Why the Lowest Mortgage Rate is Not Always the Best Rate For You

Many times I am contacted by mortgage clients asking about what my best mortgage rate is. It is common to believe that everything is an apples vs. apples comparison with regards to mortgage rates, and that the lowest rate is always the best deal. However, this is often not the case.

Borrowers often overlook the terms of the mortgage, or do not receive disclosure of items that are not attractive to an offer (particularly from Canadian banks). Below are some of the situations where taking the lowest rate will often cost you money in the long run:

-Many times the bank will not even approve you for the amount you need to buy the home you want. However, there are other “A” mortgage lenders out there who will approve you and also give excellent rates.

-I have also had clients who were with a bank who required that the money was taken from an account at their institution, which is not where they banked, and they found it very inconvenient to have to transfer money every month.

-Your mortgage lender may offer you a low rate to get into the door, and then when it comes time to renew your mortgage provide you an offer that is significantly higher than the market is offering. At that time it may be difficult for you to get an approval elsewhere and you could be stuck with their offer.

-If you get a variable mortgage with the intention to lock in to a fixed mortgage rate at a later date, many bank lenders will only give you posted rates when you lock in, meaning your interest rate will be much higher.

-Do you want mortgage life insurance coverage to protect yourself in case of death or disability? Many lenders including all the banks offer coverage that is strictly tied to their institution, so if you become sick during that coverage and try to move your mortgage, they will discontinue coverage and you will be paying much higher premiums to be re-insured elsewhere.

-Home Equity Line of Credit (HELOC) mortgages are often reported on the credit bureau, particularly with the banks and credit unions. It is generally much more favourable to have a HELOC mortgage that is not reporting on your credit bureau, as it is more favourable for your credit score. This could save you money and allow you to borrow money easier in the future.

-Sometimes a lender has a product that works with a strategy that is of benefit to you but may not offer the very lowest rate to get those benefits. An example of this would be the TDMP mortgages, which is a structure to make your mortgage tax deductible in Canada, and can help to create a great deal more wealth than a lower rate may offer.

Save Money on your Mortgage, Not Just on Your Mortgage Rate

These are just a few examples of things that could cost you much more money than saving.1% on your rate will give you. Keep this in mind next time you meet with your banker about your mortgage and often it is best to seek a second opinion from a mortgage broker who can give you helpful advice.

Mortgage Rates and Factors That Move Them

Mortgage rates come in different varieties as you may know. Fixed rate loans are usually most popular due to the fact that you don’t have to worry about rates going up on you over time. Currently in July, 2014 rates are still down near historic lows, although they were even lower last year. The amortizations come in 30 year, 25 year, 20 year 15 year and 10 years with most lenders. The big price break is going to be with a 15 year loan. Currently the spread between the 30 year fixed and 15 year fixed rate is 3/4%.

For those who intend to hold onto their home for the long term, and not sell in the near future, the fixed rate mortgage may be the best option. However, for those who are fairly certain that they will be selling in the not too distant future, the hybrid ARMs such as the 5/1, 7/1, and 10/1 ARM could be a better option.

The spread between the 7/1 ARM and the 30 year fixed is also about 3/4 %. (4.375% VS 3.5%) So going with a 7/1 ARM will lock in your rate for the next 7 years and you don’t need to be concerned about rates rising. Here in the summer of 2014, rates are still down, but they will not be down forever.

Mortgage rates are normally quoted in 1/8% such as 4.125%. However, when you see a rate like 4.258% this is the annual percentage rate (APR) for the quoted rate. The APR is usually higher than the note rate when the loan contains closing costs which are being financed into the loan.

So what causes rates to go up and down? Although there are many factors affecting the movement of mortgage rates, probably the best indicator is the 10 year treasury bond yield. This is due to the fact that for most people, a 30 year fixed rate mortgage is paid off within 10 years either from the sale of the home or refinanced. Treasuries are also backed by the “full faith and credit of the US” which makes them a benchmark for other bonds as well.

Normally when the T-bond yields go up, mortgage rates also go up and vice versa. They may not go up exactly the same as yields though. There are also many reports that affect mortgage rates. The Consumer Price Index, Gross Domestic Product, Home Sales, Consumer Confidence, and other data on can have a significant effect.

Normally, if there is good economic news, rates will go up and with bad news rates will move down. If the stock market is rising mortgage rates will usually be rising also since both rise on positive economic news. Also when the Federal Reserve adjusts the Fed Funds rate, mortgage rates can go up or down. If it is a growing or inflationary economic pattern then rates will rise.

During the processing of your mortgage loan, normally your broker will lock in your rate for you to protect you in case rates rise while your loan is being processed. Locks go from 15 to 45 days with most lenders. This gives the broker enough time to process your loan and get it funded.

Keep in mind that the interest rate on your loan may be adjusted for various factors. Do not be taken in by a par rate. If you are doing a loan at a high loan to value (LTV) and you have a lower credit score (<700) there will be adjustments to your rate. The par rate is the rate at which the lender who is funding your loan neither charges or credits back any rebate to the broker. By picking a rate above par, you will receive this lender credit and it can be used to assist in paying your closing costs and prepaid expenses such as property taxes, hazard insurance, or interest.

Bridging Loans – Taking You to Prosperity

Before I start writing the article I would like to make your mind clear about the precise definition of bridging loans, what it is actually and how it will take you to prosperity.

“Bridging loans are a short-term loan used as a way to endow with funding for the purchase of a new property while the borrower expects the sale of an on hand property”.

Off-course it seems risky and it is said that unless all the stars are not in perfect alignment, it can turn a bad luck. But very frankly saying selling of property is not a big deal and if you have property than taking loan on its part is not a big deal. The only thing demanded by bridging loans is that you need to be tricky in co-ordination and purchase and sell of new property and if transaction occurs simultaneously than no words to describe your stars.

A Bridging Loans also known as commercial bridging finance makes these types of transaction easy and possible. It not only helps you with instant money but also helps you keeping away from getting stuck by financial crisis. By taking this loan borrower need not to pay for two mortgages and the best part of these loans is that you can take it for commercial purpose and also for personal purposes.

Features of these loans

These loans are short term in nature

The application process for borrowing these loans are more or less similar as of the other loans.

When you are planning to have bridging commercial loans it is preferred that you should opt for private lender than commercial banks. The reasons are many, bridging loans are short term loans so it is better to have someone who charges least interest, secondly lender can easily give you loans with minimal paper work. The need for commercial bridging loans start or can be guessed little early so it is suggested that you should go for pre approval of these loans.

Bridging Loans get paid back in the form of only interest. This means you get the entire amount from the lender, keep on paying the monthly interest until your backed property is not sold out. Once the transaction is complete, give away the handy principal amount back to the lender. So, in the case of repayment option in bridging loans principal payment is one time lump sum payment.

These loans are good for both the parties as in the case lenders also need not to worry about defaulter because the money seeker is obligatory to put up security or guarantee to secure the loan. This is normally in the form of an additional part of property.

But on the part of borrower, I want to make the point clear that the lender will still systematically evaluate your credit history. And I think it is genuine on its part also because any one will undergo the same procedure because of the level of risk he/she is taking. But not to worry poor credit is not an obstacle.

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