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  • loanarranger
    replied
    Leeds BS make changes to their rental stress calculations

    Leeds Building has announced a number of criteria changes in response to the PRA’s new underwriting standards for buy-to-let mortgages.

    The changes, which come into effect on 1st January 2017, include an affordability stress test rate of 5.50% for purchase and capital raising remortgages, and 5.00% when there is no additional borrowing.

    The income coverage ratio for buy-to-let and holiday let mortgages will go up from 125% to 140%, and the ICR will take into account mortgage interest tax relief.

    An ICR assessment will not be required for existing Leeds Building Society BTL customers who have come to the end of their existing deal and there is no additional borrowing.

    Leeds has also removed minimum income requirements, which were previously £25,000 pa or £40,000 for joint applicants.
    Additionally, its entire range will be available up to 70% LTV.

    Leave a comment:


  • loanarranger
    replied
    Paragon makes further changes to Rental stressed criteria

    Further to my note on Paragon and its stance on rental stress criteria , they have announced further changes following the Prudential Regulatory Authority proposals.

    Paragon is making changes to its affordability assessment for buy-to-let mortgages in response to the PRA’s new underwriting standards which will be implemented in April 2017.

    Paragon is adopting a graduated interest coverage ratio, tailored to the tax status of the individual landlord.

    As a result, the ICR will not change for landlords who are unaffected by the tax changes. Landlords paying basic rate income tax and corporate landlords will continue to be assessed at an ICR of 125%. Where it is identified that a landlord will be paying a higher rate of tax, a higher ICR of 140% will be used when assessing affordability.

    The revised approach to affordability also includes changes to the reference interest rate used in the affordability calculation. For all products other than longer term fixed rates, the reference or stressed rate will be set at 2% above product rate or 5.5%, whichever is higher. For longer term fixed rates the current stressed rate is 4% or the product rate if higher.
    John Heron, Director of Mortgages, said: “Government policy towards the Private Rented Sector will increase costs for landlords and it is clear that this will need to be reflected in lender affordability assessments.

    “The PRA’s supervisory statement released in September this year is helpful in ensuring that lenders approach this in a consistent fashion.
    “The changes that we’re announcing today are designed to tailor affordability to each landlord’s individual circumstances, whilst keeping the application process straightforward for brokers and their customers.”

    Leave a comment:


  • loanarranger
    replied
    Just like a London Bus , wait 30 minutes and two come together

    Announcement from The Mortgage Works indicates that the changes are gaining apace.

    "We're amending our BTL rental stress rate

    From Monday 19 December, we'll be making changes to our Buy to Let rental stress rate for new mortgage applications.

    A stress rate of 5.50% (or pay rate +2% if higher) will now apply on all applications, unless:

    #

    The product term is fixed for 5 or more years or;

    #

    The application is a remortgage of up to 65% LTV without capital raising

    The current stress rate of 4.99% will apply in the two scenarios above. For applications where overall Buy to Let lending with the Nationwide Group exceeds £1m, a stress rate of 5.99% will remain in place.

    There won't be any impact as a result of these changes for customers seeking a product switch or transfer of equity, providing no additional borrowing is involved."

    Leave a comment:


  • loanarranger
    replied
    Virgin Money make changes to Buy to Let Mortgages

    Virgin Money is making changes to their Buy to Let lending policy which will take effect today, *Monday 5 December.*

    Interest coverage ratio*
    Their interest coverage ratio will increase from 125% to 145%.
    Interest rate stress*
    They will change their interest rate stress from Buy to Let Variable Rate +1% (currently 5.74%) to 5.50% for all tracker and fixed rate products of less than five years.
    The stress rate for five year fixed rate products will be the higher of the product rate or their Buy to Let Variable Rate (currently 4.74%).
    Maximum mortgaged properties
    They will no longer accept applications from customers with more than 11 mortgaged properties in total in their portfolio.*
    The maximum portfolio limit of £2 million and/or four properties with Virgin Money will remain unchanged.*

    Leave a comment:


  • loanarranger
    replied
    Hi Gordon

    Firstly thanks for posting a response to my updating on Mortgage News.

    You make very valid comments regarding rate increases in the US , however their own financial dynamics are at variance with those affecting the UK with a booming economy and reduced unemployment, even house prices which have been pretty dormant for some considerable time are now increasing across the entire country: I accept that interest rates will increase 17/18 due to the expected increase of inflation however the overall economy in my honest opinion could not handle any reflective substantial increases in rates without having a serious affect on the economy , housing etc. My prediction is that Bank Base will possibly reach 2% towards the middle of 2018 , unfortunately I dont gamble and I am certainly not George Soros.

    Leave a comment:


  • Gordon999
    replied
    Goldman Sachs forecasts US interest rates to rise 4 times before end of next year , should we expect the UK interest rates to follow ?

    " Timothy Moe, chief Asia-Pacific equity strategist at Goldman Sachs, said that the market has rising expectation for the growth in the U.S with the stimulus policies of President-elect Donald Trump. Inflation and treasury yield rate are expected to see a rise. It is anticipated that the Federal Reserve will increase the interest rate once this year and raise the interest rate by three times next year, with 25 bps each " .

    Leave a comment:


  • loanarranger
    replied
    Apologies too quick on the send button before I returned to doing the Xmas tree.

    "There is more to come for the buy-to-let sector next year. The Bank of England is bringing in tougher rules for buy-to-let lenders which are likely to make it harder to get a mortgage from next year while the Financial Policy Committee has also just been handed powers to cap buy-to-let lending if it thinks the market is overheating.

    Indeed, earlier this week the Financial Times reported that rumours had surfaced that the PRA has told three lenders they have enough buy-to-let loans and should think twice before extending finance to landlords in future. "

    Leave a comment:


  • loanarranger
    replied
    Extract from Mail online Money Article

    Not sure if anyone has read the full article but an extract bears out the rumours circulating within the lending industry.

    Two of the lenders are those known to many as being providers of BtL finance almost without any significant status underwriting being done, if they do remain in play during 2017 one can take it that their underwriting will be in complete reversal to how they previously assessed applications and may probably start by maxing the Loan to Value.

    My professional advice is that if a landlord is considering remortgaging eithe on a £ for £ basis or to release available equity they should consult with their brokers as to what are the best options available as funding is guaranteed to get more difficult in 2017.

    Leave a comment:


  • loanarranger
    replied
    Godiva ( Coventry BS ) Announce changes to rental stress calculations

    Godiva has joined the growing ranks of lenders who are making changes to the rental stress calculations, importantly it is following the trend of others by offering lower stress calculations for borrowings on initial 5 year Fixed Rate products.

    "In line with the Prudential Regulation Authority’s BTL underwriting standards, from 15 December 2016 the Coventry for intermediaries is increasing its Buy to Let Reference Rate to 5.5% on loans with benefit periods of less than 5 years. The reference rate for 5 year fixed rates remains unchanged at 5.0% as does our ICR at 140%."

    Leave a comment:


  • loanarranger
    replied
    There has been a number of lenders who have announced that when applying the increased rental stress calculations , the potential amount which can be borrowed will fall way below previous expectations, as at result some of the lenders have chosen to allow a "topping up" measure by using residual income from employment/self employment to allow funding to be approved, this however will involve assessment of income and expenditure. Whilst for some this may appear intrusive it will permit borrowing to be achieved when otherwise the only option would be to increase the deposit or remortgage for a lower figure.

    Leave a comment:


  • loanarranger
    replied
    BM Major changes on affordability

    Further to my postings on 16th November , a missive has been sent to brokers regarding loan assessment , unfortunately the accompanying document is for Intermediaries suitably qualified and given the nature of the document cannot be officially communicated to the general public

    As part of the Tax changes being introduced, BM Solutions have made some changes to the One Minute Mortgage application system and some of the income data capture requirements.

    Income is used in the lending decision and it’s important that it’s keyed accurately. Please see the link below; this guide will help you understand how to key income from self-employment, employment retired/pension income and rent.

    Rental cover ratios are built into BTL calculations to allow a buffer for rental voids, property costs, management costs, and importantly, tax liabilities.

    BM offer different rental cover ratios tailored to each individual customer’s tax position.

    Please ensure you use the Full Rental Income Calculator before submitting your decision in principle

    The nuts and bolts of the missive is that every penny earned from employment/self employment , coupled with income and expenditure of property related income has to be taken into account so the days of just declaring a minimum income of £x and the rent is sufficient is now going to be a thing of the past without the minutae of income /expenditure in the same way as that which applies for residential homeowner mortgages being declared.

    Leave a comment:


  • loanarranger
    replied
    Aldermore Commercial Stress Calculations for Multi Unit and HMO's

    Please note that Commercial part of Aldermore use a somewhat draconian rental stress calculation for HMO's and Multi Unit properties : depending on which product is selected for variable rated products or Fixed Rates the calculation is an eye watering 185% at a stress rate from 5.28% to 6.28% with Completions fees of between 1.75% and 2.5%

    Leave a comment:


  • loanarranger
    replied
    BM Solutions make important announcement on rental stress criteria and other related matters

    From Monday 21 November, BM Solutions will introduce changes to the rental income calculation it requires to support buy to let applications. This is in response to the upcoming changes to tax relief on residential investment property.

    The current 125% rental cover ratio on BTL applications will remain unchanged for basic rate tax payers. For higher and additional rate clients, you will be able to obtain the rental income requirement tailored to the client’s individual circumstances.

    All applicants will be assessed on an individual basis to ensure that rental income includes the additional tax the landlord may be liable for.

    Our online system will use the data capture to calculate the maximum loan available for each application and present a decision in principle in the same way as you receive this currently.

    ● On remortgage applications if the maximum loan amount we can provide is lower than the remortgage or debt consolidation amount requested, the system will no longer decline the application and will display the maximum loan we could offer the client.

    Other changes
    ● From 21 November we will no longer operate a tiered stress rate structure and all buy to let applications, including those on 5 year fixed rate products will be assessed using a notional/stress rate of 5.5%
    ● The maximum age at the end of the mortgage term is being extended to the age of 80
    ● All applicants must apply by their 75th birthday, adhering to our minimum term of 5 years
    ● Clients wishing to extend their term as part of a product transfer can do so within our online system.

    Any standalone changes to their term should follow the existing process via the mortgage servicing team.
    In addition, all existing BTL clients will be mailed to inform them of the impending tax changes to allow them to take appropriate action in seeking independent tax advice. The mailing commenced mid October and will run into next year.

    Leave a comment:


  • loanarranger
    replied
    Buy-to-Let purchases rise in Q3 despite SDLT increase

    Something to muse over a cup of coffee.

    25% of properties bought in the third quarter of 2016 were buy to let or second homes according to new figures from HM Customs & Excise.

    The latest stamp duty land tax stats show that 56100 properties out of 235000 eligible to pay stamp duty in Q3 paid the extra 3% surcharge levied on second homes since April.

    The figure of 235000 transactions eligible for SDLT in Q3 was 13% higher than in the previous quarter and 1% higher that Q3 2015.

    The extra 3% tax on these properties has raised £670 million in the year so far: There have been around 86400 property sales since April eligible for the surcharge

    Leave a comment:


  • loanarranger
    replied
    JonesLang Residential Report

    I am attaching a link to an excellent report on the short term future of the residential market within the UK prepared by JonesLang , the link has been scanned for virus's.

    http://residential.jll.co.uk/new-res...ampaignId=4078

    Leave a comment:

Latest Activity

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  • Mortgage News
    by loanarranger
    The following article has appeared in one of the Mortgage Trade journals reporting on views expressed by the Association of Mortgage Intermediaries an influential trade body within the mortgage industry.

    "Mortgage rates are likely to rise in the first quarter of 2016 as lenders look...
    23-12-2015, 19:43 PM
  • Reply to Mortgage News
    by loanarranger
    Nationwide have also confirmed that for the present their maximum loan for purchase and Remortgage residential home loans will be restricted to a maximum of 75%
    30-03-2020, 17:12 PM
  • Reply to Mortgage News
    by loanarranger
    Very sad and bad news for BtL with The Mortgage Works, they have just announced the following :-

    Temporarily pausing new lending at 80% LTV and for HMOs. I am seeking information whether HMO’s are completely out for the present....
    30-03-2020, 17:05 PM
  • Reply to Mortgage News
    by loanarranger
    Zephyr Home Loans have advised that they in common with other lenders have restricted lending across its entire funding range to 60%, they make a strange comment in so far as mention that mortgage sourcing systems like Mortgage Brain or Trigold and others may quote a higher figure , as these are automatically...
    30-03-2020, 16:59 PM
  • Reply to Not paying btl mortgage
    by loanarranger
    Yes better to be in advance than in arrears.
    As per an earlier posting I have made, check on the lenders web site to establish what they are doing regarding requests for Payment Holidays , is there a form online which allows self certification or are you still required to persist in making contact...
    30-03-2020, 16:52 PM
  • Not paying btl mortgage
    by Propertygoesup
    What's the worse that can happen If I stop paying a btl mortgage due to tenant not paying rent for 5 months and counting?
    25-03-2020, 16:28 PM
  • Reply to Not paying btl mortgage
    by Propertygoesup
    I can't get through to the bank right now. Is it ok to make a manual payment to my mortgage account on the same day the DD would usually go out on?
    30-03-2020, 15:18 PM
  • Reply to Mortgage News
    by loanarranger
    Coventry has just announced the removal of any lending above 65% Loan to Value.

    I am fearing that the announcements from lenders are gathering momentum and whilst I hope my expectations are proved wrong I suspect that many of the key lenders will follow in the coming days. I will keep the...
    30-03-2020, 13:34 PM
  • Reply to Mortgage News
    by loanarranger
    The two elements of One Savings Bank have today announced the temporary withdrawal from the lending market, this is disappointing as the criteria particularly from Precise offered many advantages to Buy to Let borrowers .

    "One Savings Bank (OSB) and Precise Mortgages are not accepting...
    30-03-2020, 13:28 PM
  • Reply to Not paying btl mortgage
    by sam_cat
    This. Please reinstate the DD asap!

    By not shooting yourself in the foot you put yourself in to a better position financially for the future. If you default you will will have an extra hard time, lender will take over and sell at their concenience, as above that will be longer that you...
    30-03-2020, 10:01 AM
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