General

11 Apr

Big bank report points to importance of service brokers provide

General

Posted by: K.C. Scherpenberg

by Justin da Rosa 11 Apr 2017

 

Brokers have for years boasted about their ability to find the best mortgage for clients — by considering more than just the best rate — and a new study suggests young homebuyers need that service now more than ever.

When it comes to buying a home, it’s in a purchaser’s best interest to consider all aspects of a mortgage – and not just the rate. But it seems many aren’t considering their mortgage from all angles, with a new study finding many regret taking on a mortgage that has left them house poor.

“It’s important to choose the house and mortgage that you can afford so that you can manage your cashflow and won’t end up with buyer’s remorse,” David Nicholson, Vice-President, CIBC Imperial Service, said. “A house can represent so much – a new start, independence, putting down roots, starting a family or building wealth. But, it’s important to evaluate the pros and cons and crunch the numbers so it’s the right decision for today and tomorrow.”

Many Millennials regret purchasing their homes, according to a recent CIBC report.  A poll found 39% of Millennials have become homeowners; of those purchasers, 81% plan to sell in near future.

Of those, 63% cited housing costs making them cash poor; 57% are afraid interest rate increases will make it more difficult to meet payment requirements; and 36% believe renting is the better option.

The results speak to the growing need for the services brokers provide – which include in-depth advice about long- and short-term mortgage options that best suit individual financial goals.

“One of the problems you have with Millennials is they figure they can get all the information they need online as opposed to the information from people like brokers. The internet is no different from a dictionary or encyclopaedia,” Bill Macklem, a BC-based broker with Dominion Lending Centres, told MortgageBrokerNews. “You can research how to build a car or a plane but building it is another matter. You need to have someone that is going to be your advocate, who is going to see what you’re doing and help you plan it out. We don’t have enough financial education and I think brokers provide that.”

15 Mar

Deadline is here.. CMHC to Increase Mortgage Insurance Premiums

General

Posted by: K.C. Scherpenberg

CMHC to Increase Mortgage Insurance Premiums

OTTAWA, January 17, 2017 — CMHC is increasing its homeowner mortgage loan insurance premiums effective March 17, 2017. For the average CMHC-insured homebuyer, the higher premium will result in an increase of approximately $5 to their monthly mortgage payment.

“We do not expect the higher premiums to have a significant impact on the ability of Canadians to buy a home,” said Steven Mennill, Senior Vice-President, Insurance. “Overall, the changes will preserve competition in the mortgage loan insurance industry and contribute to financial stability.”

Capital requirements are an important factor in determining mortgage insurance premiums. The changes reflect OSFI’s new capital requirements that came into effect on January 1st of this year that require mortgage insurers to hold additional capital. Capital holdings create a buffer against potential losses, helping to ensure the long term stability of the financial system.

During the first nine months of 2016:

  • The average CMHC-insured loan was approximately $245,000.
  • The average down payment was approximately 8%.
  • The average gross debt service ratio (GDS) was 25.6%. To qualify for CMHC insurance, a homebuyer’s GDS should not exceed 32% of their total monthly household income.
Down payment between 5% and 9.99%
Loan Amount $150,000 $250,000 $350,000 $450,000 $550,000 $850,000
Increase to Monthly Mortgage Payment $2.82 $4.70 $6.59 $8.47 $10.35 $15.98

Based on a 5 year term @ 2.94% and a 25 year amortization

*Premiums in Manitoba, Ontario and Quebec are subject to provincial sales tax — the sales tax cannot be added to the loan amount.

Premiums are calculated based on the loan-to-value ratio of the mortgage being insured. The premium can be paid in a single lump sum but more frequently is added to the mortgage principal and repaid over the life of the mortgage as part of regular mortgage payments. Additional details and scenarios are included in the backgrounder below.

CMHC regularly reviews its premiums and sets them at a level to cover related claims and expenses while also reflecting the regulatory capital requirements.

CMHC is Canada’s most experienced mortgage loan insurer. Our mortgage loan insurance enables Canadians to buy a home with a minimum down payment starting at 5%. As a Crown corporation, CMHC is the only mortgage insurer whose proceeds benefit all Canadians.

As Canada’s authority on housing, CMHC contributes to the stability of the housing market and financial system, provides support for Canadians in housing need and offers objective housing research and information to Canadian governments, consumers and the housing industry.

For additional highlights please see the attached backgrounder.

For more information, follow us on TwitterYouTubeLinkedIn and Facebook.

Information on This Release:

Karine LeBlanc
Media Relations
613-740-5413
kjleblan@cmhc-schl.gc.ca

Backgrounder

  • CMHC’s standard mortgage loan insurance premiums will be changing as follows:
Loan-to-Value Ratio Standard Premium (Current) Standard Premium (Effective March 17, 2017)
Up to and including 65% 0.60% 0.60%
Up to and including 75% 0.75% 1.70%
Up to and including 80% 1.25% 2.40%
Up to and including 85% 1.80% 2.80%
Up to and including 90% 2.40% 3.10%
Up to and including 95% 3.60% 4.00%
90.01% to 95% – Non-Traditional Down Payment 3.85% 4.50%
Down payment between 10% and 14.99%
Loan Amount $150,000 $250,000 $350,000 $450,000 $550,000 $850,000
Increase to Monthly Mortgage Payment $4.94 $8.23 $11.52 $14.81 $18.10 $27.98

Based on a 5 year term @ 2.94% and a 25 year amortization

Down payment between 15% and 19.99%
Loan Amount $150,000 $250,000 $350,000 $450,000 $550,000 $850,000
Increase to Monthly Mortgage Payment $7.06 $11.75 $16.46 $21.16 $25.86 $39.96

Based on a 5 year term @ 2.94% and a 25 year amortization

  • During the first nine months of 2016
    • Nearly 50% of CMHC’s transactional mortgage loan business were for loans of less than $300,000
    • Nearly 95% of CMHC’s transactional mortgage loan business were for loans of less than $600,000
    • Less than 1% of CMHC’s transactional mortgage loan business were for loans of more than $850,000
  • CMHC follows OSFI guidelines for federally regulated mortgage insurers in Canada.
  • Calculating the gross debt service ratio (GDS) allows potential homebuyers to estimate the maximum home-related expenses they can afford to pay each month.

GDS = Principal + Interest* + Property Tax + Heat
Monthly Income

*Interest is calculated using the qualifying rate

  • Mortgage loan insurance helps protect lenders against mortgage default and enables consumers to purchase homes with a minimum down payment of 5% with interest rates comparable to those with a 20% down payment. Mortgage loan insurance is typically required by lenders when homebuyers make a down payment of less than 20% of the purchase price.
  • CMHC’s new premium rates will be effective for new mortgage loan insurance requests submitted on or after March 17, 2017. The current mortgage loan insurance premiums will apply for applications submitted to CMHC prior to this date, regardless of the closing date. As is normal practice, complete borrower and property details must be submitted to CMHC when requesting mortgage loan insurance.
  • The changes do not impact mortgages currently insured by CMHC.
10 Mar

TD bank employees admit to breaking the law, In the name of record profits! Independent Advise is only A call away!

General

Posted by: K.C. Scherpenberg

‘We do it because our jobs are at stake’: TD bank employees admit to breaking the law for fear of being fired – Business – CBC News

‘We do it because our jobs are at stake’: TD bank employees admit to breaking the law for fear of being fired

Hundreds of current and former employees respond to CBC report with stories of pressure to upsell customers

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CBC’s Go Public received hundreds of emails from current and former TD Bank Group employees after its report earlier this week about the pressure front-line staff say they’re under to sell customers products and services they don’t need. (CBC News, Reuters/Mark Blinch)

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A CBC report earlier this week about TD employees pressured to meet high sales revenue goals has touched off a firestorm of reaction from TD employees across the country — some of whom admit they have broken the law at their customers’ expense in a desperate bid to meet sales targets and keep their jobs.

Hundreds of current and former TD Bank Group employees wrote to Go Public describing a pressure cooker environment they say is “poisoned,” “stress inducing,” “insane” and has “zero focus on ethics.”

Some employees admitted they broke the law, claiming they were desperate to earn points towards sales goals they have to reach every three months or risk being fired. CBC has agreed to conceal their identities because their confessions could have legal ramifications.

TD insists all its employees are to follow the company’s code of ethics, but many employees who contacted Go Public said that’s impossible to do given the sales expectations.

“I’ve increased people’s lines of credit by a couple thousand dollars, just to get SR [sales revenue] points,” said a teller who worked for several years at a TD branch in Windsor, Ont.

He admits he didn’t tell the customers, which is a violation of the federal Bank Act.

TD bank in Windsor, Ontario

A former teller at this TD branch in Windsor, Ont., admits he increased customers’ lines of credit without their knowledge to meet his sales targets.

Another teller with over 20 years’ experience at an Ontario TD branch said she has increased customers’ overdraft protection amounts without their knowledge, and increased their TD Visa card limits on the sly — all to earn units towards her sales revenue target.

Many TD workers wrote to say they are on medical leave, suffering from anxiety and/or depression because of the constant pressure to upsell customers.

One teller on sick leave described how a manager stood behind her three times a day, pushing her to sell more.

‘They just really stress you out … I’d be be thinking … ‘What can I do tomorrow to try and get sales?” – TD teller 

“They just really stress you out and say, ‘You’re not doing good. I need you to do double the amount you’ve been doing.’ I couldn’t sleep. I’d be thinking … ‘What can I do tomorrow to try and get sales?'”

She admits to upgrading customers to a higher-fee account without telling them.

“Because that gives us sales revenue. And the customers don’t have to sign for it.”

‘I wouldn’t have noticed the $29.95’

Bev Beaton believes she’s been a victim of a TD teller desperate to generate sales revenue.

In January, she noticed a service charge on her account for $29.95. When she called TD to ask about it, she was told it was because she was in an account that required her to keep a minimum monthly balance of $5,000 or she would be charged that monthly fee.

Bev Beaton

Bev Beaton says a teller at her TD branch in Victoria moved her into a higher-fee account without her knowledge. (Bev Beaton )

“I said, ‘I did not ask for this account. There’s no way I would have asked for this account.’ And [the bank employee] said, ‘You must have.'”

When Beaton checked her statements, she saw that she’d been moved to the higher-fee account last May, but only noticed when her balance dropped below $5,000 for the first time in December and she was hit with the service charge.

“I was very annoyed,” Beaton said. “And I think it’s dishonest. Because if I wasn’t looking at my statement closely, I wouldn’t have noticed the $29.95.”

Financial advisers also admit deceit

TD employees tell Go Public the pressure to deceive customers extends beyond front-line staff to workers handling wealth management.

‘I have invested clients’ savings into funds which were not suitable, because of the … pressure.’ – TD financial adviser 

“We do it because our jobs are at stake,” said one financial adviser in Ontario.

She admits she acted in her own interest rather than that of her clients after being put on a Performance Improvement Plan — a program that involves coaching and could result in termination of employment — because she wasn’t meeting her sales targets.

“I have invested clients’ savings into funds which were not suitable, because of the SR [sales revenue] pressure,” she said. “That’s very difficult to admit. I didn’t do this lightly.”

‘I was forced to lie to customers’

A former TD financial adviser in Calgary says he would downplay the risk of products that gave him a big boost towards his quarterly goal.

“I was forced to lie to customers, just to meet the sales revenue targets,” he said.

“I was always asked by my managers to attach unnecessary products or services to the original sale just to increase the sales points — and not care if the customer can afford it or not.”

A financial adviser who worked for six years in Nanaimo, B.C., before quitting says “people eventually snap, or lose all sense of themselves and do anything to close sales.”

“I have had multiple conversations with branch and district managers. These conversation lead to my being asked if I was still the right fit for the job.”

Employees must abide by code of ethics: TD

In statement provided to Go Public, TD spokesperson Daria Hill wrote every employee must “act ethically and … not allow a focus on business results to come before our focus on customers.”

In an internal letter written to TD employees and obtained by Go Public, Andy Pilkington, executive vice-president of branch banking, wrote, “We don’t believe the [CBC] story is an accurate portrayal of our culture,” but said the report was an opportunity “to pause, reflect and ask ourselves … how we can do better for our people and our customers.”

One TD teller balked at Pilkington’s letter, sending an email to Go Public that says, “Maybe if they stood back for a moment and thought about how they have put so much pressure on employees (with ridiculous sales goals) they wouldn’t be in this situation right now!”

Concern for seniors

News that bank employees are required to meet what they consider to be extreme sales goals — with some even acting underhandedly — is a concern to Wanda Morris, vice-president of advocacy for CARP, a national advocacy association for people over age 50.

“As people age, there’s a little bit of decline in their cognitive functioning so they trust others and are potentially at risk from somebody who doesn’t have their best interests at heart,” she said.

Wanda Morris

Wanda Morris of CARP, an advocacy group for Canadians over age 50, wants legislation that requires bank employees to act in a customer’s best interest. (CBC)

“Canadian banks are some of the most profitable companies in this country. I hope we’ll see … some more empathy towards both employees and customers.”

Calls for government intervention

Democracy Watch founder Duff Conacher says the fact that hundreds of bank employees have written to express concern over their high-pressure sales environment is an indication that Ottawa needs to act.

“We need the federal government to put rules in place and stop being so negligent — allowing the banks to get away with this unethical gouging and unethical sales practices,” he said.

Duff Conacher

Democracy Watch co-founder Duff Conacher says now is the time for people to push the federal government to improve bank regulations because the Bank Act is currently under review.

“The fact that the CBC is revealing this as opposed to [the Financial Consumer Agency of Canada] or the ombudsman for banking services shows just how much the government has failed to ensure that those protection watchdog agencies have the powers, have the mandate and the resources to do their job.”

Conacher says now is the time for people to pressure Ottawa to tighten bank regulations because the federal Bank Act is currently under review.

“I just find it amazing that we haven’t seen any political party or politician stand up and say, ‘We’re going to make these key changes to ensure that banks are required to serve everyone fairly … and look out for their customers’ best interests and not just try and gouge them.'”

with files from James Roberts 

3 Feb

What Does It Actually Mean To Co-sign For a Mortgage?

General

Posted by: K.C. Scherpenberg

Great insight from our colleague Pam Pinkert,

 

What Does It Actually Mean To Co-sign For a Mortgage? – Dominion Lending Centres

3 Feb 2017

What Does It Actually Mean To Co-sign For a Mortgage?

What Does It Actually Mean To Co-sign For a Mortgage?There seems to be some confusion about what it actually means to co-sign on a mortgage and you know that where there is confusion, your trusted mortgage professional seeks to offer clarity. Let’s take a quick look at why you may be asked to co-sign and what you need to know before, during, and after the co-signing process.

So why are you being asked? Last year there were two sets of changes made to the mortgage world which can likely explain why you are receiving this request in the first place.

The first occurred early in 2016 whereby the overall lending standards were increased in regards to an individual’s management of their credit and the resulting responsibility of Canada’s financial institutions to ensure they are lending prudently. We have seen an increase in requests for co-borrowers to help strengthen applications when credit or job stability is an issue.

The second happened just in October. A new ‘stress test’ rate applies which has especially impacted borrowers with less than 20% down. They must qualify at a rate of 4.64% though their actual interest rate is much lower. This has decreased affordability for many which means they could be looking for a co-borrower to increase how much home they can qualify for.

If it was me, I would ask questions as to exactly why the applicant needs a co-borrower. If it is a credit issue then you need to assess if that an acceptable risk. If it is a matter of not enough income, you need to assess that instead. What is the exit strategy for you all from this joint mortgage?

What can you expect? You will be required to complete an application and have your credit pulled. As you are now a borrower the banks will ask you for all the documentation that the main applicant has already provided. This can include but will not be limited to:

  • Letter of employment
  • Paystubs
  • 2 years Notice of Assessments, Financial Statements and complete T1 Generals
  • Mortgage statements on all properties you own
  • Bank statements if helping with the down payment
  • Property tax bills
  • Lease agreements
  • Divorce/separation agreement

So you get the idea. You are now a full applicant and will be asked for a whole bunch of paperwork. It is not just a matter of saying yes. Once the application is complete and all conditions have been met with the mortgage, you will have to meet with the lawyer as well.

What do you need to be aware of?

  1. This is now a monthly liability according to the world. You will have to disclose this debt on all your own applications going forward. It can affect your ability to borrow in the future
  2. Each lender is different in their policy as to how soon you can come off the mortgage. Familiarize yourself with this. Are you committing to this indefinitely or only for a couple of years?
  3. Mortgages report on the credit bureaus so you could be adversely affected if there are late payments
  4. If the main applicant cannot make the payment for whatever reason, you are saying that you will. Make sure your budget can handle that for a few months.

A few things you may want to consider if you do agree to co-sign:

  • Ask for an annual statement to be sent to you as well on both the mortgage and the property taxes.
  • Consider a joint account for mortgage payments so that you can check in every so often to ensure all payments are being made on time
  • Talk about life insurance! If the worst occurs, then at least have enough of a policy in effect, with yourself as the beneficiary, to cover a year of mortgage, taxes and bills so that you are not hit with an unexpected series of expenses until the property sells.

So though you just want to help your loved one into their dream home, you are all better served if you know exactly what you are getting into and are prepared for the contingencies. We here at Dominion Lending Centres are ready to help!

Pam Pikkert

Dominion Lending Centres – Accredited Mortgage Professional
Pam is part of DLC Regional Mortgage Group based in Red Deer, AB

20 Jan

Some great insight on all the mortgage changes from our colleague Kristin Woolard

General

Posted by: K.C. Scherpenberg

20 Jan 2017

Summary of the New Mortgage Market

Summary of the New Mortgage MarketThere have been a lot of changes in the mortgage market over the past few months so many Canadian’s plans regarding homeownership may have shifted quite a bit from last year.

First, new qualification rules came to pass in October where even though actual contract rates are sitting at about 2.79% all Canadians have to now qualify at the Bank of Canada Benchmark rate of 4.64% to prove payments can still be met when rates go up in the future. That has taken about 20% of people’s purchase power out of the equation.

The second round of rules were implemented at the end of November with the government requiring banks to carry more of the cost or lending having to do with how they utilize mortgage insurance and the level of capital they have to have on reserve. This means it is more costly for banks to lend so they are passing some of that cost to Canadians.

We now have a tiered rate pricing system based on whether you are “insurable” and meet new insurer requirement to qualify at 4.64% with a maximum 25-year amortization (CMHC, Genworth, Canada Guaranty are the 3 insurers in Canada) or are “uninsurable” where you may have more than 20% down but can’t qualify at the Benchmark rate or need an amortization longer than 25-years to qualify or are self-employed so can’t meet traditional income qualification requirements. Canadians who are uninsurable will be charged a premium to their rate of anywhere from 15-40bps. So your rate would go from 2.79% to 2.94% at the very least.

Then in BC there was the announcement of the BC HOME Partnership Program (BCHPP) in January. We have finally had some clarification on how this works but the benefits are not as grand as the BC Government would like them to appear.

The BCHPP is a tool to assist First Time Homebuyers supplement their down payment by the government matching what they have saved up to 5% of the purchase price. While this may help some clients bring more money to the table we have to factor a payment on that “loan” into the debt-servicing mix so they will actually qualify for less by way of a mortgage. They have more down payment but can not get as high a mortgage so it’s very close to a wash.

Lastly, as of mid January, CMHC announced they are increasing mortgage insurance premiums on March 17th. Genworth and Canada Guaranty are likely to follow. The insurance premiums are based on a percentage of the mortgage amount requested and how much you have to put down. For people with 5% down the premium will go from 3.60% to 4.00% and if you want to take advantage of the BCHPP program the premium will go from 3.85% up to 4.5%

What does this all mean? Overall it is more costly and more confusing to get a mortgage today than we have seen in many years. With the complexity of the new mortgage market, now more than ever buyers need someone with extensive knowledge to help them sort through their options – such as your local Dominion Lending Centres mortgage professional.

If we can be of assistance to you or someone you know, please do not hesitate to contact us 705 646 2777

17 Jan

CMHC to Increase Mortgage Insurance Premiums

General

Posted by: K.C. Scherpenberg

CMHC to Increase Mortgage Insurance Premiums

OTTAWA, January 17, 2017 — CMHC is increasing its homeowner mortgage loan insurance premiums effective March 17, 2017. For the average CMHC-insured homebuyer, the higher premium will result in an increase of approximately $5 to their monthly mortgage payment.

“We do not expect the higher premiums to have a significant impact on the ability of Canadians to buy a home,” said Steven Mennill, Senior Vice-President, Insurance. “Overall, the changes will preserve competition in the mortgage loan insurance industry and contribute to financial stability.”

Capital requirements are an important factor in determining mortgage insurance premiums. The changes reflect OSFI’s new capital requirements that came into effect on January 1st of this year that require mortgage insurers to hold additional capital. Capital holdings create a buffer against potential losses, helping to ensure the long term stability of the financial system.

During the first nine months of 2016:

  • The average CMHC-insured loan was approximately $245,000.
  • The average down payment was approximately 8%.
  • The average gross debt service ratio (GDS) was 25.6%. To qualify for CMHC insurance, a homebuyer’s GDS should not exceed 32% of their total monthly household income.
Down payment between 5% and 9.99%
Loan Amount $150,000 $250,000 $350,000 $450,000 $550,000 $850,000
Increase to Monthly Mortgage Payment $2.82 $4.70 $6.59 $8.47 $10.35 $15.98

Based on a 5 year term @ 2.94% and a 25 year amortization

*Premiums in Manitoba, Ontario and Quebec are subject to provincial sales tax — the sales tax cannot be added to the loan amount.

Premiums are calculated based on the loan-to-value ratio of the mortgage being insured. The premium can be paid in a single lump sum but more frequently is added to the mortgage principal and repaid over the life of the mortgage as part of regular mortgage payments. Additional details and scenarios are included in the backgrounder below.

CMHC regularly reviews its premiums and sets them at a level to cover related claims and expenses while also reflecting the regulatory capital requirements.

CMHC is Canada’s most experienced mortgage loan insurer. Our mortgage loan insurance enables Canadians to buy a home with a minimum down payment starting at 5%. As a Crown corporation, CMHC is the only mortgage insurer whose proceeds benefit all Canadians.

As Canada’s authority on housing, CMHC contributes to the stability of the housing market and financial system, provides support for Canadians in housing need and offers objective housing research and information to Canadian governments, consumers and the housing industry.

For additional highlights please see the attached backgrounder.

For more information, follow us on TwitterYouTubeLinkedIn and Facebook.

Information on This Release:

Karine LeBlanc
Media Relations
613-740-4513
kjleblan@cmhc-schl.gc.ca

Backgrounder

  • CMHC’s standard mortgage loan insurance premiums will be changing as follows:
Loan-to-Value Ratio Standard Premium (Current) Standard Premium (Effective March 17, 2017)
Up to and including 65% 0.60% 0.60%
Up to and including 75% 0.75% 1.70%
Up to and including 80% 1.25% 2.40%
Up to and including 85% 1.80% 2.80%
Up to and including 90% 2.40% 3.10%
Up to and including 95% 3.60% 4.00%
90.01% to 95% – Non-Traditional Down Payment 3.85% 4.50%
Down payment between 10% and 14.99%
Loan Amount $150,000 $250,000 $350,000 $450,000 $550,000 $850,000
Increase to Monthly Mortgage Payment $4.94 $8.23 $11.52 $14.81 $18.10 $27.98

Based on a 5 year term @ 2.94% and a 25 year amortization

Down payment between 15% and 19.99%
Loan Amount $150,000 $250,000 $350,000 $450,000 $550,000 $850,000
Increase to Monthly Mortgage Payment $7.06 $11.75 $16.46 $21.16 $25.86 $39.96

Based on a 5 year term @ 2.94% and a 25 year amortization

  • During the first nine months of 2016
    • Nearly 50% of CMHC’s transactional mortgage loan business were for loans of less than $300,000
    • Nearly 95% of CMHC’s transactional mortgage loan business were for loans of less than $600,000
    • Less than 1% of CMHC’s transactional mortgage loan business were for loans of more than $850,000
  • CMHC follows OSFI guidelines for federally regulated mortgage insurers in Canada.
  • Calculating the gross debt service ratio (GDS) allows potential homebuyers to estimate the maximum home-related expenses they can afford to pay each month.

GDS = Principal + Interest* + Property Tax + Heat
Monthly Income

*Interest is calculated using the qualifying rate

  • Mortgage loan insurance helps protect lenders against mortgage default and enables consumers to purchase homes with a minimum down payment of 5% with interest rates comparable to those with a 20% down payment. Mortgage loan insurance is typically required by lenders when homebuyers make a down payment of less than 20% of the purchase price.
  • CMHC’s new premium rates will be effective for new mortgage loan insurance requests submitted on or after March 17, 2017. The current mortgage loan insurance premiums will apply for applications submitted to CMHC prior to this date, regardless of the closing date. As is normal practice, complete borrower and property details must be submitted to CMHC when requesting mortgage loan insurance.
  • The changes do not impact mortgages currently insured by CMHC.
9 Jan

How Your Credit Score Affects Your Purchase Price.

General

Posted by: K.C. Scherpenberg

9 Jan 2017

How Your Credit Score Affects Your Purchase Price

What is a credit report and why is it necessary?Your Credit Score that the lenders use, not to be mistaken by the Credit Risk Score you see when you check your own credit, is one aspect of determining your borrowing power. The better your score, the length of established credit and your payment history the better when it comes to mortgage financing.

Let’s assume that all parts of an application are equal (available down payment, income, monthly liability payments etc.) except for the Credit Score. Established credit in this case would be any credit report that has at least 2 accounts reporting with a limit of $2,000 for 2 Years.

Comparing the credit profiles of Jane and John both who make a gross annual income of $50,000 the following would apply:

First Gross Debt Service Ratio (GDS) is the combined shelter expenses (heat, property tax, half of condo fees & mortgage payment) in relation to the borrowers gross income. And Total Debt Service Ratio (TDS) is the GDS plus all other monthly debt liabilities in relation to the borrowers gross income.

Jane has a Credit Score over 680

  • GDS allowed is 39%
  • TDS allowed is 44%

John has a Credit Score between 600-679

  • GDS allowed is 35%
  • TDS allowed is 42%

Each year Jane may allocate $19,500 towards GDS and $22,000 towards TDS.

And each year John may allocate $17,500 towards GDS and $21,000 towards TDS.

Lets assume heat and property tax combined are $300/month. This means that Jane with her excellent credit can allocate $1,325 towards her mortgage payment and John can allocate $1,158 toward his mortgage payment.

Using the current Benchmark Qualifying Rate of 4.64% to qualify Jane may qualify for a mortgage of $236,066 and John may qualify for a mortgage of $206,313, a difference of$29,735.

As you can see there is quite the difference in mortgage amounts allowed under each credit rating. If you’re thinking of buying it’s best to consult a Dominion Lending Centres mortgage broker who will check your credit, help you determine your maximum mortgage amounts and if necessary help you make credit decisions that may improve your credit score and buying power.

29 Jul

B.C. Takes the Plunge on Taxing Foreign Real Estate Investors

General

Posted by: K.C. Scherpenberg

From: Economics, TD
Sent: Tuesday, July 26, 2016 10:50 AM
Subject: Data Release: B.C. Makes Changes To Housing Legislation (July 2016)

 

TD Economics

Data Release: B.C. Takes the Plunge on Taxing Foreign Real Estate Investors

 

  • On July 25th, the B.C. government introduced a four-pronged plan to help improve housing affordability. 

 

  • First, as of August 2nd, foreign individuals and corporations will be subject to an additional 15% land transfer tax on the purchase of residential property. At this point, the surtax will only be applied in Metro Vancouver, but policy makers may choose to apply it to other jurisdictions should they deem it necessary. Moreover, the government has given itself some flexibility, with the rate adjustable between 10% and 20% depending on the impact.  The 15% levy will add $300,000 to the provincial government’s coffers on a $2 million residential transaction for homes bought by foreigners in the Vancouver area.  

 

  • Second, the government plans to provide an initial investment of $75 million into a Housing Priority Initiatives Fund that will support provincial housing and rental projects. The fund will be supported through a portion of the  revenue generated by the new tax on an ongoing basis.  The details of the fund are still pending.

 

  • Third, the province is amending the Real Estate Services Act to end self-regulation of the real estate industry and will implement all recommendations highlighted by an independent advisory group report.

 

  • Fourth, the government made amendments to the Vancouver Charter to provide the city the legislative rights to implement and administer a tax on vacant homes. The City of Vancouver will design the framework of the vacancy tax, including details such as the tax rate, the timing, and its scope (along with any exemptions).

 

  • The new legislation is intended to cool the overheated Vancouver housing market by stemming foreign speculation. The B.C. government has recently begun to track foreign real estate activity. Early results (for the period between June 10th and June 29th) suggested that international buyers accounted for only 5% of transactions in Metro Vancouver and 3% of B.C. activity overall – equivalent to$390 million in purchases province-wide. However, data released along with the policy announcement indicates that foreigners spent a total of $1 billion on B.C. housing between June 10th and July 14th, suggesting that foreign transaction activity rose significantly in the first two weeks of July. All told, the data implies that foreigners accounted for roughly 14% of all sales in BC during that period, with 86% of those purchases occurring in the lower Mainland.

 

Key Implications

 

  • The beautiful surroundings, a large luxury home market, and relatively lax tax regulations for foreigners have made Vancouver an attractive place to invest in real estate globally, helping push prices up by 30% (or $200,000 on an average home) in just a year. The newly legislated policy is intended to help restore housing affordability for residents in the Metro Vancouver Area by raising non-residents’ cost of purchasing and, on the margin, discouraging foreign speculation.  By relieving demand and price pressures at the top end of the market, affordability benefits are likely to ripple down the price spectrum.  Moreover, the government intends to utilize some of the money raised by way of the tax to help boost housing supply.

 

  • In our view, this measure is very likely to achieve the goal of cooling market conditions in the near term.  This partly reflects the fact that it is being implemented at a time when Vancouver’s resale housing market has already been showing significant signs of cooling.  Existing home sales fell by 14% in the three months since March and the average home price has dipped 2%. In addition, new housing construction has responded to the pick-up in demand, and hit a record high in the first half of 2016.  This additional supply was already poised to return the market closer to balanced territory.  

 

  • A comparison with other countries that have recently levied various forms of taxes on non-residents highlights the significance of this tax.  Earlier measures came in the form of increased land transfer taxes (Australia and Singapore), capital gain taxes (London, UK) and flipping taxes (Hong Kong). A year ago, the Australian state of Victoria introduced a “stamp duty” tax (effectively a land transfer tax) of 3% which increased to 6% this month, while New South Wales introduced an additional tax of 4% in June.  The tax announced by B.C. is more than twice the level implemented in Australia.

 

  • Several years ago Singapore also introduced a stamp duty of 10%, raising it to 15% in early-2013. This measure came along with additional changes to property tax rates and macro prudential regulation, which together hit  the market as it was in the midst of a significant supply response.  Still, even with a plethora of measures aimed to curb foreign housing activity, prices only fell 10% from 2013 to now.

 

  • There is a fair bit of uncertainty as far as the exact impact of the new measures on the Vancouver market. For one, our views are based on B.C.’s foreign activity measures which span mere several weeks, with the government only recently starting the data collection. As such, the numbers themselves can be misleading given the inherent seasonality and volatility in housing data. The later was further exacerbated by the fact that it spans the time period just prior to and following up on the Brexit vote which saw sharp movement of capital towards safe-haven assets and likely an flight out of UK housing assets. Additional uncertainty is related to the key unknown of whether, and to what extent, non-residents may be able to circumvent the newly imposed rules. 

 

  • Based on a foreign share in the 5-14% range, our models point to a reduction in sales of 15% to 20% over the next 3 quarters and about a 5% decline in average prices.

 

  • The uncertainty surrounding impacts becomes even more pronounced beyond the near term.  In general terms, measures imposed internationally, including in Australia, had the effect of temporarily slowing the market, before prices later resumed their upward momentum.  Despite the loftier tax, the Vancouver region could see a similar rebound especially if the Canadian dollar loses ground and global uncertainty continues to send foreign capital searching for a safe home.  

 

  • This policy, along with the government’s recently-announced plan to allow municipalities in the GVA to levy a vacancy tax, should help to strengthen the stock of rental housing in the region.  By targeting only residential purchases with the land transfer tax, the government may have insulated foreign investment in purpose-built rentals, which are deemed commercial and are very much needed in the city.  The vacancy tax will raise the incentive to rent out empty units in the secondary market.

 

  • With any tax change, there may be some unintended consequences. For one, the move may shift foreign attention to other markets in B.C., such as Victoria, or elsewhere in Canada.  Even prior to the new policy announcement, we believed that foreign investors had already begun to gravitate to the more affordable Toronto market.  As such, prices in Toronto could see some significant upside pressure in the coming months as foreigners look to new markets.

 

  • A sharp drop in prices could also erode household equity and the wealth effects could have ripple through effects for the rest of the economy.  All this remains to be assessed in the many months ahead, as the full implications begin to reveal themselves in the data.

 

Michael Dolega, Director & Senior Economist, 416-983-0500

Diana Petramala, Economist, 416-982-6420

 

11 Mar

Mortgage prepayment penalties are among the top five most complained about banking issues.

General

Posted by: K.C. Scherpenberg

Mortgage prepayment penalties are among the top five most complained about banking issues.

The annual report from the Ombudsman for Banking Services and Investments reveals that there were 278 complaints filed in 2015, up 21 per cent from the previous year. Fraud and account collections were the top two, mortgage prepayment penalties were third with service and account closures rounding out the top 5.

Mortgage prepayment penalties are among the top five most complained about banking issues. The annual report from the Ombudsman for Banking Services and Investments reveals that there were 278 complaints filed in 2015, up 21 per cent from the previous year.

Fraud and account collections were the top two, mortgage prepayment penalties were third with service and account closures rounding out the top 5.

Did you know your broker could save you a ton of headaches and grief when it comes to bank mortgage penalties if you have to sell or move due to unforeseen circumstances?

Your Broker is in the KNOW!

4 Dec

Ontario won�t expand the municipal land transfer tax beyond Toronto�s borders

General

Posted by: K.C. Scherpenberg

Ontario won’t expand the municipal land transfer tax beyond Toronto’s borders

Ashley Csanady | December 1, 2015 | Last Updated: Dec 1 9:10 PM ET
More from Ashley Csanady | @AshleyCsanady

Postmedia FilesOntario won’t be allowing municipalities outside Toronto to levy a new land transfer tax on home sales.

After weeks of dithering, the Ontario government has ruled against expanding the municipal land transfer tax beyond Toronto’s borders.

Postmedia files

Postmedia filesThe provincial Tories lobbied against an expansion of municipal land transfer taxes.

There is already a levy on all home sales collected by the province, and Toronto has a unique power to collect an additional tax. But more than a month after it was revealed Queen’s Park was considering allowing the province’s other 443 municipalities to collect the tax, Municipal Affairs Minister Ted McMeekin announced Tuesday the plan won’t move ahead.

“Other than in Toronto, where the power already exists, our government will not be extending Municipal Land Transfer Tax‎ powers to other Ontario municipalities,” he said.

The provincial land transfer taxes ranges from 0.5 per cent to two per cent, depending on the value of the home. Toronto’s runs a similar scale.

In Toronto, homebuyers pay an average of $12,000 in provincial and municipal land transfer taxes, according to the Ontario Real Estate Association, which lobbied hard against the change. On a $1 million home in Toronto, that bill rises to $32,200. In a red-hot housing market, that might not seem like a threat to realtors’ business, but they cautioned against allowing the tax to spread to spread to other cities.

First-time home buys get a rebate of up to $2,000 for the provincial tax and nearly double that in Toronto.