Finance advice

No deposit? No problem

By Steven Cross

There are a number of options available for borrowers that want to enter the property market but are unable to stump up the 20 per cent deposit traditionally required by lenders.

 

As rental costs continue to soar and interest rates plunge there’s never been a better time to explore the move towards home ownership – and if you don’t have a deposit, there’s no need to despair.

The year ahead looks like it’s going to favour the buyer when it comes to property. While prices are unlikely to fall dramatically, there are certainly bargains out there.

For many aspiring buyers raising a deposit can be an obstacle however. The good news is that there are plenty of products available to borrowers who can service a loan but don’t have the traditional 20 per cent down payment.

There are a number of options for you to consider depending on your particular situation.

The most straightforward solution is a high LVR (loan-to-value) loan. A few years ago the maximum percentage of a property value a lender would consider was 80 per cent, however today it’s a different story.

Lenders are now more willing to offer borrowers higher loan values as long as they can meet their loan commitments. This means would-be buyers who can’t stump up a large deposit are no longer shut out of the market.

As long as you are able to service a higher percentage loan and you are prepared to pay lenders mortgage insurance (LMI) you may be able to borrow 95 per cent of the property value or in some cases even higher.

Alternatively you may be able to secure a higher LVR loan with the support of a guarantor.

This essentially engages the support of parents or another third-party that already owns their own property and is prepared to guarantee a proportion of your loan.

As guarantors, their property will be used against your loan as collateral. The guarantor can choose how much of the loan will be secured against the property up to 100 per cent, but 20 per cent is often considered to be a standard amount.

This approach may assist borrowers avoid the added expense of LMI and could help support your case when applying for a for a higher LVR loan.

DRIVE YOUR MORTGAGE DOWN

A higher LVR loan means borrowing more to finance your property. However there are a number of effective strategies to drive your mortgage down:

Make additional payments: Try to pay more than the minimum repayment each month; even a few extra dollars each month will add up.

Switch to fortnightly repayments: Essentially means you’ll make 13 rather than 12 monthly repayments over the course of the year, thereby driving down the principal amount owned on your mortgage and interest payable over the life of your loan.

Capitalise on lump sum payments: Place any lump sums received, such as tax refunds, into your mortgage to drive the principal down. Check with your broker that your mortgage has this facility.

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  ["title"]=>
  string(51) "Boost for investors as app sets up off-site bidding"
  ["alias"]=>
  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.

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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:

Why is Australian property so unaffordable?
Brisbane infrastructure attracts international interest
Going global
Australia desirable to foreign investors

AREAS MENTIONED:

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

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How a move to Hong Kong impacted Julia’s Australian property goals
object(stdClass)#1223 (52) {
  ["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"
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  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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