BEST MORTGAGE RATES EVER

In the UK we still have available some of the best mortgage rates ever. If you are on your lender’s standard variable rate and are in a position to remortgage, do give us a ring and we can let you know what is possible.

STUCK WITH AN INTEREST-ONLY MORTGAGE

There are still many people who have an interest-only mortgage which is coming to the end of its term. For whatever reason, the original strategy for repaying it is often no longer an option, and for many moving down market is not desirable. Many lenders are now willing to consider extending
a term even if it goes into the 70s and 80s – particularly if part of the new arrangement will include some repayment of capital. A recent example we know of involved a man aged over 80 being given an extension of 10 years for the mortgage on the basis that half of it would be on a repayment basis. It is worth talking to your lender. If you are paying the lender’s Standard Variable Rate (4.5% or more), you should also ask for a better interest rate, e.g. a two year fixed rate. We had one client recently who we advised to do this. With just a telephone call she was able to reduce her mortgage by 2.5% for two years – saving her £400.00 per month. If talking to your existing lender does not work, then you can look at one of the new Lifetime Mortgage options if you have enough value in the property.

75 IS THE NEW 65 IN THE MORTGAGE MARKET

The mortgage market for older people is improving remarkably. At the insistence of the Financial

Conduct Authority (FCA), lenders have been encouraged to extend their maximum ages for standard

mortgages. Whereas age 65 some years ago remained a cut-off point, now it is quite common to

find mortgages available to age 70 and 75 and even 80 and 85 in some cases. After 70, however, it

is still likely to be only pension income, or other similar guaranteed income, that will be taken into

account when they look at affordability and how much they will lend.

A MORTGAGE WITH NO PROOF OF INCOME REQUIRED AND ON AN INTEREST-ONLY BASIS! TOO GOOD TO BE TRUE?

Who would have thought that it would be the older people now who would enjoy the ability to take out a mortgage without proof of income and on an interest-only basis for an unlimited term of years! This is the latest refinement of the Lifetime Mortgage. The limit of borrowing in these cases is based

on age and property value.

Here is a sample of the maximum borrowing possible:

AGE      LOAN TO VALUE        MORTGAGE EXAMPLE (VALUE OF £200,000)

55                  21.0%                                £42,000

60                  26.0%                                £52,000

65                  31.0%                                £62,000

70                  36.0%                                £72,000

75                  41.0%                                £82,000

80                  46.0%                                £92,000

Note: Borrowing is based on age and percentage of value of the property with the youngest age being 55 and the property must be the person’s main residence. Where there is a couple, the calculations are done on the age of the youngest. This borrowing is for a first mortgage only and second mortgages are not permitted. It can be for a remortgage or a purchase.

The new developments for Lifetime Mortgages includes the option to make repayments of interest
up to 10% of the original amount borrowed without penalty. For some there are also now fixed early
redemption penalties, and no penalties at all after 10 years. Some Lifetime Mortgages also allow a
person to start with, or switch to, making no payments and letting the interest build up – to be repaid
on the eventual sale of the property.

THE NEW STATE PENSION

From the 6th of April 2016 the new State Pension came into effect. In order to make it as fair as possible, those who have been building up State Pension benefits before that date will have a

“Foundation Amount” calculated. This basically represents the value of the State Pension benefits

built up under the old rules. To that will be added the benefit built up from the 6th of April 2016 up to their normal State Retirement Age.

As would be expected, there are some winners and some losers in this change-over. The best thing to

do is to request a State Pension Forecast – www.gov.uk/state-pension-statement. Their telephone number is 0345 3000168. This will confirm what your State Retirement Age is and also whether you have any “holes” in your National Insurance payment record which you may be able to fill.

UTILISING THE VALUE IN YOUR HOUSE – EQUITY RELEASE!

For those aged 55 and over it is possible to access some of the value in your property. There are no income requirements and the older you are, the more you can take out. The funds taken can be used for any purpose. There are three general approaches to Equity Release:

1) making interest-only payments indefinitely (Interest Only);

2) borrowing without having to make any repayments at all until the property is sold (Lifetime Mortgage);

3) trading ownership of the property for a lump sum and the right to life-long tenancy of the property (Home Reversion Plan).

LIFE ASSURANCE AND PUTTING THINGS IN ORDER

Unfortunately we do not live forever. To avoid leaving behind a confusion that family or friends have to sort out, there are some basic actions that should be taken:

1. Write to any company that you have a pension with and notify them of who you want the money to go to on your death. This is in addition to having a will. By letting the pension company have written notification, that money can be made available to the beneficiary(s) immediately. It does not have to wait for Grant of Probate, i.e. when your whole estate is valued up and your will reviewed. Such a notification would keep the pension funds from being included in your estate and possibly being subject to Inheritance Tax when you die.

2. Make sure you have an up-to-date will. These are not expensive.

3. In the event of illness or something else happening that affects your mental capacity – either for a short time or a long time – it is a good idea to look into doing a Lasting Power of Attorney. This is a written document that appoints someone to make decisions about your affairs in case you are not capable of doing so. There are two parts to this – one to deal with health issues and the other to deal with property and finance. In setting up a Lasting Power of Attorney you can do one or both parts. This is not inexpensive, but what it might save you in the long run might well be far more than the cost of getting one of these done.


4. Review your life assurance needs. If you have people who depend on you financially – whether a spouse, or children or business associates – having adequate life assurance is a good idea. Basic life assurance is generally inexpensive. We can provide quotes very quickly. Just give us a ring.