How Are Mortgage Rates Determined?

How mortgage loan rates are determined and what causes them to move is an absolute mystery to most folks – and those who think they know are usually wrong. As a former mortgage banker I can tell you that a lot of people in the mortgage industry can’t even give you an accurate answer to that question. So what’s the mystery and misinformation all about? Let’s take a simple look, in plain English, at what moves mortgage rates and (just as importantly) what does not.

Ask a bunch of your friends what mortgage rates are based on and they will tell you they are not sure but it has something to do with Ben Bernanke and the Federal Reserve. Some of your more financially savvy friends may tell you that rates are based on the 10 year treasury yield. Both answers are incorrect. The simple truth is that mortgage rates are based on the mortgage backed securities (MBS) market. I know – this is starting to sound scary. I promise to keep it simple – here’s a quick explanation of what a mortgage backed security is. Banks and mortgage lenders take large bundles of their mortgage loans and pool them together to be sold as investments. These debt obligations trade as bonds (mortgage backed securities). An investor can invest in a pool of mortgage loans and receive income based on how those loans perform (do they pay on time etc…). The mortgage backed securities market is a segment of the overall bond market. The MBS market reacts and moves based on economic news and indicators similar to how the overall bond market works.

To take this one step further, here’s the technical explanation for those of you who are knowledgeable in matters of finance. MBS rates, and consequently mortgage rates, are directly determined by variances (or spreads) between it (MBS Rates) and a financial derivative instrument called interest rate swaps. These swaps are used by investors to manage, hedge, or speculate on risk. The rate on a swap rate is a fixed interest rate that one would receive in exchange for the uncertainty of having to pay the short-term LIBOR (London Interbank Offered Rate) rate over time. Additionally, mortgage rates are influenced by relative spreads between interest rate swaps and treasury notes.

So why does everyone think that the Federal Reserve controls mortgage rates? Your guess is as good as mine. The most likely cause is that misinformed people in the media just keep talking about the fact that the fed lowered interest rates and mortgage rates will follow suit – and we keep listening. The fact of the matter is that the actions of the Federal Reserve do have an impact on mortgage rates but it is indirect and often extremely delayed. When the fed announces that they are lowering short term interest rates, this has an immediate impact on some types of consumer loans such as home equity loans and credit cards. It also has a negative affect on the interest rates on saving vehicles like money market accounts and certificates of deposit (because those rates go down as well). It does not however, have an immediate or direct impact on mortgage rates. The indirect impact on mortgage rates of the fed easing (lowering) short term rates is that it causes investors to flee investments like money markets and CDs and put more money into the stock and bond markets. When people buy more bonds (including mortgage backed securities) this causes bond prices to rise. When bond prices rise, the yields of those bonds go down. Lower yields on mortgage backed securities equal lower rates. This chain of events that started with the fed lowering rates and ended with mortgage rates going down could take months to unfold and dozens of other economic events could intervene and keep that chain of events from happening as predicted.

The other common misconception is that mortgage rates are tied to the long term Treasury notes. Not true. If you look at long term charts for mortgage rates and long term treasuries side by side you will see that they trend together over a long period of time. As mentioned above, the spread between interest rate swaps and treasury notes do influence mortgage rates – but it is inaccurate to say that there is a direct link between the two.

We’ve just covered the basics on how long term mortgage loan rates such as the 30 year fixed rate are determined. Short term mortgages like 5 year ARMs and 7 year ARMs can be based on a number of different indices.

Fixed, Tracker Or Discount – Which Mortgage Rate is Best?

The choice of whether a fixed rate, variable, discounted, capped or tracker rate mortgage is more appropriate to your needs, will take careful consideration. The article that follows provides a breakdown of the individual rates with their advantages and disadvantages as based on your attitude to risk, not all types of mortgage will be suitable.

When considering which type of mortgage product is suitable for your needs, it pays to consider your attitude to risk, as those with a cautious attitude to risk may find a fixed or capped rate more appropriate, whereas those with a more adventurous attitude to risk may find a tracker rate that fluctuates up and down more appealing.

Following is a description of the different mortgage rate options along with a summary of the main advantages and disadvantages for each option.

Fixed Rate Mortgages

With a fixed rate mortgage you can lock into a fixed repayment cost that will not fluctuate up or down with movements in the Bank of England base rate, or the lenders Standard Variable Rate. The most popular fixed rate mortgages are 2, 3 and 5 year fixed rates, but fixed rates of between 10 years and 30 years are now more common at reasonable rates. As a general rule of thumb, the longer the fixed rate period the higher the interest rate. Similarly lower fixed rates are applicable when the loan to value falls below 75% whereas mortgages arranged for 85% or 90% of the property value will incur a much higher mortgage rate.

Advantages

Having the peace of mind that your mortgage payment will not rise with increases in the base rate. This makes budgeting easier for the fixed rate period selected, and can be advantageous to first time buyers or those stretching themselves to the maximum affordable payment.

Disadvantages

The monthly repayment will remain the same even when the economic environment sees the Bank of England and lenders reducing their base rates. In these circumstances where the fixed rate ends up costing more, remembering why the initial decision was made to select a fixed rate, can be helpful.

Discount Rate Mortgages

With a discount rate mortgage, you are offered a percentage off of the lenders Standard Variable Rate (SVR). This takes the form of a reduction in the normal variable interest rate by say, 1.5% for a year or two. Assuming that the higher the level of discount offered the better the deal is a common mistake of those considering a discount rate. The key bit of information missing however, is what the lenders SVR is, as this will dictate the actual pay rate after the discount is applied.

As with a fixed rate, the longer the discount rate period the smaller the discount offered, and the higher the rate. Shorter periods such as 2 years will attract the highest levels of discount. In addition when considering the amount to be borrowed, the increased risk to the lender of providing a 90% loan will be reflected in the pay rate, with lower borrowing amounts attracting more competitive rates.

Advantages

Should the lender reduce their standard variable rate your interest rate and monthly payment will also reduce.

Disadvantages

When the lender or Bank of England increases their base rate, your mortgage payment will also increase. However in some circumstances lenders do not always pass on the full amount of a Bank of England base rate reduction.

Affordability of the mortgage at the end of the discount rate period should be considered at outset. There are no guarantees that follow on rates will be available, and so you should make certain that you are able to afford the monthly payment at the lenders standard variable applicable upon expiry of the discount rate period. Allowing for an increase in interest rates above the SVR would be prudent to avoid a ‘Payment shock’.

Tracker Rate Mortgages

Tracker rate mortgages guarantee to follow the Bank of England base rate when it moves up or down. Tracker rates are expressed as a percentage above or below the Bank of England base rate such at +0.5% over BOE base rate for 2 years.

The most popular tracker rate mortgages have been 2 and 3 year products, but there is now an increasing demand for lifetime tracker rates as borrowers are starting to realise that the Bank of England base rate has been reasonable competitive, and having a mortgage product linked to it could be beneficial in the long term.

Advantages

A tracker rate guarantees to follow the Bank of England base rate for however long the tracker rate is set up for. This means a tracker rate mortgage payment reduces in line with reductions to the base rate by the Bank of England.

The overall cost calculation of a Lifetime tracker rate can be significantly lower than taking shorter term mortgage products with the ongoing costs of remortgaging such as valuation fees, legal fee and lender arrangement fees. Lifetime tracker rates often have no early repayment penalty restrictions.

Disadvantages

The mortgage payment will go up if the Bank of England increases the base rate. As with most other types of mortgage, early redemption penalties will apply for some or all of the tracker rate period and are typically 5% of the loan or six months interest.

Variable Rate Mortgages

Variable rate mortgages are more commonly known as the lenders Standard Variable Rate (SVR), and are the rate that you come onto after the expiry of a fixed, discounted, tracker or capped rate mortgage. A variable rate is similar to a tracker rate in as much as the lender will base their SVR on the Bank of England base rate plus a loading of between say 2.5% and 3.5%. That is where the similarity ends however.

Advantages

The main advantage of being on the lenders Standard Variable Rate (SVR) is that there will be no early repayment charge for redeeming the loan in full. When there is uncertainty about rate movements in the financial markets, this can provide a degree of certainty and flexibility. For those wishing to fix their mortgage rate, an SVR with no early repayment charge can provide the breathing space required to just wait and see before committing.

Historically not all lenders have chosen to pass on through their standard variable rates, reductions made by the Bank of England. This situation is changing and those with SVR mortgages benefit from a reduced payment.

Disadvantages

Generally the SVR will be a higher rate of interest and so your mortgage payment will be greater than if you were on a tracker rate, fixed rate or discounted rate mortgage product. Additionally and in comparison to other types of mortgage, a higher monthly payment can result when lenders do not pass on any or all of a reduction in the Bank of England base rate which has not been uncommon in the past.

Capped Rate Mortgages

The capped rate is a variable rate mortgage which has a fixed limit to how far the interest rate can increase (the cap), and provides the option to know the maximum level of mortgage payment from outset. For those who are risk adverse, but who wish to have the certainty of payment as well as benefit from interest rate reductions, the Capped rate mortgage offers the best of both worlds. For example if the cap is set at 6% and the banks rates go below this rate, then your repayments will go down to reflect the reduction, with the guarantee that should rates go above the 6%, your payments will remain based on the maximum 6% because of the cap.

Advantages

If the Bank of England base rate falls resulting in a fall in the lenders standard variable rate below the level of the capped rate, then your monthly repayment will reduce. For many this provides the peace of mind and certainty for ease of budgeting offered by a know maximum monthly payment.

Disadvantages

Because a capped rate offers the best of both worlds to the borrower, the capped rate is usually uncompetitive as lenders need to price in the risk of rate reductions, leaving those such as first time buyers or those stretching their affordability, exposed to a higher rate than would be available with a fixed rate. This means that competitive capped rates are seldom available with UK lenders who prefer to offer fixed rates instead.

How to Get The Best and Safest Personal Loan?

There are several occasions in your life when you are in terrible need of proper financing. Whether it is purchasing your dream vehicle or renovating your dream abode, there is no denying the importance of personal loans. However, it is imperative to associate with reliable financial institutions to get your personal loans at the best terms and conditions.

Another important aspect worth considering, in this context is the tenure of loan repayments. Making loan-installment payments at regular intervals happens to be of paramount importance. Your failure to do so will make you a defaulter, and can even lead to confiscation of your personal properties.

Potential reasons for loan

Before applying for personal loans, it will be judicious to get knowledgeable on the various reasons for it. Your personal loan requirements can encompass several factors such as launching a new startup, investing in your dream vehicle, planning for vacations, meeting accidents or unforeseen situations and home renovations. While applying for personal loans, you will come across two popular options. The first one is known as secured mortgages, and the other one is unsecured loans. Enumerating both these concepts will help you learn more about their nature.

Knowing about secured mortgages

A secured mortgage loan is available against security. In most of the cases, the creditor has to offer security to the lender. On the other end, the lender will have complete liberty to seize the creditor’s property, if he fails to pay back his debts.

Understanding unsecured loans

However, you will not require offering securities while applying for unsecured loans. As the name indicates, these types of loans are available without any securities. Borrowers can qualify for these loans without facing too much of legal issues. If you do not wish to risk your tangible or intangible assets, then this type of loan will prove to be the best option for you.

In most of the cases, those having unimpressive credit history opt for unsecured personal loans. However, there is a major drawback associated with these loans. These loans are available at astoundingly higher interest rates since no security or property is involved in the process.

Factors to consider

While applying for personal loans, you will surely come across quite a few lenders in the market. And this is where; you need to be judicious and choose trustworthy lenders. Remember, your associations with unworthy lenders and fraudulent financial institutions will prove to be dangerous. Therefore, you must take extra care to associate with reliable lenders. Some of the crucial steps worth performing, in this context are:

Checking the lending history and past records of the institution
Ensuring that the concerned financial institution is reputed and registered
Verifying whether the lending process is completely secure
Swift approval of loan applications
Looking for lenders with moderate interest rates

Performing all these steps with utmost sincerity will fetch you personal loans in the safest way. However, insincere approaches will lead to loss of assets, property as well as give rise to harassments.

Eligibility criterion

If you are one those entrepreneurs with impressive credit scores or an individual with legally acquired properties, then getting personal loans will be an easy affair for you. All you need to do is build associations with the leading financial institutions and get loans from them. These institutions will have a transparent loan approval process, and offer loans against collaterals.

Importance of seeking professional assistance

Since the loan application process requires patience and proper understanding of financial machinery, it will be wise on your part to seek professional assistance. Get help from ingenious financial investors, before taking the plunge. Taking the online route will also prove to be beneficial, as you will get a wealth of choices there.

Especially, efficient financial advisors such as IndiaLends will extend complete support to both lenders and creditors irrespective of their loan requirements. The personal loan website link will uncover an entire world of loan opportunities.

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