Beware of lenders bearing gifts! Introductory or honeymoon rates have long been an important marketing tool for lenders. You are initially offered a cheap rate on your loan to get you in the door but once the honeymoon period is over, the lender will switch you to a higher variable rate of interest. An example of this is an Adjustable Rate Mortgage (ARM).
There are two problems with this scenario. First, the variable rate is often higher than some of the lower basic loans available so you could end up paying more. Second, you need to clearly understand that a honeymoon rate applies only for the first year or two of the loan and is a minor consideration compared to the actual variable rate that will determine your repayments over the next 20 or so years.
You may also be hit with fairly steep exit penalties if you want to refinance in the first two or three years to a cheaper loan. So make sure you fully understand what you are letting yourself in before setting off on a “honeymoon” with your lender.
2. Pay it off quickly
Time is money. There are all sorts of strategies for paying less interest on your loan, but most of them boil down to one thing: Pay your loan off as fast as you can. For example, if take out a loan of $300,000 at 6.5 per cent for 30 years, your repayment will be about be about $1,896. This equates to a total repayment of $682,632 over the term of your loan.
If you pay the loan out over 15 years rather than 30, your monthly payment will be $2,613 a month (ouch!). But the total amount you will repay over the term of the loan will be only $470,397 – saving you a whopping $212,235
• Make repayments at a higher rate
A good way to get ahead of your mortgage commitments is to pay it off as if you have a higher rate of interest. Get a loan at the lowest interest rate you can and add 2 or 3 points to your repayment amount. So if you have a loan at about 6.5 percent and pay it off at 10 per cent, you won’t even notice if rates go up. Best of all, you’ll be paying off your loan quicker and saving yourself a packet.
• Make more frequent payments
The simple things in life are often the best. One of the simplest and best strategies for reducing the term and cost of your loan (and thus your exposure should interest rates rise) is to make your repayment on a fortnightly (bi-weekly) rather than monthly basis. How can this make a difference I hear you ask? It works like this:
Split your monthly payment in two and pay every fortnight. You’ll hardly feel the difference in terms of your disposable income, but it could make thousands of dollars and years difference over the term of your loan. The reason for this is that there are 26 fortnights in a year, but only 12 months. Paying fortnightly (bi-weekly) means that you will be effectively making 13 monthly payments every year. And this can make a big difference.
Using our example from above, by paying monthly, you will end uprepaying $682,632 over the term of your loan. But, by paying fortnightly (bi-weekly), you will save $87,254 in interest and 5.8 years off the loan. Zero pain to you, major benefit to your pocket.
• Hit the principal early
Over the first few years of your mortgage, it may seem that you are only paying interest and the principal isn’t reducing at all. Unfortunately, you’re probably right, as this is one of the unfortunate effects of compound interest. So you need to try everything you can to get some of the principal repaid early and you’ll notice the difference.
Every dollar you put into your mortgage above your repayment amount attacks the capital, which means down the track you’ll be paying interest on a smaller amount. Extra lump sums or regular additional repayments will help you cut many years off the term of your loan.
• Forego those minor luxuries
This is the bit you don’t want to read. Once you have a mortgage, your life is likely to be luxury-free (or at least pretty close to it). Think of all the weight you will lose by giving up your favourite indulgent snack. For the sake of your health you should quit smoking and drink less anyway. Take your lunch from home and save on bad fast food. Trust me, your body will thank you for it.
If you’re still not convinced consider the following example. A typical day may include a pack of cigarettes ($10), a coffee and donut ($5), lunch ($12) and a couple of beers after work ($8). That’s $35 a day or $175 a week or $750 a month or $9,100 a year.
Assuming a mortgage of $300,000 at 6.5 per cent over 30 years, by making $750 in extra repayments each month, you’d save more than $216,000 in interest and be mortgage free in just over 14.5 years.
No one is saying you should live a convict existence but just cutting down a little on your expenses will see you reap huge financial benefits.
3. Get a package
Speak to your lender about the financial packages they have on offer. Common inclusions are discounted home insurance, fee-free credit cards, a free consultation with a financial adviser or even a fee-free transaction account. While these things may seem small beer compared to what you are paying on your home loan, every little bit counts and so you can use the little savings on other financial services to turn them into big savings on your home loan.
There are also “professional” packages on offer for amounts over a certain limit, which can be as little as $150,000. Some lenders offer discounts to specific professional groups or members of professional organizations. Ask your lender if your occupation qualifies you for any discount. You might be pleasantly surprised. There are all sorts of discounts and reductions attached to these packages so make sure you ask your lender about them.
4. Consolidate your debts
One of the best ways of ensuring you continue to pay off your loan quickly is to protect yourself against interest rate rises. If your home loan rate starts to rise, you can be absolutely positive about one thing – your personal loan rate will rise and so will your credit card rate and any hire purchase rate you may happen to have.
This is not a good thing as the interest rates on your credit cards and personal loans are much higher than the interest rate on your home loan. Many lenders will allow you to consolidate – re-finance – all of your debt under the umbrella of your home loan. This means that instead of paying 15 to 20 per cent on your credit card or personal loan, you can transfer these debts to your home loan and pay it off at 7.32 per cent.
As always, any extra repayments or lump sums will benefit you in the long run.
5. Split your loan
Many borrowers worry about interest rates and whether they will go up but don’t want to be tied down by a fixed loan. A good compromise is a split loan, or combination loan as they are often known, which allows you to take part of your loan as fixed and part as variable. Essentially this allows you to hedge your bets as to whether interest rates are going to rise and by how much.
If interest rates rise you will have the security of knowing part of your loan is safely fixed and won’t move. However, if interest rates don’t go up (or if they rise only slightly or slowly) then you can use the flexibility of the variable portion of your loan and pay that part off more quickly.
6. Make your mortgage your key financial product
Mortgage products known as all-in-one loans, revolving line-of-credit or 100 percent offset loans allow you to use your mortgage as your key financial product. This means you have one account into which you can pay all of your income and draw from for your living expenses by using a credit card, EFTPOS or a checkbook, as well as making your mortgage repayments..
These types of accounts can make a huge difference to the speed at which you pay off your loan. Because your whole pay goes into your mortgage account you are reducing the principal on which interest is charged. Sure, you might take a couple of steps back as you withdraw living expenses but careful use of this sort of product can get you thousands of dollars ahead of where you’d be with a “plain vanilla, pay once a month” home loan.
These loans work well when you are able to make additional payments towards the loan. If you are only able to make the equivalent of the minimum repayment on your loan (and not put in any extra) you may be better off with a cheaper standard variable or basic variable loan. However, it’s not unusual for dedicated borrowers using these types of loans to cut the term of a 30 year-old loan to less than ten.
7. Use your equity
If you have already paid off some of your home, you are said to have equity. Equity is the difference between the current value of your property and the amount you owe the lender. For example, if you have a property worth $500,000 on which you owe $150,000, you are said to have home equity of $350,000, which you can re-borrow without having to go through the approval process by accessing it through your existing loan.
Many lenders will allow you to borrow using your equity as collateral. Most lenders will allow you to borrow up to about 80 per cent of the loan-to-value ratio (LVR) of your available equity. If you are careful, you can use this equity to your advantage and help to pay off your home loan sooner.
Using an equity loan to improve your property could be a good way to ensure that your home increases in value over time. But larger expenses such as cars and holidays that would have been paid by credit card are more affordable on the lower rate of your home loan.
8. Switch to a lender with a lower rate (But do your sums)
It may sound like a simple idea but switching out of your current loan and taking out a loan at a lower rate can mean the difference of years and thousands of dollars. If you have a loan that is tricked up with all the features, or even if you have a standard variable loan, you might find that you could get a no frills rate that is as much as a percentage point cheaper than your current loan.
However, before you jump the gun, check out what it will cost you to switch loans. For example, there may be exit fees payable on your old loan and establishment fees and stamp duty on your new loan. Work it all out and if it makes sense, go for it.
9. Stay informed – don’t forget about your mortgage
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With any long-term commitment, there is always the temptation to let your mortgage roll along, make your repayments as they fall due and think as little about it as possible. As long as you keep up the repayments, there’s not much else you need to do, right?
This attitude can be a big mistake. Keep yourself up to date with what’s happening in the marketplace. You might find that there’s an opportunity to put yourself well ahead of the game. Rates change, new products and changes in the market itself may allow you to seize an opportunity or negotiate a better deal.
Stay informed and stay ahead of the game.
10. Get a cheap rate and invest the difference
When interest rates are low, like now, it is usually safe to say that inflation is also low. Thus, bricks and mortar may not be the best place to invest. Try getting the cheapest home loan you can find and make the minimum repayment. This allows you to use the extra cash to invest in other, more profitable areas.
You may find that the return you get on shares or some other type of investment means that you have created a nice little nest egg which you can use to pay off a bigger chunk of your home loan than you might otherwise have been able to do.
But beware – high returns often mean high risks. Before undertaking any investment, invest in a consultation with a qualified financial adviser.
11. Run an offset account
Instead of earning interest, any money you have in your offset account works to offset the interest you are paying on your home loan. For example you may have a mortgage of $300,000 at 6.5 percent and an offset account with $50,000 in it earning 3 percent.
This means that $250,000 of your loan is accruing interest at 6.5 percent but the rest is accruing interest at just over 3.5 percent (6.5 percent on your loan less the 3 percent the $50,000 in your offset account is earning). Imagine how much you can save!
Of course, the best sort of offset account pays the same rate as your loan (100 per cent offset).
12. Pay all your mortgage fees and charges up front
Some lenders allow you to add to the amount you borrow instead of coming up with cash for your upfront costs. While this can seem a blessing try to avoid doing this. Consider the following example:
Borrower A borrows $300,000 over 30 years at 6.5 percent. Her upfront costs are $1,000 but she has enough cash to make sure she can cover these. Her total repayment over 30 years will be $682,632
Borrower B takes out the same loan but doesn’t have enough cash to cover the upfront costs. So he borrows $301,000, at the same rate. Her total repayment over 30 years will be $684,907.
Two thousand odd-dollars might not sound like a huge amount but what could you buy with it if it stayed in your pocket?
13. Pay your first instalment before it’s due
With most new loans, the first instalment may not become due for a month after settlement. If you can manage it (and your lender will let you), pay the first instalment on the settlement date. If you do this, you will be one step ahead of the lender for the term of your loan. Every little bit counts.
14. Shop around and make sure your lender knows it
One of the most powerful tools you can have in the search for the best home loan is information. Make sure you have rung half a dozen lenders and brokers (as well done some internet research) before you start talking to your preferred lender about getting a new loan or refinancing your existing loan.
Make sure you know what rates and features are offered by each of your lender’s competitors on comparable products. Be ready to tell the lender what you are looking for and don’t be afraid to ask for extras. If they want your business, and know you know what you are talking about, they may be prepared to work that little bit harder to get your business.
Don’t be afraid to walk out if you aren’t getting the best possible deal you can.
Homebuyers and property holders need to choose which home Mortgage credit is a good fit for them. At that point, the following venture in getting a home loan advance is to submit an application ( Uniform Residential Loan Application ). Despite the fact that we attempt to make the credit basic and simple for you, getting a home loan advance is not an inconsequential methodology.
The following is a short rundown of some advance sorts that are at present accessible.
Ordinary OR CONFORMING MORTGAGE Loans are the most well-known sorts of home loans. These incorporate a settled rate home loan advance which is the most normally looked for of the different credit programs. In the event that your home loan advance is adjusting, you will probably have a less demanding time discovering a bank than if the credit is non-accommodating. For accommodating home loan credits, it doesn’t make a difference whether the home loan advance is a movable rate home loan or a settled rate credit. We find that a larger number of borrowers are picking altered home loan rate than other advance items.
Traditional home loan credits accompany a few lives. The most well-known life or term of a
home loan advance is 30 years. The one noteworthy profit of a 30 year home loan credit is that one pays lower regularly scheduled installments over its life. 30 year home loan credits are accessible for Conventional, Jumbo, FHA and VA Loans. A 15 year home loan advance is normally the minimum lavish approach to go, yet just for the individuals who can bear the cost of the bigger regularly scheduled installments. 15 year home loan advances are accessible for Conventional, Jumbo, FHA and VA Loans. Keep in mind that you will pay more enthusiasm on a 30 year credit, yet your regularly scheduled installments are lower. For 15 year home loan advances your regularly scheduled installments are higher, however you pay more primary and less investment. New 40 year home loan advances are accessible and are a portion of the most current projects used to fund a private buy. 40 year home loan advances are accessible in both Conventional and Jumbo. On the off chance that you are a 40 year contract borrower, you can hope to pay more enthusiasm over the life of the advance.
A Fixed Rate Mortgage Loan is a kind of credit where the investment rate stays settled
over life of the credit. While a Variable Rate Mortgage will vary over the life
of the credit. All the more particularly the Adjustable-Rate Mortgage credit is an advance that has a
fluctuating investment rate. First time homebuyers may take a danger on a variable rate for capability purposes, however this ought to be refinanced to a settled rate at the earliest opportunity.
A Balloon Mortgage credit is a transient advance that contains some danger for the borrower. Blow up home loans can help you get into a home loan advance, yet again ought to be financed into a more dependable or stable installment item when monetarily practical. The Balloon Mortgage ought to be well thoroughly considered with an arrangement set up while getting this item. Case in point, you may anticipate being in the home for just three years.
Regardless of the unfavorable criticism Sub-Prime Mortgage advances are getting starting late, the business sector for this sort of home loan advance is still dynamic, reasonable and essential. Subprime advances will be here for the span, but since they are not government sponsored, stricter regard prerequisites will undoubtedly happen.
Refinance Mortgage credits are prominent and can help to expand your month to month disposable salary. However all the more significantly, you ought to refinance just when you are looking to bring down the investment rate of your home loan. The credit process for refinancing your home loan advance is simpler and speedier then when you got the first advance to buy your home. Since shutting expenses and focuses are gathered every last time a home loan advance is shut, it is for the most part not a decent thought to refinance regularly. Hold up, yet stay routinely educated on the investment rates and when they are alluring enough, do it and act quick to bolt the rate.
A Fixed Rate Second Mortgage advance is ideal for those money related minutes, for example, home changes, school educational cost, or other extensive costs. A Second Mortgage advance is a home loan conceded just when there is a first home loan enlisted against the property. This Second Mortgage advance is one that is secured by the value in your home. Normally, you can expect the investment rate on the second home loan advance to be higher than the premium rate of the first credit.
An Interest Only Mortgage advance is not the right decision for everybody, except it can be extremely successful decision for a few people. This is yet an alternate credit that must be thoroughly considered painstakingly. Consider the measure of time that you will be in the home. You take a figured hazard that property estimations will increment when you offer and this is your monies or capital addition for your next home buy. In the event that plans change and you wind up staying in the home more, consider a technique that incorporates another home loan. Again give careful consideration to the rates.
A Reverse home loan advance is intended for individuals that are 62 years old or more seasoned and as of now have a home loan. The converse home loan advance is built basically with respect to the value in the home. This advance sort gives you a month to month pay, yet you are lessening your value proprietorship. This is an exceptionally appealing credit item and ought to be genuinely considered by all who qualify. It can make the nightfall years more sensible.
The most straightforward approach to meet all requirements for a Poor Credit Mortgage advance or Bad Credit Mortgage credit is to round out a two moment advance application. By a long shot the most effortless approach to meet all requirements for any home loan advance is by creating a decent record as a consumer. An alternate advance vehicle accessible is a Bad Credit Re-Mortgage credit item and fundamentally its for refinancing your current advance.
An alternate component when considering requisitioning a home loan advance is the rate lock-in. We talk about this finally in our home loan advance preparation. Keep in mind that getting the right home loan credit is getting the keys to your new home. It can once in a while be hard to figure out which home loan advance is pertinent to you. How would you know which home loan advance is a good fit for you? In short, when considering what home loan advance is ideal for you, your individual money related circumstance needs to be considered in full