  This does not mean that they come at the same price.  Because of the additional exposure taken on by banks there are usually additional costs to these no deposit loans, but several people are willing to pay these additional costs in order to get into the real estate market earlier.

So what are the ways to get a no deposit mortgage?  There are a number of strategies that work.

One way is by paying LMI or what is commonly known as Lender’s Mortgage Insurance.  The payment of premiums for this type of insurance can eliminate the need for a 20% deposit.  It is a win-win situation as banks are protected from risk, while at the same time borrowers don’t need to save 20% deposit and can get into the real estate market as quickly as possible.

Another means of getting a no deposit home loan is by mortgaging another property.  The other property will serve as replacement for the deposit, and works in the same way as LMI in reducing the risk that the bank is exposed to.

Finally there is the guarantor.  The guarantor will pay where the borrower will be unable to pay.  With the help of a guarantor no deposit home loans are possible.

We at the home loan experts have access to all these types of no deposit mortgages.  We can help you select what we feel will work the best for you.  If you want to learn more about these types of loans, do not hesitate to contact us.  We will answer and provide you with quality information based on your enquiries.

Home Loans at 100%

April 21st, 2010 23 Comments
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Did you think that a home loan at 100% is no longer possible?  Well we would like to show you that it is still possible with a little help.

The usual percentage that home loans are granted often reach up to only 80% of the total property value.  Why do you think it is set up to a certain point?  This is because banks and lenders are trying to reduce their risks by not lending out too much to one particular person.  However, there is still a way to get a 100% home loan.  This is with the help of a guarantor.  The guarantor will assure the bank or lender that a borrower will be able to pay.  The guarantor then offers something as security.  The security may be in the form of cash, stocks, property or any other security deemed to be acceptable by the bank.

Often guarantors are family members, most common of whom are parents who would like to help out their children purchase their first home, or they can also be close relatives who wouldn’t mind helping their blood relations get a place of their own.

With the help of these guarantors a 100% home loan is now possible.  In addition it is also a nice way of avoiding payment of Lenders Mortgage Insurance (LMI) which is required for loans of 80% or more of the value of the entire property.  These guarantees can also help avoid the unreasonable at interest rates for all loans above 80%.

These multiple benefits plus the fact that you are able to get a larger loan should encourage family members to help one another get a 100% family guarantee.  The entire family unit can save a lot by avoiding high interest rates and unnecessary premium payments.

The home loan experts will help and show you the best way to capitalise on the use of a family guarantee.  They have access to the banks and lenders who will most likely be willing to grant these types and forms of loans.

Home Loan Guarantees

April 5th, 2010 17 Comments
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There is no doubt that property prices of Australian real estate are constantly on the rise.  Due to this fact, it is becoming harder and harder for investors and first home buyers to make the initial deposits, or get a loan in the first place. What makes it more difficult is that often the market values of properties often rise rapidly, faster than the income you make and the savings you put in your bank account.
Several banks and lenders recognise this continuous problem, and have tried a number of ways to remedy and fix the existing problem.

One of the solutions to get around the deposit that you require is through a family guarantee. The basic idea of a family guarantee is that it will allow you to purchase a home without the need for your own savings as a deposit. With a family guarantee, the existing equity in the guarantor’s home can be used to add as funds for the loan.

A family guarantee however requires that the family member making the guarantee has adequate assets of their own. This means that a family guarantee may not be as effective if the family member acting as the guarantor has low assets of their own, or does not have a good credit score.

With a family guarantee, you are able to apply for many loan types. The loan can have a fixed or variable rate, it can be a no doc or low doc loan, capped rate loans, and many more.

So what are you waiting for? Why loan just 90% when you can loan up to 100% of the property’s value with a guarantee home loan.

Advantages of LMI

March 24th, 2010 10 Comments
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Impulse buying is easy if you have enough funding, or enough credit,  There is no need to wait or save up for a purchase, and often the only drawback is that you have to pay a little more for instant loans.  The idea and concept behind Lenders Mortgage Insurance or LMI is similar.  You get to purchase a house with only a minimal deposit or no deposit at all.  Of course few would call buying a house or any form of real estate impulse buying, but the concept is the same.

However, the main reason that LMI exists is for the protection of the lender.  What the borrower does at the start when LMI is required is to pay a premium of a considerable amount to cover the property mortgaged.  This enables the bank or lender to take more risks in case of inability of the borrower to make the required repayments, and when the property is sold at auction, the sale is not enough to cover the costs of the loan.

Although it may seem like LMI can only benefit the bank or lender, there are also incidental benefits to the borrower.  The most obvious benefit is the fact that the borrower is able to immediately purchase the property.  This saves the borrower from needing to pay rising housing costs, and he can limit himself to interest payments and the payment of the required premiums.

The problem with LMI is thay while lenders and banks make use of it, the identity and rates and actual costs related to LMI are often left undisclosed to the prospective borrowers.  Due to the fact that the fees are left undisclosed, then it becomes more difficult for the borrower to budget possible expenses.

In order to get a more accurate figure of how much LMI costs it would be best to consult the home loan experts.  They can provide you with a free LMI Calculator to give you a clear idea on how much LMI you have to pay depending on your particular circumstances.

No Deposit Home Loans

September 16th, 2009 29 Comments
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Rising housing prices in recent years have made it very difficult for many home buyers to save the deposit. Lenders have recognized this and have created the no deposit loan product.

No deposit loans are generally available for new and established buildings, owner occupied, as well as for investors. To qualify for a no deposit loan you need to be an Australian Citizen or permanent resident and currently living in Australia.
Borrowers often need to acquire lender’s mortgage insurance where the Loan to Value Ratio (LVR) exceeds 80%. Generally, the higher the LVR, the higher the premiums. Hence the premiums on a no deposit loan can be large.

Combining stamp duty exemptions and First Home Owners Grant, no deposit loans allow borrowers to gain a foothold in the market based on their ability to service the mortgage rather than having the savings required to qualify for a more mainstream loan with deposit.

No deposit loans can also be a useful tool for investors wanting to take maximum advantage of leveraging.

While no deposit loans can be secured for similar rates to standard home loans, you should be aware that there is the risk of ending up in negative equity. For example, you purchase a house for $300,000 borrowing the full amount and the property market falls by 10%, you now owe $300,000 for a property that is worth $270,000 – that’s a shortfall of $30,000 you need to recover.

As with all loans, make sure that you borrow within your means. Work out a budget, stick to it, and do not borrow more than you planned just because it is available. Also, consider the property market that you are buying into: Are the prices rising or falling?

No Deposit Home Loan

June 22nd, 2009 2,299 Comments
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A no deposit home loan is now available in Australia to assist new home buyers priced out of the market through the difficulty of saving an adequate deposit. The old standard was that you had to save at least 5 percent of the purchase price, plus have more to pay for the other costs like legal fees, Bank, and Government charges.

Not any more. Banks and lenders have come to the aid of these struggling borrowers with a raft of new products including a no deposit home loan.

The no deposit home loan needs to be explained in a little more detail however, before you get too excited. The fact remains that you will probably still have to have some savings, but with the assistance of the First Home Owners Grant, it all becomes much easier.

Let’s take some examples. Say you are looking to buy a home valued at $400,000 or $300000. Now, for borrowers wanting to borrow the maximum 100%, the costs would be as follows. Please bear in mind that Stamp Duties vary from State to State and the following applies to Queensland first home buyers only. All figures are approximate and have been rounded, and not to be interpreted as a binding quote or advice:

Purchase Price $400000

Purchase Stamp Duty $ 2800

Legals (approx) $ 1500

Mortgage Stamp Duty $ 1271

Lenders Mortgage Insurance $ 10545

Government Transfers $ 634

Registration fees $ 112

TOTAL $416862

– OR –

Purchase Price $300000

Purchase Stamp Duty $ NIL

Legals (approx) $ 1500

Mortgage Stamp Duty $ 860

Lenders Mortgage Insurance $ 6126

Government Transfers $ 396

Registration fees $ 112

TOTAL $308994

So, the ‘real’ price you pay for your new $400000 home is actually closer to $416900. So where will your money come from?

The no deposit home loan means the bank will advance you $400,000. The First Home Owners Grant will give you $7000 which means you will have to find about $10,000 of your own money. Some people choose to borrow this from parents, family or as a personal bank loan.

In the case of a $300000 purchase, the figures are different. In this scenario, the ‘real’ cost is $309000. With a no deposit home loan of $300000 and the First Home Owners Grant of $7000, you will only have to save $2000.

After you have taken care of the cash side all that’s left is to satisfy the bank that you can repay the loan and away you go!

Remember that each bank has their own special criteria for assessing loans and you can expect to find wide variance in how much they will lend you. You need access to special software to get the comparisons right, and to make sure you get the loan options you require to suit your personal circumstances.