Loans And Mortgages

<p>While experts agree the RBA is unlikely to increase the cash rate for a while yet, this doesn&#39;t mean mortgage holders can rule out an out-of-cycle rate hike.&nbsp;</p>

<p>UBank announced an out-of-cycle move late last week, increasing its 3-year fixed rate from a near market-leading 1.75% to 1.85% (an increase of 10 basis points). Westpac also bumped up its fixed-term rates last Friday.&nbsp;</p>

<p>[smartcode_project:default project_id=28162 project_image_fid=141055]</p>

<p>If a homeowner with the average mortgage of $495,420* experienced a rate hike of 25 basis points from the current average variable rate of 4.27% to 4.52%, they would need to pay an extra $878 per year.&nbsp;</p>

<p>Over the course of a 30-year loan, this would cost them an extra $26,330 in interest.&nbsp;</p>

<p>Finder&rsquo;s Consumer Sentiment Tracker, a survey of 7,191 mortgage holders, found a monthly raise of $200 or less would cause financial distress for two in five mortgage holders (41%).</p>

<p><img alt="" height="464" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/finder_may_3.jpg" width="686" /></p>

<p>Cooke said that while the cash rate isn&rsquo;t going anywhere, that doesn&rsquo;t mean home loan rates will stay put.</p>

<p>&ldquo;The last time the cash rate was held for an extended period of 34 months, banks changed their interest rates on average 7 times &ndash; 5 of which were increases.&quot;</p>

<p>&ldquo;It&rsquo;s important that homeowners factor in potential rate increases when applying for a mortgage &ndash; keeping a cushion in your budget can keep your budget from getting dicey down the track,&rdquo; Cooke said. &nbsp;</p>


While experts agree the RBA is unlikely to increase the cash rate for a while yet, this doesn't mean mortgage holders can rule out an out-of-cycle rate hike

jordan_55689

Rate hikes could leave mortgage holders stranded with excess interest

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<p>EXPERT INSIGHT</p>

<p>New data suggests changes to mortgage lending rules in the near future are unlikely, despite rapidly rising home values. Recent data from the Australian Prudential Regulation Authority (APRA) suggests that while the proportion of loan originations that could be ‘higher risk’ showed a slight increase through the December quarter, the regulator saw no evidence of a “material relaxation in lending standards”.</p>

<p>Indicators of lending standards are being watched carefully. Borrowing for the purchase of residential property hit a record $28.8 billion in January 2021, up 34.8% from the decade average. This has also contributed to housing values reaching a new record high.</p>

<p>So far however, the December 2020 quarter has not shown any major deterioration in lending standards, suggesting there is no need for interventions in the form of tighter credit policies. The December 2020 quarter is of particular importance, because it marks a positive turn in Sydney and Melbourne dwelling values coming out of COVID-related restrictions.</p>

<p><strong>The share of interest only loans as a portion of new home loans ticked up to 19.2%</strong></p>

<p>The portion of new mortgages lent on interest only terms hit 19.2% in the December 2020 quarter, up from 18.5% in the previous quarter.</p>

<p>This is not far from the 18.7% average seen over the past two years. It is also well below the record high of 45.6%, which was recorded over the June 2015 quarter. However, it is worth noting there have been improvements to collection of banking statistics, and the historic series is not directly comparable with recent data.</p>

<p>Interest only lending was noted as a potential risk to broader financial stability in the years to 2017. At that time, it was becoming more common for borrowers to originate their loans on interest only repayment terms, or refinance and extend their interest only term period. This was leading to a delay in the paying down of loan principals, at a time when house prices and household debt were rising.</p>

<p>Interest only loan structures have generally been more popular among investors, who are eligible for tax deductions on their interest payments. Considering investors remain around record lows as a share of total lending, the risk to financial stability from interest only lending to this segment of the market remains low.</p>

<p>A key area regulators are likely to be watching is the proportion of interest only lending to owner occupiers. The number of interest only loans to owner occupiers increased by 32.5% over the September quarter and comprised a series high 45.7% of interest only loan originations. A sustained lift in owner occupiers not paying down their loan principal, could place upwards pressure on household debt levels, creating stability risks when interest rates eventually rise.</p>

<p><strong>Debt-to-income ratios of greater than, or equal to 6, hit a two year high</strong></p>

<p>APRA has previously cautioned lenders on exposure to loan-to-income ratios, and debt-to-income ratios, exceeding 6. The portion of new home loans originated on a loan-to-income ratio of greater than, or equal to 6 times reached 7.0% of loans over the December 2020 quarter. This is the highest across the series, which commences from March 2019. Loans originated with a debt-to-income ratio of 6 or more made up 17.2% of mortgages originated in the quarter, which was also a series high. APRA did not express concern around this metric in their report, arguing the share of debt-to-income lending was “within its historical average”.</p>

<p>Increased demand across Sydney and Melbourne property markets, as is being seen at the moment, will test debt-to-income ratios. This is because the house price-to-income ratio across Sydney has averaged around 8.5 since 2013, and has averaged 7.5 across Melbourne since 2015. As housing prices rise at a time when incomes are expected to remain relatively flat, there is the potential for both loan-to-income and debt-to-income ratios to lift further, which is likely to be seen as a riskier outcome by regulators.</p>

<p><strong>The proportion of loans originating on high loan-to-value ratios (LVRs) also rose for owner occupiers and investors</strong></p>

<p><img alt="" height="388" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/lvr_80.jpg" width="897"></p>

<p>The portion of new home loans originated on a loan-to-value ratio of 80% or more increased to 42.0% across all borrowers in the December 2020 quarter, up from 39.9% in the previous quarter to be the highest proportion on record. The jump was greater the owner occupier space, where 45.7% of loans were originated on an LVR of greater than or equal to 80%, and 14.1% of loans were greater than or equal to 90%.</p>

<p>The regulator argued this increase reflects greater participation of owner occupiers in the market, particularly first home buyers. First home buyers may be accessing housing through loan guarantors, or even the first home loan deposit scheme, which reduced the risk of low-deposit home loans.</p>

<p>The latest data from APRA indicates there is no blow out of risk in mortgage lending, despite the recent surge in property prices across Australia. The publication follows a recent address from RBA governor Phillip Lowe, who reiterated the strategy of maintaining a low cash rate for years to come, which is likely to continue supporting housing demand.</p>

<p>But a deterioration in lending standards can be mitigated, as we’ve witnessed before. This could be achieved by tightening serviceability assessment rates, loan sizes relative to incomes or debt (LTI or DTI ratios) or loan sizes relative to home valuations (LVR). In a recent statement, the Council of Financial Regulators reiterated that while lending standards were generally being maintained at this stage, they have responses up their sleeves if lending conditions do become risky.</p>

<p>While APRA’s December quarter statistics show a trend towards ‘riskier’ styles of lending, the magnitude is not likely to be large enough to trigger a regulatory response; but if this trend continues, or indeed accelerates, it becomes more likely we will see a regulatory intervention aimed at curbing financial stability risks related to the housing sector.</p>
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pchatterjee-seVgoiQgz5

Housing lending may be cheap, but regulators argue it is not yet risky: CoreLogic's Eliza Owen

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<p>Westpac have followed ANZ and NAB and cut their two and three year fixed mortgage rates for new owner-occupiers.</p>

<p>They now have the lowest two year fixed rate on the market at 1.79 per cent, having chopped 20 basis points from their record-low 1.99 per cent offering.</p>

<p>Westpac's three year rate has seen an 11 basis point cut, now at 1.88 per cent.</p>

<p>The rates are only for owner-occupiers paying principal and interest with an LVR ratio of 70 per cent or less.</p>

<p>The two year investor fixed rates have also been cut by 0.2 per cent.</p>

<p>[smartcode_project:default project_id=22584]</p>

<p>RateCity.com.au database shows that 57 lenders now have home loan rates under two per cent, including three of the big four banks.</p>

<p>“Westpac has thrown down the gauntlet to its competitors today proving there’s still heat in the fixed rate market.” RateCity.com.au research director Sally Tindall said.</p>

<p>“While we’re nearing the bottom of the rate cycle, provided the cash rates remains above zero, it’s likely there’ll be more cuts in the weeks to come as banks compete for the record levels of new lending coming through the door.</p>

<p>“Lenders are currently in a strong position to offer low fixed rates, which also have the benefit of locking a customer in for the fixed term.</p>

<p>“Westpac is now offering the lowest 2 year fixed rate, and was already offering the lowest 4-year fixed rate in the market – an unusual position for a big four bank.</p>

<p>[smartcode_project:default project_id=2772]</p>

<p>Tindall says home loans at the nation's largest lender, Commonwealth Bank, are starting to look outdated, with just one fixed rate under 2 per cent.</p>

<p>“Westpac group is reserving its sharpest rates for people who own at least 30 per cent of their home.</p>

<p>“Property price rises aren’t just helpful for people planning to sell. If you’ve had your home loan for a few years you might find you have more equity than you think and qualify for one of these low-rate loans."</p>
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RateCity.com.au database shows that 57 lenders now have home loan rates under two per cent, including three of the big four banks.

Joel Robinson

Westpac offer lowest two-year fixed rate mortgage after cutting home loans

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<p><img src="https://counter.theconversation.edu.au/content/67301/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1"></p>
<p>GUEST OBSERVER</p>
<p>In the ongoing debate about the transparency of Australia’s big banks, the idea of rate tracker mortgages has been gaining traction.</p>
<p>This is a mortgage that is tied to the cash rate set by the central bank (in Australia, the Reserve Bank of Australia), with an additional fixed margin set by the lender (usually a bank).</p>
<p>The rate follows the ups and downs of the cash rate, similar to what already occurs in short term lending markets like the bank bill swap rate (the rate at which banks lend each other money), says Professor Milind Sathye, from the University of Canberra.</p>
<p>When it comes to applying this same idea to mortgages, customers have more certainty because they know when the Reserve Bank moves rates, their rate will also move in line with this, Sathye says. The risk lies in the parameters banks may put around these types of loans, with additional fees or a floor rate.</p>
<p>Even though Australia’s big four banks haven’t been too keen on the idea, Sathye says this type of mortgage would provide a solution to the problem of trust in the banks. In addition he says it would force banks to be more efficient, to contain their costs given that the margin charged on top of the tracker mortgage rate remains fixed.</p>
<p>To hear the interview in full, <a href="https://theconversation.com/business-briefing-rate-tracker-mortgages-67301?utm_medium=email&amp;utm_campaign=Latest%20from%20The%20Conversation%20for%20October%2021%202016%20-%205848&amp;utm_content=Latest%20from%20The%20Conversation%20for%20October%2021%202016%20-%205848+CID_a60bde7b4e4b7f336fde84dac19833b2&amp;utm_source=campaign_monitor&amp;utm_term=Business%20Briefing%20rate%20tracker%20mortgages" target="_blank">click here</a>.</p>
<p><em><span class="fn author-name">Jenni Henderson is e</span>ditor, Business and Economy, The Conversation and can be contacted <a href="https://theconversation.com/au/team#jenni-henderson" target="_blank">here</a>.</em></p>
<p><em><span class="fn author-name">Milind Sathye is p</span>rofessor of Accounting, Banking and Finance, University of Canberra and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/milind-sathye-4408" target="_blank">here</a>.</em></p>
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jchancellor-FAypfDUnLy

Rate tracker mortgages could provide some certainty for customers

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<p>UBank, a subsidiary of NAB, has announced the new lowest fixed rate in Australia – 1.75 per cent for three years.</p>

<p>But customers will have to be quick, with the rate set to expire in a little over a month.</p>

<p>The three-year fixed rate is 0.13 per cent below the next lowest fixed rate and 1.34 per cent lower than the average existing owner-occupier rate of 3.09 per cent (RBA data).</p>

<p>UBank has also cut its other fixed rates by up to 0.35 per cent for new customers.</p>

<p>There are now 53 lenders offering at least one fixed or variable rate under 2 per cent on over 120 different home loans, according to RateCity.com.au data.</p>

<p>RateCity.com.au research director Sally Tindall said while the RBA was set to keep rates on hold, competition between lenders was still driving home loan rates down.</p>

<p>“Lenders have been offering home loan rates under 2 per cent since June last year, yet thousands of existing mortgage holders seem content with the idea of paying a rate starting with a ‘3’,” she said.</p>

<p><img alt="" height="459" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/cheaper_fixed_rates_urban.jpg" width="1200"><br><em>Source: RateCity.com.au</em></p>

<p>“UBank’s decision to offer a market-leading rate for just over a month is designed to get people to act.</p>

<p>“Putting an expiry date on this deal could help combat complacency among mortgage holders.</p>

<p>“Mortgage holders suffering from inertia are likely to be getting fleeced,” she said.</p>

<p>“Fixed rates are typically less flexible than variable ones, so if you want access to an offset account and unlimited repayments, you might look at splitting your loan or consider a variable rate loan,” she said.</p>
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UBank, a subsidiary of NAB, has announced the new lowest fixed rate in Australia – 1.75 per cent for three years.

UBank announce Australia's lowest fixed rate home loan

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<p>Australian Finance Group secured a record-breaking December quarter with more than $19.9 billion of home finance lodged by AFG brokers.</p>

<p>AFG CEO David Bailey advised the national figure represented an increase of 9.5% on the prior quarter and a 30% increase on the corresponding quarter in 2019.</p>

<p>But the percentage of investor loans remained at an all-time low of 21%.</p>

<p>Some 42% of lodgements were for those upgrading their homes.</p>

<p>With government incentives, first home buyers represented 22% of lodgements, triggering a record high loan to value ratio of 73% due to the high proportion of first home buyers who typically have smaller deposits.</p>

<p>Overall the broker saw gains across the country lead by Victoria up 18% and Western Australia recording a 13.3% jump on Q1 2021. </p>

<p>New South Wales up 3.5% for the quarter, Queensland up 7.8%, South Australia up 0.4%. </p>

<p>The Northern Territory recorded a drop of 10%.</p>

<p>The average loan size was also at record levels, coming in at $544,359 for the quarter.</p>

<p>A record 88% took a principal &amp; interest product over an interest only loan. </p>

<p>The average loan size was also at record levels, coming in at $544,359 for the quarter.</p>

<p>“The market is well aware that low interest rates are likely bottoming out and this has seen the percentage of customers choosing a fixed rate product still high at 29.2%,” Bailey said.</p>

<p>With the four big banks leveraging their funding advantage through very competitive pricing and cash back offers, smaller lenders’ share of the market remained at 41%.</p>

<p>The Westpac stable of brands – Westpac, BOM, BankSA and St George – have increased their combined market share of AGF loans by 2.5% to be sitting at 18.7% while CBA group – CBA and Bankwest – dropped 4.7% to now be holding 20.7% of the market.</p>
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jchancellor

Australian Finance Group write record-breaking $19.9 billion worth of loans in December quarter

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<p>Australian homeowners rank paying off their mortgage as their greatest life priority yet over 50% don't know the exact current interest rate on their home loan, according to new research commissioned by Mortgage Choice.</p>

<p>The research survey found a disconnect between the increased financial concerns borrowers are experiencing from COVID-19 and knowledge of whether their interest rate is competitive.</p>

<p>Only 46.5% of respondents knew their current interest rate, Much fewer in 2020 compared to previous surveys commissioned by Mortgage Choice (61.5% in 2018 and 71% in 2016).</p>

<p>This increased complacency comes at a time when the coronavirus pandemic has put more people under financial pressure. Over 62% of Australians admit that COVID-19 has caused them to worry more about money, with 65.6% trying to boost their resilience by saving more, spending less and improving their financial knowledge.</p>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/mortgage_choice_2020.jpg" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="387" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/mortgage_choice_2020.jpg?itok=Bk5UqzeU" width="580"></a></figure><p>"Our research suggests that Australians are more focused than ever on their finances, yet many are being complacent with their biggest expense and potentially biggest saving, Susan Mitchell, Chief Executive Officer at Mortgage Choice, said.</p>

<p>Homeowners aged 30 to 39 were the most likely to not know their interest rate (64.5%), with those aged 50 to 59 years close behind at 56.4%.</p>

<p>Ms Mitchell said, "it's so important to know your interest rate because if you’ve been complacent the chances that you are paying too much are extremely high. Every Australian should make it a New Year resolution to review their home loan. Give yourself an early Christmas present by reducing your rate and saving on repayments.”</p>

<p>However, Australians are not keeping track of interest rates or checking to see if they are getting the best deal. Asked how often they review their home loan, 13.7% said never, and 44.4% said every couple of years. Even fewer (41.9%) review their loan annually.</p>

<p>“I strongly encourage all borrowers who haven’t had their loan reviewed in the last 24 months to speak to their broker or their lender to learn if they’re still in a competitive home loan," added Ms Mitchell.</p>

<p>"In the past year alone, the cash rate has dropped by 65 basis points, and many lenders are open to negotiating on rate reductions. Let's say your principal and interest rate is 3.99% and shopping around with the help of a mortgage broker enables you to drop by 50 basis points to 3.49%. On a 30-year home loan of $600,000, the savings could be in the vicinity of $170 a month," she concluded.</p>
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Only 46.5% of those surveyed by Mortgage Choice knew their current interest rate, much lower than 61.5% in 2018 and 71% in 2016

urban.com.au

Majority of Australians don't know their home loan's interest rate

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<h3 class="x_post-title x_entry-title"> </h3>
<div id="x_post-body-3434663202090627287" class="x_post-body x_entry-content">
<div>APRA released its quarterly property exposure figures today for the period ended 30 September 2016.</div>
<div> </div>
<div>If there has been a slowdown in lending, sheesh, it's hard to make out from the chart. </div>
<div> </div>
<div>Total domestic residential property exposures increased by +7.9 percent from a year ago to a new high of $1.46 trillion.</div>
<div> </div>
<div>Exposures are now some +130 percent higher than they were in 2008.</div>
<div> </div>
<div>The growth in exposure to investors has been stopped in its tracks, however, with new loans to investors down 14 per cent from a year ago. </div>
<div> </div>
<div>However, owner-occupier loans stepped in to breach the gap, with exposures rising by +12.9 percent over the year to September, and the value of new loans to homebuyers rising by some +14 percent. </div>
<div> </div>
<div>In short, lenders have switched focus from investors to homebuyers.</div>
<div> </div>
<div><a href="/images/2016/12/01/APRA1.jpg" target="_blank">Click to enlarge</a></div>
<br><div class="x_separator"><img src="/images/2016/12/01/APRA1.jpg" alt=""></div>
<br><div>The regulator has taken a number of measures to limit riskier lending.</div>
<div> </div>
<div>For example, loans of 90 percent or higher loan-to-value ratio (LVR) are now just 8.5 percent of the market, down from 22 percent in 2009. </div>
<div> </div>
<div>Thus, most borrowers are using substantial deposits, whether borrowed from parents or from existing loans (some may even be saving deposits, who knows?!). </div>
<div> </div>
<div><a href="/images/2016/12/01/APRA2.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div><img src="/images/2016/12/01/APRA2.jpg" alt=""></div>
<div class="x_separator"> </div>
<br><div>Low-doc loans and loans approved outside serviceability are also now a small segment of lending.</div>
<div> </div>
<div>There has been a sharp pullback in the number and value of interest only loans over the past year, with this sector of the market dropping by 15 per cent from a year ago. </div>
<div> </div>
<div><a href="/images/2016/12/01/APRA3.jpg" target="_blank">Click to enlarge</a></div>
<br><div class="x_separator"><img src="/images/2016/12/01/APRA3.jpg" alt=""></div>
<br><div>Buried in the small print there were some upward revisions to previously reported interest only loans reported by one institution. </div>
<div> </div>
<div>While exposures to investors has decreased, there does not seem to be much clarity surrounding the categorisation of outstanding loans (as evidenced by previous revisions), and as such in aggregate there may be more investors in the market than implied.  </div>
<div> </div>
<div>The average loan size over the year increased from $244,000 to $255,000. </div>
<div> </div>
<div>
<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
</div>
<div> </div>
</div>
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pwargent-M4siyDbqQY

Lenders switch focus from investors to homebuyers

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<p>Mortgage holders are continuing to refinance their home loans as banks fight for market share as interest rates continue to hold at record lows.</p>
<p>There's no suggestion from the RBA that rates will change until at least 2022 as the central bank attempt to drive the economy.</p>
<p>And as fixed rate mortgages expire, more and more mortgage holders are likely to refinance.</p>
<p><img src="https://www.urban.com.au/images/2020/9/14/Refinancing.png" alt=""></p>
<p>According to CoreLogic's early market indicators, refinancing mortgages have rose 1.4 per cent.</p>
<p>That takes refinancing up over 23 per cent year on year.</p>
<p>Mortgages for new purchases dropped slightly over the last week, down -01.8 per cent, but are still over 25 per cent up year on year.</p>
<p>And CoreLogic has seen a -42 per cent decline over the week in MIP reports, which is reports for a mortgagee in possession valuation..</p>
<h1>Newly Advertised Properties</h1>
<p>Newly advertised properties were up 2.41 per cent over the week, according to CoreLogic's database.</p>
<p>New listings however are still -5.6 per cent down over the month.</p>
<p>Rental listings are up 5.2 per cent, again still down over the month.</p>
<p><img src="https://www.urban.com.au/images/2020/9/14/Newly%20advertised%20property.png" alt=""></p>
<h1>Pre-listing Activity</h1>
<p>There's been a small rise in pre-listing activity, which CoreLogic define as more comparative market analysis reports being generated through their platform.</p>
<p>This report is essentially an indicator of new listings on the horizon.</p>
<p><img src="https://www.urban.com.au/images/2020/9/14/pre-listing%20activity.png" alt=""></p>
<p> </p>
<p> </p>
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