Mortgagees face double whammy from arrangement fees

 As though mortgage borrowers were not suffering enough already, new research from uSwitch reveals that, despite the extra cost, almost a third of homeowners added an arrangement fee onto their mortgage.

This is despite the fact that this can add 112 per cent, on average, to the cost of the original set up fee. Even worse is the fact that, almost 900,000 borrowers (one in 10) say they had fees added to their mortgage without their prior consent, according to research from You Gov.
 
What is worrying is the level of ignorance surrounding this issue, particularly among 25 to 34 year olds, where 70 per cent were found to have added arrangement fees onto their mortgage.

Figures from John Charcol, the mortgage broker, show that at the top end, a £4,094 mortgage fee would cost £8,682 if added to the mortgage - an extra £30 a month for a  cash strapped borrower. But even the average mortgage arrangement fee of £987 would cost £2,094 - or 112 per cent more than the original fee - if added onto a 25 year loan.

In total, this is costing UK homeowners a staggering £8.7bn over the term of their mortgages.
 
So borrowers are facing a double whammy when it comes to arrangement fees. Not only are they on the rise, (£987 on average compared to £334 in February 2004), but by adding it to the mortgage, borrowers end up paying more than twice as much (£2,094).
 
Over 2.5 million people said they did this on the advice of a mortgage adviser which suggests that many simply did not have the money available to pay the fees upfront.

Where this is the case, adding the fee to the mortgage may be the only solution, but clearly this should be avoided wherever possible. Homebuyers might be better off paying a slightly higher interest rate on the mortgage in return for a lower arrangement fee which they can afford to pay upfront.

Homebuyers should also insist on mortgage quotations from their lender, both with and without the arrangement fee, so that they can see exactly what it is going to cost them over the term of the mortgage.

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Building societies make the running as credit crunch squeezes borrowers

What is given with one hand is taken away with the other, or so it seems with HSBC.

While HSBC’s Rate Matcher mortgage offer starts today, it is withdrawing its market leading 4.99 per cent two year fixed rate deal, according to Motley Fool.

The 4.99 per cent deal was available to homeowners with only 10 per cent equity, whereas the Rate Matcher deal applies to homeowners with existing fixed rate mortgages, with at least 20 per cent equity in their property.

So despite the attractions of the Rate Matcher deal for those wishing to reset at their existing rate, it will leave those with less than 20 per cent equity in their home and first time buyers high and dry.

In addition, HSBC’s Rate Matcher deal with give its existing customers priority until 21 April, so non customers could miss out altogether, if HSBC decides to pull the offer before then.

So what should remortgagers do as the mortgage market ominously continues to contract?

Despite last week’s cut in base rate, a number of lenders have increased their discount and tracker rates, as well as arrangement fees, making remortgaging with a new lender, in some instances,  than sticking with your existing lender’s SVR.

But you need to do your sums carefully as SVRs vary considerably between lenders. Nationwide’s SVR stands at 6.45 per cent, while Standard Life Bank’s SVR on 90 per cent loan-to-value mortgages is a whopping 7.31 per cent.

Some of the best two year fixed rate deals are now offered by building societies which are less reliant on the wholesale market to raise funds.  Newcastle’s two year fix stands at 5.15 per cent and West Bromwich’s 5.19 per cent. But you need to move at the speed of light to secure any half decent deal at them moment, as lenders continue to withdraw deals at just a few hours’ notice.

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Stand by for a mortgage stampede

HSBC’s offer to match the fixed rate mortgages of households coming off fixed rate deals in the next five weeks looks too good to be true.

The bank says it will match rates as low as 4.54 per cent for a further two years, providing the borrower has 20 per cent equity in their home and does not want to borrow more than £250,000. The offer applies to individuals whose fixed rate loan is due to mature before 30 June 2008.

If you want to borrow more than £250,000, you can still use HSBC’s Rate Matcher facility and top it up with another HSBC mortgage to required amount.

The bank will charge borrowers a fee to match their old fixed rate, the size of which will depend on the interest rate and size of loan requested. HSBC says that 72 per cent of customers will pay a fee of £999 or less.

But in fact the arrangement fee could be as high as £4,999 if you want the maximum £250,000 at a very low rate, according to Katie Tucker of mortgage brokers, John Charcol.

Tucker says: “They have a profit model which calculates the arrangement fee according to the level of the interest rate. The lower the rate, the higher the fee. If you are going to apply, you need to ask yourself how much you are willing to pay in fees to hold your interest rate down at its current level.

“People need to understand that the fees are a subsidy for the interest rate. It would be best to get a quote from HSBC and then go to a whole of market broker to see if they can better it. Borrowers are getting fed up with having to pay  high arrangement fees every two or three years, so term trackers at a fixed margin over base rate may become more attractive.”

The bank is targeting some of the 1.4 m individuals who are due to come off cheap fixed rate deals this year, who would otherwise face a sharp rise in mortgage costs as lenders withdraw their most competitive offers for fear of being overwhelmed with new business.

HSBC says it can make this offer because it does not borrow from the wholesale markets to finance mortgages.  Non HSBC customers can apply from April 14.

Applications can be made at HSBC branches and over the phone, with the bank expecting three times its normal business. I expect it will get considerably more than that and will probably be inundated with enquireies.

 So don’t go near an HSBC  branch next Monday unless you really have to.

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IFA news round up

All eyes were on Alistair Darling in March to see whether he would backdown on any of his unpopular proposals for capital gains tax and broker bonds.

But the budget carried few surprises, with most of the changes having been announced in Gordon Brown’s 2007 budget. But crucially, there was no last minute U-turn on the taxation of broker bonds. Despite this, AIFA director general, Chris Cummings, urged advisers to be cautious on transferring clients out of insurance bonds.

There were small changes to pensions, such as allowing trivial pensions below £2,000 in occupational schemes to be commuted and for individual who emigrate to draw on their pension benefits abroad in line with local tax rules. There was also a welcome increase in the annual amount that can be invested in qualifying EISs to £500,000.
The RDR debate continued apace, with the chief executives of Bankhall, Sesame and Tenet warning that customer agreed remuneration (CAR) is a widely misunderstood term, dubbing it a “dressed up form of commission.”
 
Elsewhere, Morgan Stanley executive director, equity research division, Jonathan Hocking, predicted that CAR could trigger an increase in fund performance fees.
 
Research published by True Potential showed that nearly 80 per cent of adviser turnover still comes from initial commission, with only 5 per cent coming from fees. 
 
Norwich Union defended the payment of indemnity commission on lump sum GPP business, despite the fact that Friends Provident and Royal London refuse to do so on the grounds that it can take up to17 years for policies to become profitable. 
 
Elsewhere, Ernst & Young predicted that advisers will be split evenly between professional financial planners and primary advisers, with middle tier advisers squeezed out of the market by 2014. 

E&Y director of insurance, Malcolm Kerr, speaking at a Cicero Platform Forum, predicted a huge increase in direct-to-consumer wraps and the increasing use of wrap by retail banks.

Broker funds
At the same forum, FSA director of retail policy, Dan Waters, warned against a return to the “bad old days” of broker funds because of the increase in advisers launching their own fund ranges. Waters also raised the issue of the costs charged for re-registering  assets off platforms, describing current market practices as ‘Byzantine.’

March also saw the publication of Otto Thoresen’s proposals for a national money guidance service which would offer the public information on personal finance issues.

Royal London, executive director John Deane, said the problems surrounding means testing and auto enrolment into personal accounts could mean the service would be dead in the water.

In the run up to the 31 March deadline for firms to be able to measure TCF, the FSA warned that a third of firms were not complying.
 
Personal accounts
Elsewhere, Paul Myners, chairman of the Personal Accounts Delivery Authority, admitted that some people will be worse off with personal accounts because of means testing, but compared the new pension scheme to car seat belts -  occasionally detrimental, but worthwhile on balance because they save more lives than they lose.

Royal London head of communications, Alasdair Buchanan, warned that many employers would give up company pension provision and move to less generous personal accounts, due to  the majority of existing employer schemes being based on basic pay, whereas the Government wants the exemption test for personal accounts to be based on total band earnings.

FOS fees continued to attract much debate in the wake of the Trowbridge county court judgment in favour of two IFAs who refused to pay FOS fees because the cases were not upheld by the Ombudsman. Despite this, AIFA urged its members to continue paying FOS case fees even when complaints are unsuccessful.

On the Sipp front, Suffolk Life called on the Government to amend capital adequacy requirements for the self investment of protected rights to ensure  a level playing field between insurance and trust-based Sipps.

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