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Mar 19 2015

Do you Qualify for a Fixed or Variable Rate Mortgage?

 

 Amina

Last week I was at the #CAAMP (Canadian Association of Accredited Mortgage Professionals) #Mortgage Symposium. The event happens once a year and highlights what happened in the #mortgage industry in the previous year and talks about the upcoming year and what we should expect.

It became very interesting when the #economist #Ted Tsiakopolous from #CMHC got up to speak. He spoke about the #Canadian #real estate landscape and provided #statistics. One statistic that was very surprising was the fact that only 30% of mortgages in Canada are #variable rate mortgages. So I thought this would make an interesting post.

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The first thing to note is the differences between fixed and variable mortgages. #Fixed rate mortgage – A #fixed rate mortgage is a mortgage where the #rate of interest and payment are fixed for a specific period of time. Generally known as the #mortgage term, it usually ranges from between 6 months and 10 years. As time goes on, more of the mortgage payment goes towards the #principal and less of the payment goes to the #interest. Furthermore, the #fixed rate mortgage is based on the #bond yield so as it rises, so do the fixed rates. #Variable rate mortgage – A #variable rate mortgage is a mortgage where the interest rate fluctuates with any changes in the lenders #prime rate. If interest rates go down, your mortgage payment will go down, but if rates go up, your payment goes up.  With some variable rate mortgages you can fix the payment and as long as rates stay below that required payment it will not change.  If rates rise high enough that you are not covering the necessary payment, your payment will be increased.

The important thing to note is that #qualification differs between fixed and variable and thus this is why it is only at 30% variable mortgages vs. fixed mortgages in Canada.

In a fixed mortgage, you will qualify at the #5 year fixed rate, which today is 2.73% and a 25, 30 or 35 year #amortization. The important thing to keep in mind is that with less than 20% down, you cannot qualify for an amortization greater than 25 years. The benefit of course with a #lower amortization is that you incur l#ess interest over the life of the mortgage.

Conversely in a variable mortgage, you must qualify at the #benchmark rate otherwise known as the #Bank of Canada #qualifying rate, which is currently 4.74%. if you remember only a few short weeks ago, the #BOC rate fell 5 #basis points after# oil prices also tumbled.

So which should you choose? Unfortunately it might not be up to you if your #GDS (#Gross Debt Service Ratio) and #TDS (#Total Debt Service Ratios) are not in line for qualifying for the Variable rate. Most “A” lenders look for a ratio of GDS – 32% & TDS-40%. “B” Lenders are more flexible but you will incur higher rates.

When I do a purchase analysis for my clients, I look at both options and present the pros and cons of both fixed and variable. I take into account my clients current monthly obligations, their current lifestyle and what they can afford.  Fixed or variable, it comes down to affordability and qualifiying. Don’t forget if you, a friend or family member have any questions about mortgage financing I’m here to answer those questions and to work with you to arrange the best product to fit your specific needs and comfort levels.

To your Wealth!

Amina

Please “like” my facebook page here Please follow me on twitter here

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Written by Dwania Peele · Categorized: Amina Mohamed · Tagged: A lenders, Amina Mohamed, B lenders, business development, Business Woman, CAAMP, Canadian, Canadian Association of Accredited Mortgage Professionals, Canadian Small Business Women, CMHC, DS, economist, entrepreneur, fixed rate mortgage, fixed-rate, GDS, lenders, Morgage Symposium, mortgage, mortgage rate, mortgage term, payment, rate, small business, small business development, TDS, Ted Tsiakopolous, variable rate, Variable rate mortgage, variable rate mortgages

Jan 19 2015

TIPS TO PAYING OFF YOUR MORTAGE FASTER!

Amina

 

I had a great meeting last week with a prospective client.  They wanted to know how to pay off their 25 year mortgage in 10 years.  It was a huge focus for them, as they wanted to take the money left over after paying off their mortgage and put it towards their retirement savings.  They are both in their 40’s and want to be debt free by their early 50’s.

hour glassThey, like many people did not take savings seriously and so now in their 40’s find themselves with a hefty mortgage and not much in the way of savings.  I assured them that to do so would mean making sacrifices, such as less traveling, which they both love to do and eating at home instead of eating out, which they also love doing.  They assured me they were committed.  Of course there were many more sacrifices they would have to make but these were two of the biggest in their particular scenario.

Paying off your mortgage is the single most important step towards financial independence and a healthy retirement. Owning a principal residence outright gives you the financial freedom to channel money that formerly went to your mortgage into your savings or to pursue lifelong dreams or to invest in real estate, which in my opinion is the thing to do as it provides one with extra cash flow, which is another form of retirement savings.

If paying off your mortgage as quickly as possible is your goal you want to make sure you pay attention to the following tips.

Tip #1. First you want to make sure you have a good credit rating.  You can pull your credit report from Equifax here: (http://www.equifax.com/equifax-credit-score/)

By pulling your own credit bureau, you will be sure that when you speak to your mortgage agent or broker, there won’t be any surprises and if there are, you have already taken care of them.  You want to make sure that there are no “monsters in the closet” and that you are aware of your past credit problems, so that you can be prepared to discuss them with your mortage broker.

A good mortgage broker, will make sure that they explain your past indiscretions to the lender and that it does not impact your ability to qualify. You also want to make sure that you are not behind on payments as these can impact your score. It can make the difference between getting a great interest rate and one that is not that great. This can also impact the amount of interest you are paying on your mortgage.

Tip #2. You should be pulling your credit bureau every six to twelve months before shopping for a mortgage, just to make sure everything is on the up and up and that you are not faced with disappointment when it comes time to shop for that mortgage.

Tip #3. Don’t quit or change jobs just before applying for a mortgage, as that can drastically affect your ability to qualify.  Lenders want to see at least 6 months on the job.

Tip #4. The next step is maximizing your down payment.  The minimum required for most mortgages in Canada is 5% (depending on your credit rating) but by paying at least 20% down upfront, you cut down on your principal and interest payments and also avoid having to pay CMHC fees. Remember CMHC insurance protects your lender and not you in case of default so why incur that extra cost?  Of course it’s not always easy to pay 20% down so what else can you do?

Tip #5. You can be mindful of the amortization period.  Many people confuse amortization with term.  Amortization is the life of your mortgage, while the tem can run from 1-10 years with a fixed-rate or variable-rate interest mortgage.  After each term expires, you renew for another term.  Amortization on the other hand, defines how much interest you will pay over the life of the loan.  For example, you might pay less monthly (Principal + Interest combined) with a longer amortization, but the interest portion will be higher. Amortization can run anywhere from 15 years to 35 years (with at least a 20% downpayment). Interest can be the killer.  It can amount to thousands of dollars over the life of your mortgage.  Imagine what you can do with that extra money?

Tip #6. When it comes time to get that mortgage, don’t just go to your bank.  It is understandable that people want to stay with the same institutions that they regularly bank with or have their credit cards and car loans with but it doesn’t always pay to get your mortgage there.  By speaking to a mortgage agent or broker, you can shop around or more importantly they can shop around on your behalf.   Your mortgage agent will get you the best product and rate that works for you.  They have access to more than 40 lenders with different solutions and products, while the bank only has one – themselves.  Furthermore, the bank will push you to insure your mortgage and just like CMHC, the beneficiary of this insurance is the bank not you.

I remember when my husband and I went to get our first mortgage more than ten years ago – just like most, we went to our bank, thinking that since we had all of our business with them, it would make sense to get our mortgage there.  We were shocked when they offered us a rate that was higher than prime at the time and would not even consider a rate reduction based on our years of patronage.

On the advice of a friend, I called a mortgage agent and he was able to negotiate a great rate that was 2% lower.  It saved us years of mortgage interest and was a less stressful expeience overall.

Tip #7. Furthemore, rate is not the only thing you should be concerned with; you want to know if the mortgage will be compounded monthly or semi-annually.  Again this comes down to how much interest you will be paying – the less often the interest is compounded the better—semi-annual compounding could save you hundreds of dollars or more in interest.

Tip #8. Make sure you understand the difference between the variable rate and the fixed rate products, but more importantly how the penalties could affect you if you were to break the mortgage beforfe the term ends.  A variable rate mortgage will cost you 3 months interest, but a fixed rate mortgage will cost you the IRD, which is the difference between the posted rate and the discounted rate, multiplied by the number of months left on the mortgage.  In some cases it can cost you thousands of dollars in fees.

Tip #9. You want to take advantage of any and all prepayment privileges.  This can also help you pay your mortgage off faster as you can make annual prepayments of 10% to 20%, which goes directly towards the principal.  Not all mortgages allow this option so make sure that your broker factors this in, if this is important to you.

Tip #10. Finally and maybe most importantly, as it also has to do with budgeting and savings, is your payment schedule.  Don’t choose something that you can’t stick to, as it will make your life and that of your budgeting very difficult.  By paying bi-weekly instead of monthly, you put more money towards the principal as you have two extra payments every year.  However, if get paid monthly and you are now paying bi-weekly, you may find yourself stretched too thin.  Ask your broker to run different scenarios for you so you know what you can and cannot afford.  The last thing you want to do is get into a mortgage that you can’t afford.

Paying off your mortgage early will take lots of sacrifice, great budgeting and keeping steadfast to your goal, but if you can follow these tips, the rewards will be aplenty!

To Your Wealth!

Amina

Please “like” my facebook page here
Please follow me on twitter here

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Written by Dwania Peele · Categorized: Amina Mohamed · Tagged: 25 year mortgage, Amina Mohamed, amortization, broker, Budget, Canada, Canadian Small Business Women, cash flow, client, CMHC, credit, credit breau, credit rating, downpayment, entrepreneur, equifax, financial independence, fixed rate mortgage, fixed-rate, good credit, interest, mortgage, mortgage agent, mortgage broker, principal, retirement savings, savings, small business development, small business owners, variable-rae

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