First Option for Independent Financial Advisers

Mortgage Advice

Which Mortgage is Suitable for You?

Navigating your way through the mortgage market may seem an overwhelming and intimidating process, especially given the abundance of available mortgages and mortgage providers.

However, finding the right mortgage means finding a mortgage tailored to meet your needs, taking into consideration your lifestyle, age and financial situation.

Nevertheless, even after taking these factors into account, you will almost certainly be faced with an enormous variety of mortgages and differing interest rates.

Mortgage Advice

There are three groups of people who can advise you. These are Independent Financial Advisors (I.F.A.s), intermediaries (e.g.: brokers) and the lenders themselves. However, the amount of advice each can give varies.

I.F.A.s can advise on all the issues, the mortgage, associated investments and insurance arrangements they can offer you a full range of products from all the financial services companies on the market.

Intermediaries such as brokers can generally advise on mortgages and will generally have links to companies who can advise and arrange the investment and insurance aspects.

Most mortgage lenders can advise only on the loan but some are tied to a life company and can therefore only arrange the associated investment and insurances through that company.

Important Note

Interest rates can fluctuate with very little warning. Therefore this is another important area, which must be seriously thought about due to the different types of interest rates that are available and their implications.

Current mortgage interest rates depend on the financial markets. As these rates fluctuate, so too can the amount you pay each month. However, mortgage lenders put together ”Special offers“ to entice you to buy from them. Some of these special offers include fixed, variable and discounted offers.

Each of these offers has its own advantages and disadvantages. For example, you may think that interest rates are going to decline so you settle on a variable rate but if the rate goes up, you will have to pay more. Whereas a fixed rate remains static for a set period of time so that you have a set rate that you pay each month, irrespective of the actual rate at that time.

The Different Interest Rate Types

Variable

Usually known as the standard variable rate. This rate normally fluctuates in line with the Bank of England interest rate.

Discounted

This is a variable rate but set at a fixed percentage below the lender’s standard variable rate. If you wish to pay back your loan before the end of the discounted rate, you may have to pay a charge known as a redemption penalty. In some cases these charges apply for a short time after the discount rate has ended.

Fixed

The rate is static for a set period of time, usually a number of years. Once this period has ended, the rate goes back to the lender’s variable rate. Even though you can usually choose the length of the fixed period, the selection will be limited to current offers. There are often redemption penalties on these rates if you wish to repay the loan before the fixed rate is up and occasionally a short time after.

Capped

These rates limit your payments to variations between a minimum and maximum rate for a set period of time.

Cashback Incentive

As another ”Special offer“, companies offer cashback as another incentive to use their products. With cashback the lender will give you a sum of money on completion of the mortgage. For this type of offer, you are usually restricted to the standard variable rate for a set period, and have to repay some or all the cashback if you wish to redeem your loan sooner.

Protecting Repayments

If, for any reason, you are unable to continue your regular mortgage repayments, your home is at risk of repossession by the mortgage lender. This could be due to an accident, sickness, redundancy, etc.

Generally lender and intermediaries can offer insurance to protect you should these circumstances arise and it is strongly recommended that you consider taking out such protection.

Paying a Mortgage Off Early

A mortgage is expected to be a long term commitment but many people find they can pay their loans off before the term is up. The most common cause of this is you moving home.

You should find out what penalties, if any, will apply should you wish to repay your loan early. Most lenders will retract the value of discounts or cashback if the loan’s redeemed in the early years and fixed rates usually carry early redemption fees for the period of the fixed rate and sometimes longer.

Loans that allow you to transfer your existing mortgage amount and terms when you move and avoid any redemption charges are known as ”portable“. However, it usually means that you must still satisfy the status requirements of the lender when you move. There may also be added disadvantages if you need to borrow an amount that is more or less than the original amount.

Not all mortgages are portable.

Mortgage Related Products

Other related products such as life assurance, payment protection and buildings and contents insurance also need to be considered.

Some lenders insist that you buy their own assurance in order to take advantage of their best loan products. A mortgage adviser will be able to help you decide if the cost of the products are competitive or whether you would do better to consider other options.

When you are not obliged to buy the lender’s own insurance, they will often charge you a modest administration fee if you arrange your own cover. However, many insurance companies will pay this for you as an incentive. Valuation

Lenders require a standard valuation to be undertaken on a property before even considering a mortgage application. This is to ascertain the true value of the property being purchased or remortgaged.

There are two other types of report after the standard valuation, each giving more information. These are:

Homebuyer’s Report:

This provides you with information about the general condition of the property.

Full Structural Survey:

If the property being purchased is more than 10 years old or there are any aspects of the condition of the building that you would like investigated, a full structural survey will give you the required information prior to making a commitment.

Due to the fact that property prices vary according to market conditions, the value of your property may depreciate as well as appreciate. In future, this could mean that your mortgage loan exceeds the property’s current market value. This is known as a ”negative equity“ situation.

Vulnerable Borrowers and Full Disclosure

Some borrowers may have had bad credit problems in the past or have a low or irregular income making them particularly vulnerable. Therefore, to assist these people, we have relationships with specialist lenders who follow industry guidelines to protect consumers in such circumstances.

However, a mortgage adviser can only assist you fully if they are fully aware of your situation. It is therefore imperative to disclose any credit problems, especially if you may require special consideration from the lenders. Never give misleading information and never be persuaded by your adviser to withhold or distort information that may be important to the application. This could be looked upon by the lender as mortgage fraud for which the consequences are severe. At the very least, you could rely on the fact that any fees you had paid would be forfeited if an application is found to be fraudulent.

If a mortgage adviser ever completes paperwork on your behalf, read the completed form full and ensure it is accurate before signing it. Do not sign it unless you are positive that the information contained in it is correct.

Disclosure of Personal Details

The lender may undertake credit enquiries upon receipt of your mortgage application and may also supply information to a credit agency on the way your account is managed.

Fees

There can be many fees associated with mortgages, which will be explained by your adviser. The following provides a list of the most common fees and there general explanations. Often, a lender will waive one or more of these fees as another incentive.

Application Fee: This fee covers the administrative expenses incurred whilst processing an application. These include the cost of staff time involved with taking up references, credit checks, voter’s roll checks and any valuation charges that apply. Some of this fee is usually deemed non-refundable from the outset and once the application process is well advanced, it is usually considered entirely spent. The adviser should explain the amount and terms of the fee required.

Existing / Previous Lender Reference Charges: If you already have a mortgage and a reference is required from that lender, they will usually charge a fee for providing the reference. This can often be avoided if annual mortgage statements and bank statements prove satisfactory conduct.

Booking and / or Arrangement Fees: These may be charged for specific products and be payable in advance, added to the loan or deducted from the advance on completion. The mortgage adviser should make you aware of any such fees from the outset.

Higher Percentage Advance Charge: The lender may impose a charge if the amount required is higher than a certain percentage of the property value. The charge may be deducted from the advance or added to the loan. The mortgage adviser should make sure that you know whether the charge will apply and if so, the amount and method of repayment. Lenders use this money to indemnify themselves against any financial loss they experience, should they have to repossess a property due to a payment default(s). Although you pay this fee, it will only benefit the lender or any insurer involved from trying to recover all or part of any loss involoved.

Such cover will not protect you if your property is subsequently taken into possession and sold for less than the amount you owe. You will also remain liable to pay all sums owing, including arrears, interest and your lender’s legal fees and interest will continue to mount up as long as the mortgage is outstanding.

Commissions Paid to Intermediaries

It is common for intermediaries to be paid a procurement fee or commission by lenders and brokers for introducing business and doing work which would otherwise have been done by their own staff.

If the adviser receives more than £250, then they are obliged to tell you under the Mortgage Code to disclose to you the exact amount they have received.

Mutual Lenders

If your lender is a mutual organisation, you should check whether or not you will be entitled to membership rights and any windfall payments resulting from floating the company on the Stock Exchange or if the company gets taken over by another.

YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP PAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT.

Remortgages

When you remortgage, you are switching your mortgage to another deal, and frequently; another lender. Remortgages can be used for various reasons, most people simply switch mortgage because it will work out cheaper for them. For example, the introductory discounted interest rate may have finished with your current lender; therefore you could get a discount, or a lower APR, with another lender. Other individuals may use a re-mortgage to consolidate their debts, if they take out their remortgage for a larger amount than owed on the existing mortgage. If you are looking to replace your existing mortgage for one with lower repayments please fill out our quick enquiry form.

It is possible to remortgage up to 95% of your property. If you have already paid off a large proportion of your mortgage, it may be better for you to consider Equity release plan rather than a re-mortgage. Talk to a re-mortgage expert now. It's FREE ! Re-mortgaging has become very popular in recent years. Competition from Lenders has increased, leading to a wide range of competitive UK re-mortgage products.

You will notice that a number of the best re-mortgage products offer a free legal service and even a free valuation on your property. This means you can now transfer mortgage with no cost.

We offer all of our customers a FREE 'Mortgage Management Service'. It all begins when your details are entered on our sophisticated database. We will contact you on an annual basis from the date you have arranged your 1st mortgage. We will then review your mortgage, any insurances you have and take account of any changes to your personal circumstances allowing you to re-negotiate other competitive products and saving you £££ at the same time. If you are looking to replace your existing mortgage for one with lower repayments please fill out our quick enquiry form. By constantly taking advantage of this service you will greatly reduce the overall interest you pay out during the term of your mortgage and put more money back into your own pocket every month. It has been estimated that almost 1 in 4 people are overpaying on their mortgage. If you already have a mortgage you could consider releasing part or all of the equity in your property, this is the difference in value between your mortgage and the property's current market value.

The biggest advantage of remortgage is the lower rate interest mortgages

It is always important to remember that each individual's and circumstances are different, so your decision should be based on these factors as well as the benefits of each financial product. For more information on remortgage check our new Remortgage Advice Section.