Why mortgage rates won’t always fall in line with base rate

Even though base rate is expected to be cut this week, homeowners should not assume that mortgage rates will fall accordingly.

Following the last cut in base rate, three in four mortgage lenders failed reduce their standard variable rate (SVR) and mortgage brokers are predicting that subsequent cuts in base rate are unlikely to be matched by lenders.

Even if you have a tracker mortgage, which is suposed to follow base rate movements, don’t assume that all lenders offering trackers will do so in practice.

Halifax and a number of building societies, including Nationwide, Skipton and National Counties (to name but a few) set a minimum mortgage rate known as a collar, which they will continue to charge, even if base rate drops below the collar rate.

So if base rate were to fall to 2 per cent, Halifax has a collar of 3 per cent, Nationwide one of 2.75 per cent, while HSBC  says it has the right to stop reducing its tracker rate if there is a “material change to the mortgage market.”

Halifax, however, says its 3 per cent collar, isn’t necessarily a floor and that it ”may, or may not” choose to exercise the collar rate.  

Ray Boulger of mortgage broker, John Charcol says: “This uncertaintly is annoying for borrowers, but with the Halifax set to be taken over by Lloyds TSB, there may be political pressure for it to help customers by cutting rates below the collar.”

Lloyds TSB itself does not impose a collar, nor do Woolwich or Chelsea building society, while Abbey has a minimum  rate of 0.001 per cent.

Collars are often hidden away in the small print of a mortgage offer, so borrowers can sometimes remain blissfully unaware of their existence until it’s too late.

Ray Boulger  says: “Collars have become an issue of late because, until recently we never expected base rate to drop below 3 per cent, whereas now that is a distinct possibility.”

It may worth taking advice from a mortgage broker as the lending market remains difficult, following the withdrawal of thousands of mortgages from the market.

To find a mortgage broker visit
www.unbiased.co.uk
Try out Defaqto’s unique mortgage calculator:
http://www.defaqto.com/consumer/mortgages.aspx

STOP PRESS….. The 200,000 UK investors in Landsbanki’s popular IceSave account, are to start receive emails from the Financial Services Compensation Scheme (FSCS) inviting them to apply to have their IceSave funds transferred to their linked bank accounts.

The emails will be rolled out over the course of November to prevent the system overloading and to ensure a smooth transfer process, so that all the bank’s UK customers receive their money back by Christmas.

Although the FSCS compensation for retail savings deposits is normally capped at £50,000, on this occasion, the Government is guaranteeing investors’ deposits up to 100 per cent.   

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What the bank bail-out means for you

As we enter a more sober era of retail banking - ‘puritan’ banking as some commentators have dubbed it - the savings and borrowing environment is set to change dramatically for the foreseeable future.
Gone will be the 100+ per cent mortgages, self certification, and much of the buy-to-let market. Instead of being offered six times your salary, you may be lucky to get three times your income. You may even be expected to have saved with the institution before even being considered for a home loan.

On the deposit front, we now have an implicit government guarantee that all retail deposits will be 100 per cent protected in the event of a bank failing, (although the government won’t admit to it for fear of encouraging moral hazard).

Shareholders in bank shares, however, may suffer as  banks participating in the bail-out have agreed to scrap their dividends for several years.

Passing the dividend will make it more difficult for these banks to raise new capital so the government’s stake in these banks may increase.

Skipping dividends will also  make bank shares less attractive as the dividends of Lloyds TSB, HBOS, RBS and Barclays were expected to pay out 11 per cent of all the income coming from companies  in the FTSE100 index this year.

For this reason, fund managers running income funds may dump bank shares, putting further downward pressure on the sector.

Bondholders may fare better as the value of bonds should rise as the threat of default eases and the risk involved in holding bank bonds reduces significantly.

For small businesses, there is a glimmer of hope that they may get better treatment - at least if they bank with HBOS/Lloyds TSB and RBS - which have been required to give small businesses and retail customers a fairer deal.

For taxpayers, the long term implications of the bail-out remain unknown, but at least rewards for failure and outsize bonus payments should become a thing of the past.

For more on sharedealing, visit:

http://www.defaqto.com/consumer/investments/share-dealing.aspx 

Check out the top performing unit trusts:http://www.defaqto.com/consumer/investments/unit-trust-sectors.aspx

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Banks win small concession in battle over overdraft fees

 As two of the UK’s largest banks - RBOS and HBOS - suffer the humiliation of part-nationalisation today, they can at least take comfort in the fact that retail banks have won a small concession in their long running battle with consumers over overdraft charges.

The High Court last week backed most lenders’ arguments that the fees they have levied over the last few years - when customers exceeded their authorised overdraft limits or bounced cheques - could not be deemed to be unlawful penalty charges.

While this is only a small win by the banks, it will be welcome news as many of them battle for their very survival. However, this is only round two in a long running fight.

Later this month, eight of the largest high street lenders, including HSBC, Barclays and Royal Bank of Scotland, will appeal against an earlier High Court ruling that current overdraft charges are subject to the Unfair Terms in Consumer Contract regulations.

Tens of thousands of refund claims for overdaft charges have been held in abeyance at county courts  since the Ofice of Fair Trading and the banks agreed last year to bring a test case to clarify the legality of these fees.

Overdraft charges can be as high as £35 per item, generating billions of pounds of income for the banks. The OFT, meanwhile, has already decided that the current level of charges is unfair and is in ongoing negotiations with the banks on this issue.

In 2006, the OFT capped the fees which banks can charge for late credit card payments at £12 - a level which may be an indication of the cap which it could  impose for overdraft charges.

The High Court is expected to press on with the second stage of the proceedings which will assess the fairness of overdraft fees, even while the banks appeal against the first judgement.

Defaqto banking consultant, David Black, says:”These appeals and counter appeals will run and run for years, but the end result is likely to be an end to free in-credit banking.”

To compare bank accounts, visit Defaqto’s unique comparison tool:
http://www.defaqto.com/consumer/current-accounts/compare-current-accounts.aspx

TO compare student bank accounts visit:
http://www.defaqto.com/consumer/current-accounts/compare-student-accounts.aspx

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Another day, another bank failure

STOP PRESS: the Government has said it will compensate all Ice Save depositors in full. 

In a separate move, ING Direct will acquire £2.5bn of deposits held by 160,000 customers from Kaupthing Edge, the internet-only UK retail arm of Iceland’s biggest bank.

ING Direct is also taking control of £538m of savings held by 22,200 people with Heritable Bank, which was run by Iceland’s Landsbanki - Icesave’s owner.

With the collapse of Iceland’s second largest bank, Landsbanki, yesterday the grim reality of the credit crunch is starting to hurt British savers for the first time in a real way.

Some 300,000 UK savers have an average deposit of £15,000 in Landsbanki’s popular IceSave account which featured regularly in the best buy tables.

Under the deposit protection arrangements in Iceland, the Icelandic authorities would normally pay depositors the first €20,887 of compensation (£16,300), while the UK’s Financial Services Compensation Scheme (FSCS) would make up the rest of any claim up to the increased limit of £50,000 (which luckily came into effect yesterday).

But this morning, the Chancellor, Alistair Darling said that the Icelandic compensation scheme had no money in it and that the UK government would pick up the tab and compensate UK savers in full.

 This latest collapse brings home to UK savers the fact that foreign-owned banks can make claiming compensation a more complicated and risky process.

In the Defaqto term accounts best buy table on Tuesday (prior to the announcement of Landsbanki’s collapse), no fewer than seven of the accounts listed were from non-UK banks http://www.defaqto.com/consumer/savings-accounts/term-accounts.aspx.

Of these two were from Anglo Irish Bank, which now enjoy a 100 per cent guarantee from the Irish government. But three of the accounts were Landsbanki IceSave accounts, one was from Dutch-owned AK Bank NV and one was provided by the Indian bank ICICI.

While there is nothing inherently wrong with saving in a foreign-owned bank, depositors should check what the arrangements would be if anything went wrong. Levels of compensation vary from country to country and their authorisation.

To date, however, the UK Government has compensated depositors in full.

For more on the FSCS:
www.fscs.org.uk
Why not invest regularly with a mutual building society:
http://www.defaqto.com/consumer/savings-accounts/regular-savings-accounts.aspx

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September financial services market overview

The near collapse of the global banking system in September left financial advisers stunned as they tried to come to terms with the implications of recent events for their businesses and clients.

UK and global insurers revealed over £1.5bn of exposure to Lehman Brothers and insurer AIG, with Axa, Aegon and Aviva declaring exposure to both, while Friends Provident, Zurich Financial and Royal Liver confirmed exposure to Lehman Brothers only.
 
IFAs scrambled to assess the potential losses for clients’ capital invested in structured products underwritten by Lehman Brothers, such as those offered by Meteor, Arc, NDF and DRI.

The takeover of HBOS by Lloyds TSB raised the prospect of a new super bank controlling 28 per cent of the UK mortgage market, leading to adviser concerns over competition and cuts in
procuration fees. 

Advisers also wondered about the future of Swip and Insight’s multi-manager propositions and the new bank’s plans for the protection market, when the two banks merge with an 18 per cent share of the life insurance market once the Scottish Widows, Clerical Medical and Halifax Life brands are all under one roof.

The Investment Management Association issued a warning about the lack of transparency and performance information on retail structured products and the FSA was severely criticised for allowing structured products to go unregulated.

On the Retail Distribution Review front, Financial Services Consumer Panel chairman, Lord Lipsey, said he thought the FSA would seek a middle way on the strict division of sales and advice set out in the interim RDR report.

Simply Biz chairman, Ken Davy, called for the RDR to allow advisers to have the choice of gaining a diploma or equivalent qualification within six years or working under the supervision of a qualified adviser.

A mandatory deadline for higher qualification in the final RDR report would force 10- 30 per cent of IFAs out of the industry, Davy said.
 
But the Personal Finance Society said the number of advisers who hold the chartered financial planner qualification had leapt by 50 per cent in the last 12 months.  The Society also established a group of pensions experts to lobby HMRC for greater clarity on QROPs regulations.

Advisers welcomed the FSA’s decision to investigate absolute return funds with regard to their development, risk management and Treating Customers Fairly, while IFA firm, Hargreaves Lansdown, said it did not think the FSA’s ban on the short selling of 32 financial stocks until 16 January 2009 would adversely affect these funds. 

Elsewhere, APCIMs attacked the FSA for failing to do an adequate cost-benefits analysis of its TCF requirements.

Meanwhile, the Lib Dems at their party conference vowed to tackle the disincentives to save via personal accounts, axe higher rate relief on pensions, urge the FSA to fund a system of generic advice via an industry levy and endorsed equity release as a way of boosting pensioner incomes.

Pensions Minister Mike O’Brien said the Government would report on the effect of means-testing in December and dismissed the ‘wild claims’ that had been made about the number of people likely to be affected.

Meanwhile, research by Fidelity revealed startling differences on the returns of mainstream funds over a five year period, depending on the fund wrapper used. Highest returns were from collective funds, followed by offshore and onshore bonds due to the CGT changes effective since April 2008 which make collective funds more tax efficient for most investors.

The Irish Government’s decision to guarantee the retail deposits held by six of  Ireland’s largest financial institutions ratcheted up the pressure on the UK Government to do likewise.

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Is there anywhere safe to deposit one’s cash?

With hardly a day passing without a bank collapsing or needing to be rescued, you could be forgiven for wondering whether there are any financial institutions left where you can safely deposit your hard earned cash.

If you want a copper-bottomed guarantee of security, there isn’t much to beat National Savings & Investments (NS&I)  www.nsandi.com/which offers a range of taxable, tax-free and index-linked certificates and premium bonds.

It does not offer a traditional bank-type account with cheque book but its Easy Access savings account provides a cash card which can be used to withdraw money at ATMs.

Northern Rock savings accounts (http://www.northernrock.co.uk)  are also guaranteed by the Government, at least  until further notice, so you could put your money with it for the time being until it is sold off or wound up.

A third option is certain Irish banks and building societies following the Irish government’s announcement that it will guarantee the safety of all deposits in six of its principal savings institutions.

The latter are the Bank of Ireland, Allied Irish Bank (AIB), Anglo Irish Bank (AIB) and two building societies -  the Educational and the Irish Nationwide. The sixth is Irish Life and Permanent, Ireland’s largest life insurance company.
 
The guarantee lasts for the next two years and AIB, Anglo Irish Bank and the Bank of Ireland all have branches in the UK.

The announcement by the Irish Department of Finance appears to cover all depositors of these institutuions, even for those located outside Ireland.

Anglo Irish Bank has been actively seeking deposits from savers in England and Scotland for the last two years, with competitive rates of interest on its Easy Access, 7 Day account and nine month bond. It was adamant yesterday that the safety guarantee applied to all depositors, irrespective of their location.

Bank of Ireland has 46 branches in Northern Ireland and 11 offices in England and Scotland. It also runs the financial services division of the UK Post Office and has about 1.5m customers with deposit accounts through this brand.

Anglo Irish Bank has seven branches in England and Scotland, while Allied Irish Bank has 27 branches in England, Scotland and Wales and 47 in Northern Ireland.

Defaqto banking principal David Black, says:  “It’s a great move on the part of the Irish government to instill confidence. Anglo Irish Bank has had consistently competitive rates in recent years.” 

For top paying savings accounts visit:
http://www.defaqto.com/consumer/savings-accounts/instant-access-accounts.aspx
http://www.defaqto.com/consumer/savings-accounts/notice-savings-accounts.aspx
http://www.defaqto.com/consumer/savings-accounts/regular-savings-accounts.aspx
http://www.defaqto.com/consumer/savings-accounts/childrens-

www.angloirishbank.co.uk
http://www.bank-of-ireland.co.uk/
http://www.aib.ie/servlet/ContentServer?pagename=AIB_Ireland/IHPHomepage

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What next for B&B savers and borrowers?

It is business as usual for depositors and other customers of Bradford & Bingley (B&B), who need have no concerns about the safety of their money.

That was the message from the Financial Services Compensation Scheme (FSCS) yesterday as it stepped in to help the 2.5m B&B customers  after the bank failed to meet its regulatory requirements and the FSA declared the bank in default. 

The FSCS is contributing some £14bn to enable retail deposits held in B&B, and which are covered by the compensation scheme, to be transferred to their new owner, Abbey, which in turn is owned by the Spanish bank, Banco Santander.

FSCS chief executive, Loretta Minghella, said: “This initiative means that some 2.5m people can rest assured that their money is safe and they will not lose it because of the problems at Bradford & Bingley. They can access their accounts in the normal way and it is business as usual for them.”

This effectively means that B&B depositors will have 100 per cent of their savings protected, because the FSA and FSCS have arranged for a smooth transfer of their accounts to Abbey.

Normally, when a UK authorised bank fails,  only the first £35,000 is covered by the FSCS.

So you should make sure you spread your money across different savings institutions (that are not all part of the same group) so that your money is protected.

For instance, if Banco Santander were now to fail and you had accounts with B&B, as well as with Abbey and Cahoot (all owned and authorised under the Banco Santander name), you would  only be covered for the first £35,000 of total savings held with these three brand names, not £35,000 for each.

For borrowers, although existing B&B mortgages will continue to run as they are for the time being, once a mortgage deal comes to an end, it is likely that you will be required to move elsewhere or pay the bank’s prevailing standard variable rate which will almost certainly be higher.

Those with buy-to-let mortgages may have difficulty re-mortgaging elsewhere as a large number of lenders have withdrawn from the market. For example, three lenders previously funded by the now defunct Lehmann Brothers have ceased lending.

For shareholders, the outlook is even worse. There is little prospect of them receiving anything and B&B staff with holdings  in the bank’s SAYE scheme and pension plan will be particularly hard hit.

All of which serves to prove the old maxim that you shouldn’t put all your eggs in one basket.

For more on the FSCS visit:
www.fscs.org.uk

For the top instant access savings accounts visit:
http://www.defaqto.com/consumer/savings-accounts/instant-access-accounts.aspx
Top cash ISAs:
http://www.defaqto.com/consumer/savings-accounts/cash-isas.aspx
Top term accounts
http://www.defaqto.com/consumer/savings-accounts/term-accounts.aspx
TOp notice accounts
http://www.defaqto.com/consumer/savings-accounts/notice-savings-accounts.aspx
TOp children’s savings accounts:
http://www.defaqto.com/consumer/savings-accounts/childrens-accounts.aspx

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My cash machine nightmare

You think it will never happen to you, and then it does.

While withdrawing money from a cash machine a few weeks ago, a man approached me saying that it had just swallowed his card.

I told him to go away, thinking that he was going to grab the cash when it came out, but lo and behold, no cash was forthcoming and the machine refused to return my card.

Having waited a few minutes to see if machine might change its mind, I walked away thinking nothing of it.
 
On reporting the incident to my bank the next day, I was told that the card wasn’t in the machine and must have been stolen - probably by the man who had approached me and who had got my PIN by shoulder surfing when he spoke to me.

To my horror, he had swiped a cool £1,000 from my account in the space of a few hours - £600 in cash and £400 in shop purchases.

APACS, the UK payment association says that £35m was lost through cash machine fraud in 200.

Sandra Quinn of  APACS, says: “The three principal methods criminals use to steal cards and card details at cash machines are card-trapping devices, whereby the fraudster inserts a card catcher device into the card slot; skimming from the magnetic stripe at cash machines and shoulder-surfing, whereby the fraudster observes the cardholder inputting their PIN and then uses distraction techniques to steal the card.”
 
By UK fraud standards, my experience was small beer. I know people who have had their entire identity stolen and had mortgages, personal loans and credit cards taken out in their name for months before they have even become aware of it.

Trying to unravel that sort of  fraud is a nightmare and can take months, if not years, to sort out.

In my own case, I had to make numerous calls to the bank’s call centre, just to report the loss of the card. I then had to visit my branch, complete two forms (one of which I had to wait to come in the post). Having done all that, I am still awaiting a refund.

The upshot is that I won’t be withdrawing any money from street-side ATMs anymore. I’ll stick to the cash machines inside branches during banking hours.

For more on card protection and identity fraud:

http://www.defaqto.com/consumer/credit-cards/card-protection.aspx
http://www.defaqto.com/consumer/credit-cards/guide-identity-theft-insurance.aspx

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Are our savings safe?

The shotgun takeover of HBOS by Lloyds TSB has sent shock waves throughout the nation as everyone worries about the fate of their savings and deposits.

 With 30m customers between them, there can’t be many adults in the UK who don’t have a financial relationship with one, or both, of these institutions.

While most people have welcomed the stability (albeit probably temporary) that this decisive move has provided, the question on everyone’s lips is: “Are my savings safe?”

The Government’s role in encouraging the takeover is a positive signal that it will stand behind the new merged institution, come what may.

After all, what Government wants to see millions of customers besieging Halifax branches for the return of £260bn in retail deposits? It doesn’t bear thinking about.

That said, cash deposits are only protected up to £35,000 under the Financial Services Compensation Scheme and then only  “per authorised institution,” not “per account.”

This situation was already unsatisfactory, even before the takeover of HBOS by Lloyds TSB because it already owns a whole slew of brands which all come under  one FSA authorisation. 

These include Halifax, Birmingham Midshires, Saga, Intelligent Finance, Saga and the AA.

This means that if you have savings with any of these institutions, the maximum you could claim in the event of their demise would be £35,000 in total, not £35,000 per brand.

Elsewhere, Lloyds TSB and Cheltenham are jointly authorised, as are First Direct and HSBC, Yorkshire and Clydesdale banks, Abbey and Cahoot, Bank of Ireland and the Post Office, the Co-op and Smile.

The exceptions are Royal Bank of Scotland which is separately authorised from Nat West, and Abbey which is independent of Cater Allen, its private bank.

So not much comfort if you have large deposits with most of these banks.

Defaqto banking consultant, David Black, recommends that savers limit their deposits to around £33,000 per authorised institution 
because the FSCS will pay interest up to the date of closure.

If you want to check out the authorisation status of a financial insitution, visit:

http://www.fsa.gov.uk/register/home.do

Check out the best instant access accounts:
http://www.defaqto.com/consumer/savings-accounts/instant-access-accounts.aspx
Best regular savings rates:
http://www.defaqto.com/consumer/savings-accounts/regular-savings-accounts.aspx

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UK based foreign currency accounts all the rage

With an estimated 211,000 British households owning a holiday home overseas, according to research group Mintel, it is small wonder that demand for UK-based foreign currency accounts is soaring.

The vast majority of Brits own holiday homes in France, Spain and the US, so having a euro or dollar account to pay local bills can be a godsend.

While it is perfectly possible to set up a bank account in the country where you own a holiday home, language problems and exorbitant charges forbasic banking services in some European countries can make a UK-based foreing currency account much more attractive.

Cater Allen Private Bank’s multi currency account has a minimum opening balance of £5,000 (or €10,000 or $10,000) but there is no requirement to hold other assets at the bank.

A ‘deferred debit’ Visa card  enables you to withdraw cash from overseas cashpoints at no cost.The card can also be used for overseas spending, with funds only debited from your account at the end of the month.

You can also switch between euros, dollars and sterling at no explicit cost, although the exchange rate will typically be 1 per cent less than what a wholesale foreign exchange  provider would give you.

Interest payable on balances is up to 3 per cent on balances of €500,000, but no interest is paid on balances below £10,000, €10,000 and 10,000.

While this may not look generous, it compares well with most European bank accounts which pay little, or no interest, on current account credit balances.

The account levies £5 or more for handling foreign cheques and fees start at £15 for electronic foreign currency payments (again far cheaper than in continental Europe).

Citibank offers foreign currency accounts in most major currencies, although interest is typically less than 1 per cent. Its US Dollar Savings Account pays a paltry 0.5 per cent interest on balances up to $49,999. 

FairFX and CaxtonFX offer pre-paid cards, which allow you to lock into euro or dollar exchange rates and spend the funds loaded onto the card later, although no interest is payable on these balances.

For foreign purchases on credit cards, the best are Nationwide’s Gold Visa and Abbey’s Zero credit cards which charge no foreign exchange loading. For cash withdrawals from foreign ATMS, use a Nationwide Flex account Visa card.
For more information:
www.caterallen.co.uk
www.caxtonfx.com
www.fairfx.com
http://www.nationwide.co.uk/creditcard/default.htm
http://www.abbey.com/csgs/Satellite?pagename=Abbey/GSDistribuidora/GS_Home

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