Mortgage Matters

For retirees, the golden years have become a series of tough compromises. The trouble is, a lack of employment income combined with debt stalk the good times they thought they would have after they left their careers.
One case study stated their jobs paid them a total of about $100,000 per year. Today, as a result of too much house and the repairs it entails — repainting, new floors, new electrical circuits, new kitchen counters, custom French doors and other elegances — they carry a debt of almost $70,000, nearly twice their retirement income of $37,000 a year.
If they pay off the debt, they will face a cash shortage. They could do it, but it would wipe out all of their RRSPs and other retirement assets built up over their working lives. A tough choice.
“We used to think that our house would go up enough in price to cover our debts,” they explain. “But I don’t think you can rely on that.”
Their situation could be resolved by selling the house, yet they fear that having paid too much in renovations, even downsizing might leave them house broke — with a nice abode and nothing else.
“As I approach the age of 60, I don’t want to carry so much debt. There has to be an end to the debt. I want my mind to be clear that when we get our Canada Pension Plan and Old Age Security, we will be able to keep those benefits. We don’t want to go into our sunset years paying off our debts.”
First was Investors Group, which said 62% plan to carry debt such as a mortgage into their golden years. Then Royal Bank of Canada came out with its Ipsos Reid poll, which found four in 10 Canadians retired with some form of debt, and one in four began retirement with a mortgage on their primary residence.
“More and more, Canadians are carrying debt into retirement,” said Lee Anne Davies, head of retirement strategies at RBC.
Just this week, BMO Financial Group noted less than half of Canadians 55 and over have a post-retirement income strategy in place and only a third have considered that they might outlive their savings.
It’s a new and dangerous trend.
The risk of senior bankruptcy grows with age. A study for the Canadian Institute of Actuaries released June 2007, shows that longevity risk — the chance of living to a very ripe old age — poses the problem of running out of personal savings.
It would be wrong to label all debt foolish and all debtors in peril of financial catastrophe, argues Tina DiVito, head of retirement solutions at BMO Financial Group. “There is bad debt and good debt. Bad debt may be what one borrowed for a transitory pleasure, such as a vacation, after which the borrower has to pay high interest rates and gets no tax breaks.
“Good debt bears moderate rates of interest and is payable in a reasonable time period, perhaps as a part of an investment that makes interest tax-deductible,” Ms. DiVito says.
For good debt, consider the case of 61-year-old Montreal retiree Ioanna Jakus, who has maintained a mid-six figure investment portfolio while living on an after-tax income of less than $2,000 per month.
A former bank employee, she has a $10,000 line of credit with her stock broker. “I use the line to buy stocks and bonds,” she says. “I can deduct the interest I pay from my taxable income. My investments have been successful and have more than paid the cost of credit. What’s more, rates of interest are so low that borrowing to invest just makes sense for me.”
Not only has Ms. Jakus made intelligent use of credit, she has done so expertly, selecting low-risk GICs, bonds and blue-chip stocks with strong dividends. “I have always been motivated by the knowledge that only I can control my destiny,” she explains. “My husband and I paid off the mortgage — that was when interest rates were near 20% — and we never borrowed again for spending.
“Of course, I can clear my investment debt in a moment by using cash in one of my accounts. My philosophy has always been not to take risks that I cannot afford, especially when it comes to borrowing money.
“Nobody can look after me as well as I can,” she adds.
That’s a lesson a lot of retirees have yet to learn.

Source:
Andrew Allentuck, Financial Post ·

Mortgages debt, Retirees

House prices will increase this year and next despite the challenges posed by higher mortgage rates, Canada Mortgage and Housing Corp. said Wednesday.

An “improved balance between demand and supply” will stabilize prices through the rest of this year, it said in its second quarter Housing Market Outlook. Prices will “rise modestly” in 2011, it said.

The agency, which insures almost $500-million of Canadian mortgages, said the average cost for a home by the end of 2011 should be $350,000. That would be a gain of 1.4 per cent over April’s record high of $344,968.

Forecasting higher prices next year puts it at odds with both the Canadian Real Estate Association and Toronto-Dominion Bank, which are calling for prices to drop by 1.5 per cent and 2.7 per cent respectively in 2011.

“It all comes down to the economy and what we’ve seen so far this year is a strong end to 2009 and through 2010 we’ve seen some effects from various fiscal measures,” said senior economist Bill Clark. “There was a big April gain in employment, and as the economy gets moving again people become more interested in housing.”
Source: CMHC

Mortgages Housing Starts

With the Canadian economy doing surprisingly well over the past six months, many see higher interest rates from the Bank of Canada in the not so distant future, but according to a report released Thursday from CIBC’s chide economist Avery Shenfeld rates are likely to remain at a very low 2.5% through to 2011.

Historically, as far as interest rates are concerned, it is better to float your mortgage interest rate (i.e., choose a variable rate mortgage). This is a result of the “yield curve.” The “normal” yield curve is positively sloped, with interest rates lower for short-term maturities (one to two years) and higher for longer-term maturities (five to 30 years). When the economy strengthens, the Bank of Canada will raise short-term interest rates (they only have control over short-term rates) and the base for variable-rate mortgages (usually the prime rate) is moved higher. This action signals a period of “tightening” of monetary policy to cool the economy and reduces inflationary pressures.

The vehicles that determine longer-term interest rates — bonds — tend to move according to inflationary expectations: If bond investors anticipate inflation (because of economic growth), they demand higher returns (interest rates) as protection from inflation. When the Bank of Canada is perceived as “fighting” inflation by raising short term interest rates, long-term rates have a tendency, in most cases, to remain stable or improve, because long-term bond investors are content that inflation will not grow.

In essence, while short-term interest rates may go up, they do so only until the Bank of Canada has slowed the economy enough to curb anticipated inflation. Then, as economic growth slows, the bank starts to lower them. The yield curve will flatten (with higher short-term interest rates) for a time, but when the economy slows, short-term rates will go back down and the yield curve returns to its “normal” positive slope.

Over this time, variable-rate mortgages will move up to being approximately equal to locked-in five-or 10-year rates, but that’s followed by a period when they return to lower levels. More often than not, over this time, it is less costly to have held the variable rate debt. Exceptions to this situation would be times of hyper-inflation (like in the 1980s) when short-term interest rates went to extreme levels.

The economy is strengthening and short term rates will go up a bit over the next couple of years, but I don’t think it will be dramatic. The case for variable-rate mortgages remains strong.

Source: Financial Post Magazine, Tuesday April 6th & Julie Fortier, Financial Post, Thursday April 8th 2010

Mortgages interest rates, Short Term Interest Rates, Variable Rate Mortgage

Last Updated: Monday, March 29, 2010 | 11:23 AM ET
CBC News
Royal Bank and TD Canada Trust announced Monday they are increasing several mortgage rates by up to 6/10ths of a percentage point.

The biggest jump is attached to the popular five-year fixed closed rate, which moves from 5.25 per cent to 5.85 per cent at both banks. That’s the posted rate, which is routinely discounted by the big banks.

RBC’s new discounted rate for the five-year term also rises 6/10ths of a percentage point to 4.59 per cent. TD’s rises the same amount to 4.55 per cent.

Both banks also raised their three-year and four-year fixed closed rates. The posted three-year rate at Royal Bank climbs one-fifth of a percentage point to 4.35 per cent, while the posted rate at TD jumps 4/10ths of a point to 4.70 per cent.

The posted four-year rate at both banks jumps 4/10ths of a percentage point to 5.34 per cent.

Other banks are expected to follow suit. The new rates, effective Tuesday, represent the first hike in Canadian mortgage rates since last October.

Variable mortgage rates, which rise in tandem with the Bank of Canada’s key overnight lending rate, are unchanged. But they are likely to be heading up soon too.

Bank of Canada governor Mark Carney warned last week that inflation was higher than expected. That had some market watchers forecasting that the central bank could move to raise its key lending rate as early as June.

The key rate has been at a rock-bottom 0.25 per cent since April 2009 to help the economy recover.

Fixed-rate mortgage rates tend to move higher when long-term bond yields rise.

A survey released last week by RBC found almost two-thirds of respondents expected the cost of servicing a mortgage to rise this year.

Mortgages Fixed Rate Mortgage, Interest Rate Increase, interest rates, Rate Hike

The Bank of Canada took its first steps Tuesday toward returning the country to more normal interest-rate levels by signalling a more hawkish tone on inflation and acknowledging the economy is performing better than expected on “vigorous” consumer demand.

The messages were conveyed in the Bank of Canada’s latest interest-rate statement, which kept its record-low benchmark rate of 0.25 per cent and pledged to keep it there at least until July.

But most bank watchers took note of subtle changes in the statement, compared with previous rate announcements, and there was enough there for them to begin the countdown to rate hikes.

“I suspect (Bank of Canada governor) Mark Carney and company are starting to feel the urge to tighten — not a strong urge now, but an urge nevertheless,” said Michael Gregory, senior economist at BMO Capital Markets.

Among the key changes was a declaration from the bank that the risks to its inflation outlook are “roughly balanced,” and no longer “tilted slightly to the downside” — language that suggests deflation is no longer a concern and that price increases are creeping up to a level that may prompt a response.

The wording change from the Bank of Canada may appear trivial, “but it is nonetheless significant as it reflects an economic backdrop that continues to improve at a much faster pace than what the bank had envisaged,” said Paul-Andre Pinsonnault, senior fixed-income economist at National Bank Financial.

In the statement, the central bank acknowledged economic activity has been “slightly higher” than its own projections, with the five-per-cent gain in the fourth quarter powered by “vigorous domestic demand” and a recovery in exports.

The consensus remains that the central bank will wait until July to begin raising rates. There are two more scheduled rate decisions between now and then — April 20 and June 1.

“What we saw (Tuesday was) one of many steps aiming at moving away from dovish statements to relatively more hawkish ones,” said Sebastien Lavoie, economist with Laurentian Bank Securities.

His firm predicts rate increases will begin in the third quarter, but he said the odds have increased that the first hike will be in July as opposed to September.

Economists are predicting increases of one full percentage point to 1.5 points over the second half of 2010.

Source: Paul Vieira, Canwest News Service

For more information contact Verico Designer Mortgages Inc

Mortgages interest rates, Rate Increase

The Bank of Canada is keeping its benchmark lending rate at a record low of 0.25 per cent, reiterating on Tuesday its conditional commitment to hold rates steady until the middle of this year.
Although it held the overnight lending rate steady, the bank acknowledged the recovery appears to be proceeding at a better pace than it had anticipated.
“The level of economic activity in Canada has been slightly higher than the bank had projected in its January Monetary Policy Report,” the bank said in announcing the rate decision.
“Conditional on the current outlook for inflation, the target overnight rate can be expected to remain at its current level until the end of the second quarter of 2010 in order to achieve the inflation target.”
It is set to release its next decision on interest rates on April 20.

Source: CBC News
For more information please contact Verico Designer Mortgages Inc.

Mortgages Bank of Canada, interest rates

Currently we are dealing with Brian; he has great income which includes a car allowance.  Brian is wishing to purchase his first home.  The scenario is as follows, he receives a car allowance of $900 per month, since he feels that the company is paying for his car, he leased a car with a monthly payment of $850 which is covered by the allowance. The common rationale behind this is that the two will cancel each other out. However, this is not the way the lenders look at the car allowance.

Upon applying for a mortgage pre-approval Brian discovered that the car payment is added to his monthly expenses making his total debt ratio to income quite high. Even though Brian’s car allowance is added to his gross income this does impact how much he can qualify for:

Scenerio 1:  No car allowance – company car
Purchase Price: $280,000  Down Payment: $20,000
Income: $49,200

Debts:
CIBC VISA $200/m

Mortgage Expenses:
Mtg Payment (based on purchase price – down payment) $1,129.30/m
Heat $75/m
Taxes $233/m

Total Debt Service: 40% of gross income-  client would qualify for purchase

Scenerio 2: Car allowance and car payment
Purchase Price: $280,000  Down Payment: $20,000
Income: $60,000 (added $900/m for car allowance to income)

Debts:
CIBC VISA $200/m
Car $850/m

Mortgage Expenses:
Mtg Payment $1,129.30/m
Heat $75/m
Taxes $233/m

Total Debt Service: 49% of gross income- client does not qualify – maximum purchase price $180,000

As you can see Brian’s purchase price is severely decreased by having the extra expense of his car allowance. Brain’s purchase price is going to be approximately $180,000 a substantial difference from the $280,000 he would qualify for without it. Many companies offer car allowances as opposed to company cars.  Before signing for any debt it is always advisable to talk to your financial advisor/accountant, and if you are looking to purchase a home in the future, sitting down with your mortgage broker could help reduce a lot of stress and frustration.  We have sometimes worked with people for years prior to them purchasing, it is never too early to plan for your future goals.

Charmaine Idzerda, Mortgage Broker (FSCO Lic#: M08000747) Verico Designer Mortgages Inc. (FSCO#: 10194)

Mortgages Car Allowance, company car, Mortgage Pre-approval

The provincial government has released new rules governing how the Harmonized Sales Tax (HST) will be applied to new home buyers and the housing industry in general.
This is the second HST notice posted by the government relating to this industry.
The government’s notice provides information to help homebuyers and the housing industry prepare for the proposed Harmonized Sales Tax which, subject to legislative approval, would come into effect on July 1, 2010.
The announcement relates to rebates for new homes and new rental homes; homes with leased land; owner-built homes; new mobile homes and new floating homes; and other related issues.
The Ministry of Revenue has a comprehensive list of transition rules and explanations relating to the HST on its website.

Buying a Home?
The HST will not apply to resale homes.

Enhanced New Housing Rebate
Buyers of new homes will receive a rebate of up to $24,000 regardless of the price of the new home.
This rebate ensures that buyers of homes priced up to $400,000 (about three-quarters of new homes built in Ontario) will, on average, pay no more - or possibly even less - tax than under the PST system.

New Rental Housing Rebate
New rental housing, including residential investment properties, will receive a similar rebate. This rebate will also support affordable rental housing in Ontario.

Transitional Rules
For some purchases of new homes that straddle the implementation date of July 1, 2010, the provincial portion of the HST will not apply, depending on when the written agreements of purchase and sale were entered into and when ownership or possession are transferred.

For any questions about how the new HST will affect you call Verico Designer Mortgages at 1.866.824.8057

Mortgages HST

With Christmas behind us and the New Year fast approaching it is important to take a step back and re-work our finances for the upcoming year. Having a plan that is simple and manageable for you and your family can make or break the coming year, as well as reduce some of the looming headaches.

Visit http://www.budgeting101.ca/ for an easy to use chart that will breakdown your spending into categories and show you which areas you may need to decrease spending. Another option available is debt consolidation through refinancing your mortgage. This may be a viable option for you if you currently have equity in your home. Home equity is the difference between the home’s fair market value and the outstanding balance of all liens (mortgages or LOC’s) on the property.
Refinancing your mortgage can be simple and save you from paying high interest rates on your credit cards.  You want to make sure it is in your best interest as there are costs (lawyer’s fees) that may be encountered. Speak to an agent at Verico Designer Mortgages at 1.877.827.8057 for a breakdown of the amount available to you and the costs associated in order to determine your best financial move.

Mortgages budgeting, debt consolidation, refinance

The simple fact of renewals is this: nearly 60% of people sign back renewal letters without even taking the time to see what else is available. As a result, there is little or no incentive for the financial institution to give their best offer. What makes things even more interesting is the fact that renewal letters usually only arrive about two to three weeks before the mortgage is actually up for renewal. This two to three weeks gives you very little time to arrange financing with another lender, or to take advantage of the lower rates that may have occurred in the three to four months before your renewal date.

Consumers should be pre-approving their renewals 90-120 days prior to their actual renewal date. This immediately gives you the benefit of the lowest rate on the market for the longest period possible before your renewal date. What makes this better is the fact that this is completely free and without obligation.

A mortgage is too big a financial decision to not take seriously.  It makes sense to place your mortgage with the institution that gives you the best rates and service.

Using the services of a mortgage broker who shop’s the market to obtain the best rate and terms makes a lot of sense!

For more information about obtaining a mortgage renewal please call Charmaine at Verico Designer Mortgages Inc. Toll Free: 1.866.824.8057

Mortgages Mortgage Renewal