Our Portfolio

On managing mortgages: ‘There’s always room for negotiation’

By Bianca Dabu
Managing mortgages, investment negotiation, property investment, investing, mortgages

Different lenders offer different rates to property investors, which is why you need to review your mortgages regularly in order to ensure that you are getting the most competitive rate possible.

Smart Property Investment’s Phil Tarrant have 19 loans for his 17 investment properties. He has five loans with one lender—the lowest interest rate he pays is 4.89 per cent while the highest is 5.19 per cent.

According to Aussie Parramatta’s Ross Le Quesne, the varying rates depend on several variables, including loan-to-value ratio (LVR). An 80 per cent LVR is considered a benchmark number for property investors.

If your initial LVR is lower than the said mark, you can forego paying for the lenders’ mortgage insurance, which “insures the bank that, should you default on your loan, they [can] flog your property”. On the other hand, if your initial LVR goes over the said percentage, you have to pay for the amount exceeding the 80 per cent mark.

The mortgage broker explained: “[If it’s] above 80 per cent [and you’re trying] … to get an interest-only loan … you're looking at in the mid-fives.”

“[With] principal and interest, at 90 per cent, you can still get some competitive pricing around the low-fours,” he added.

Negotiation

Once the equity of the property has increased, the investor may start negotiating for a better interest rate.

“[When the equity of the property starts to get] under the tier, that's a great time to say, ‘Well, [the] value is no longer sitting at a 90 per cent. It's sitting at a 70 per cent loan-to-value ratio, so you've got the argument to get the pricing at the 80 per cent mark,’ ” Ross explained.

A disparity in rates, even from a single lender, is common in the property investment landscape. Negotiating a better rate depends on your knowledge about regulations as well as your own financial situation and borrowing capacity.

According to Ross: “There's always room for negotiation … If you're not happy with paying that, we can look to switch to a different lender where you'll have a more competitive interest rate.”

“[Lenders are] aware of that and they want to remain competitive so there's always [room for] negotiation,” the mortgage broker added.

However, replacing your lender is easier said than done and lenders could very well take advantage of the fact.

Phil said: “There's a middle world ... where you've got to work out [whether it’s] easier to stay, negotiate, and see [or replace your lender].”

“Test the appetite of the lender to keep you as a customer or move on. It's an inexact science and there's a whole bunch of different reasons why you may or may not do this but that's what you need to do.

“If you're a serious investor you've always got to be chasing cash flow efficiency,” he added.

At the end of the day, as a property investor, you’ve got to work out the leverage and make sure it’s in your favor. 

Tune in to Phil Tarrant’s portfolio update on The Smart Property Investment Show to find out how you can stay ahead of the game when attempting to get a loan from banks and lenders for a property, how a shift from variable rates to fixed rates could impact your portfolio, and how the future plans for your investment can impact the loan you require. 

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Many investors who would have been successfully approved for finance last year are struggling now to either begin or continue their property investment journey because of the current financial climate.

In this episode of the Smart Property Investment Show, broker John Manciamelli and Momentum Media director Alex Whitlock joins host Tim Neary to discuss how APRA changes and the royal commission have resulted in a tighter lending economy and what that means for Australian investors.

They discuss what traps investors should avoid if they are trying to obtain finance, the four key growth drivers in a property market and unpacking trust structures while revealing one type of trust that you should miss.

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:

How technology is changing the lending environment
Lessons from a falling market
APRA investor measures have ‘run beyond their usefulness’: industry body

 

RELATED AREAS OF INTEREST:

Hobart
Bondi
Deception Bay

 

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When buying property, it’s important to focus on what’s important. Investor Katarina Taurian shares just what exactly is important to her: having the mindset of looking past superficial cosmetic matters and homing in on the structural suitability and potential of a property.

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In this episode of the Smart Property Investment Show, Katarina joins host Tim Neary to unpack her entry into the property market and experiences of rentvesting, and how the Smart Property Investment Show was vital  in a number of decisions which she made along the way.

Katarina discusses about the team that she had help her along the way, why she thinks that you should never skimp on a good solicitor and accountant, and the red flags which tell her why buying a new property doesn’t necessarily mean buying a better property.

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:

How the Australian property marketplace could change
How to double the power of your deposit
The different reasons to start rentvesting

 

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Why buying new property doesn’t mean buying better property
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  ["title"]=>
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Media hype would have you believe that the Australian property market is in dire circumstances at the moment and that there is no money to be made.  But is that really the case?

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In this episode of the Smart Property Investment Show, regular guests Steve and Victor of Right Property Group join host Phil Tarrant to discuss the current state of the Australian property market as it is portrayed in the media, and analyse if things are as dire as we are being led to believe.

They will compare regional markets with capital cities as investment options, reveal some areas which they consider to be poor investments at the moment while also discussing some of the markets where they see future potential.

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:

The investment strategies that actually work
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AREAS MENTIONED: 

Hobart
Sydney
Perth
Brisbane
Shepparton
Cambridge Park
Geelong
Wollongong
Melbourne
Newcastle
Orange
Dubbo
Bathurst
Armidale
Bendigo
Cairns
Ipswich
Emerald
Port Hedland
Surfers Paradise

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Busting perceptions of a doom and gloom property market

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