Finance advice
Phil Tarrant

BLOG: Learn to prioritise your lenders

By Phillip Tarrant

If you’re looking to shift your loans to a three-year fixed rate, knowing which of your loans to move is just a matter of prioritisation.

If we shifted everything or most of the loans in our portfolio to a fixed position with the current three-year fixed rates we can get with the five different lenders we use, we’d take about $25,000, but are we going to do that all in one hit? No we’re not. It's very dangerous to shift everything at one point in time to fixed so that at three years’ period of time, if everything changes and reprices, then you can find yourself in a lot of trouble.

Diversification and timing of when your mortgages go from fixed to variable or when they renew, point number one. Point number two, have a whole bunch of different lenders so you’re not reliant on any particular actions or behaviours of a lender.

So, it’s about prioritisation. We look at where you’re going to get the biggest impact quickly with the least amount of work, right? That’s how I see the world. That’s what we should be concentrating on.

There’s another lender here, it’s Macquarie. We have five loans with those guys. We have some reasonable pricing with them, we’ve worked out if we do the same rating we’re going to save ourselves $800. Right now, there are other priorities ahead of it and same with our mortgage with CBA. There are some savings there, but it’s not as considerable as these other two. That’s what we’ll get sorted.

This is one of the key benefits I believe (among many others) of using a mortgage broker. You can pick up the phone and speak to the person that makes decisions, not a call centre – I don’t have the appetite for it. That’s cool. A lot of our readers, if you don’t use a broker, that's cool. Deal directly with your bank or your lender. A lot of people like to manage their finances that way and that’s really good.

By the way, 54 per cent of all new loans now are done by a broker so more home owners or investors use a broker who don’t use a broker, which is good. And it’s grown from 36 per cent 10 years ago, so obviously what brokers are doing is beneficial for borrowers and as you can tell I’m pro-broker. I wouldn’t be doing this if I didn’t have a broker because I wouldn’t have the time, effort and bandwidth.

But when you see mortgage brokers in the marketplace, they’re a call to action, taught marketing speak, we say: “Come and get a home loan health check,” right. All we’re talking about right here is a home loan health check.

Everyone with a home loan should be checking to see whether or not it’s still the most appropriate home loan for them at any given time. My language there is quite deliberate, the most appropriate and that means that every single person has got different circumstances and blah, blah, blah. But you’ve got to stress test your mortgages.

And take responsibility for your mortgages. Your lender’s not going to call up and say: “Hi, Mr Phillip. Look, I just looked at your loan and yeah, I think we’re charging you too much. We’re going to take a percentage point off.” That just doesn’t happen right?

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  ["title"]=>
  string(51) "Boost for investors as app sets up off-site bidding"
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  string(55) "boost-for-investors-as-new-app-sets-up-off-site-bidding"
  ["introtext"]=>
  string(144) "

Property investors are now able to identify and bid on auctions remotely using a new live-streaming functionality launched by Gavl.

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Called “Request an Auction”, the new functionality enables users to watch and bid on any Sydney or Melbourne auction remotely.

Through Gavl, prospective buyers are now able to register to bid on their preferred auction. The platform will obtain permission from the listing agent and confirm within 48 hours.

Vendors can also request to have their auctions broadcast to a larger buyer audience.

Co-founder Joel Smith said that auctions streamed on Gavl attract 47 per cent more viewers than traditional ones.

He said that Request an Auction will be valuable for remote buyers.

“Buyers are able to have Gavl attend any auction they nominate, so they will never have to miss out on an opportunity due to logistical complications in physically attending the auction.

“Vendors, too, have the opportunity to directly book an auction with us, so they can open up their event to buyers all around the world. With more potential buyers, they’re giving their property the chance to receive more bids and maximise their sales result.”

Mr Smith said that prior to the Request an Auction app, buyers were limited to what they could achieve through the Gavl technology.

Gavl is a live-streaming and bidding platform for real estate auctions.

Mr Smith said that it has streamed more than 6,000 auctions, which have achieved 3.5 million views from 50 countries.

Gavl’s Request an Auction function is currently being offered in Melbourne and Sydney only.

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Boost for investors as app sets up off-site bidding
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Having to split her time between Hong Kong and her original base of Sydney has not slowed Julia Tita’s goal of building a high-performance Australian property portfolio. Instead the resulting alterations to her strategy have positively impacted her investing success.

" ["fulltext"]=> string(3579) "

Having recently purchased her 6th property, Julia joins host Tim Neary to discuss her journey, share her ups and downs over the years, and reveal her thoughts on why some properties are better than others.

Julia also explains why she no longer makes a move without the help of a buyer’s agent, why working with a strong team of specialists is extremely important and discloses her long-term property ambitions.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

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AREAS MENTIONED:

Eagleby
Charters Towers
Townsville
Brisbane
Paddington
Sydney
Orange
Melbourne 
Glen Iris
Bondi

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["secure"]=> int(0) ["page_description"]=> string(11) "sample desc" ["page_rights"]=> NULL ["robots"]=> NULL ["access-view"]=> bool(true) } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["displayDate"]=> string(19) "2018-06-18 03:15:56" ["slug"]=> string(72) "18171:how-a-move-to-hong-kong-impacted-julia-s-australian-property-goals" ["catslug"]=> string(28) "45:smart-property-investment" ["link"]=> string(92) "/investor-stories-1/18171-how-a-move-to-hong-kong-impacted-julia-s-australian-property-goals" }
How a move to Hong Kong impacted Julia’s Australian property goals
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  ["id"]=>
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  ["title"]=>
  string(88) "‘Common’ referrer practice of being paid on both sides of the fence coming to an end"
  ["alias"]=>
  string(82) "common-referrer-practice-of-being-paid-on-both-sides-of-the-fence-coming-to-an-end"
  ["introtext"]=>
  string(246) "

The practice of property investment firms sharing undisclosed kickbacks among the supply chain involved in development sales will be outlawed in NSW on 1 July this year under the Real Estate Reform being handed down by regulators in NSW.

" ["fulltext"]=> string(2238) "

Property commentator and valuer, Suburbanite’s Anna Porter, said the reform will address conflicts of interest.

She said they arise when a mortgage broker, accountant or financial planner receives part of the commission from the property firm, who receive their fees from the developer or seller.

“This puts the broker into a position by which they are being paid on both sides of the fence,” she said.

“Until now this has been a grey area and there was nothing stopping this practice.” 

Ms Porter said this has been a common practice in the industry.

"Some well-known mortgage broking firms openly admit to receiving $5,000–$10,000 per referral in their pocket.”

She also said this process has been going on for decades.

"Property investment firms commonly pass some of their commission on to the mortgage broker, accountant or financial planner as a reward to them for passing on the referral. This means that many brokers or financial service providers are making significant amounts of money just to refer on to a property firm, often totalling hundreds of thousands of dollars a year," Anna Porter said.

Ms Porter said the Property, Stock and Business Agents Amendment (Property Industry Reform) Bill 2017 will be in force from July this year, and will prohibit this practice unless the broker or referring partner also holds a real estate industry license.

"Under the new laws, if the broker takes a referral fee from the property firm, they will have to be a licensed real estate agent and also hold a corporation’s license,” she said. 

“Subsequently, every transaction that they receive a referral fee from, they will be putting their license up against the transaction and taking full liability for the conduct, practices and outcome of that transaction, even if they have little to do with the transaction; they are a party to it financially and therefore take as much risk as everyone else in the transaction.”

Mr Porter said where a referrer holds a real estate license, and receives a part of the sale commission, they may find themselves in breach of the ethical requirements under the act.

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‘Common’ referrer practice of being paid on both sides of the fence coming to an end

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