In today’s market, variable and fixed rates are not too far apart. This makes most people think that the fixed rate is the way to go as it’s often viewed as the safest option.

Many believe that variable rate mortgages are for the daring and at any time your rate could double leaving you high and dry in the cash flow department. Many don’t realize that isn’t the truth at all.

The great thing about a variable rate is you have the option to lock into a fixed rate at any time you start feeling panicky, but I can assure you your interest rate will not be doubling over night. Even if your rate did go up by .25% the savings you would have already earned would put you on level playing ground, or you’d possibly still be in the lead.

Over the last 40 years variable rate mortgages have proven themselves to be the better choice for saving money and flexibility. I would also say that you’ll be given ample warning in the news and media that the Bank of Canada is planning a move on rates. When the rate does increase, I’m certain it will be slowly creeping up with just a quarterly rate increase at a time.

Where you’ll save the most money choosing a variable rate compared to a fixed rate is with the penalty.

With a variable rate, you’ll only ever be charged 3 months interest at any given time you choose to break your mortgage during the term. With a fixed rate it’s always the greater of Interest Rate Differential (IRD) or 3 months interest, and believe me those IRD penalties can be insanely large!

Statistics show that the majority of Canadians break their mortgage before the 5 year term is up, so save yourself some dough and consider going variable. There’s more to it than just the lower rate…and we here at Dominion Lending Centres can show you many mortgage options to fit your specific needs.

Contact me for your best mortgage options 705.669.7798 or trina@ndlc.ca

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You’ve seen the real estate shows that dramatize the buying of a home and the star TV Realtor says “hey, let’s offer this price and have them pay you a $5,000 closing cost bonus”. Or, the real estate listing that offers a “decorating bonus of $3,500”. In both examples, the vendor (seller) is offering additional money as an incentive to buy their home.
While at first, the bonuses and offers seem great, you should know that unless you are paying cash for the house (ie: not getting a mortgage for the purchase), they are worth nothing in the end.
Let’s use the following example of a purchase price of $300,000 with a “decorating bonus” of $5,000. The seller accepts your offer and written into the purchase and sale agreement is the bonus of $5,000. When you get a mortgage, your lender also gets a copy of your agreement. When the lender reviews it, they will adjust your purchase price to $295,000. The reason for the adjustment makes sense when you are actually paying a net price of $295,000 for the property ($300,000 minus the value of the bonus of $5,000 = $295,000). The lender cannot use a purchase price of $300,000 since you are not paying the full $300,000 for the house after receiving the bonus from the seller.
Many buyers are surprised when this happens and are not often told of this by their Realtor, and unless explained by their lender or Mortgage Broker, will have a big surprise on closing when they must come up with an additional $5,000 out of their own pocket (since the lender has reduced the value of the property) then will receive the money back from the vender on closing, thus making it a net zero gain.
When paying cash, the above example doesn’t apply as there is no mortgage lender involved and you would pay $300,000 for the house and receive $5,000 on closing. Whether you were arranging a mortgage or not, the net outlay of cash is $295,000. The only difference with a mortgage is that you must pay the difference on closing up front to get the bonus.
It should also be noted, that with purchases of homes that include items of value that wouldn’t normally be included with a home such as a boat, large riding lawn mower, or even furniture, your lender can request that the purchase price of the home be reduced by the value of the item (since lenders won’t mortgage boats or furniture).
So, the next time you hear “closing cost bonus”, “decorating bonus”, “early closing incentive”, be aware that if you are mortgaging the property, your initial down payment will be increased by the amount of the bonus. My advice: just make the purchase price what you want to pay for the property. Don’t make it complicated with closing bonuses.

It’s always best to talk to me your dedicated Dominion Lending Centres Mortgage Professional.

Contact me for your best mortgage options 705.669.7798 or trina@ndlc.ca

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#bestmortgageforme #executive #firstimehomebuyer

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The average person if stopped on the street and asked; Are today’s low interest rates driving up house prices? Would likely say ‘yes’.
They would be wrong.
And we can let their lack of understanding pass, after all we can agree that math mostly sucks.
However to ask a Realtor, banker, or your Mortgage Broker this question and get the same answer is another story, for them to say ‘yes’ to this question is a large red flag.
Following are some basic numbers that might surprise you, unless you are a Mortgage Broker.

2007
A buyer with 10% Down and a $100,000 annual gross income.
At the time rates were ~4.99% and amortizations were capped at 40 years
Maximum mortgage amount?
~$630,000

Moving along…
2016
A buyer with 10% Down and a $100,000 annual gross income.
At the time rates were ~2.49% and amortizations were capped at 25 years
Maximum mortgage amount?
~$630,000

But then something happened, in response to rising prices and an apparent lack of understanding as to basic math, our Federal Government changed the rules.
And our average person on the street that answered that first question, they were totally cool with things being tightened down, until they went to apply for a mortgage themselves…and found this new reality:
2017
A buyer with 10% Down and a $100,000 annual gross income.
With rates still ~2.49% and amortizations still capped at 25 years.
Maximum mortgage amount?
~$508,500

The exact same household with $100,000 annual income, impeccable credit, a 10% down payment was told, in this very competitive market with a 0.27% arrears rate, a group of households that made it through the 2008/9 meltdown just fine, that now, in 2017, they needed to have their purchasing power cut back by ~$121,500.

If you have any questions, talk to me your dedicated Dominion Lending Centres Mortgage Professional.

Contact me for your best mortgage options 705.669.7798 or trina@ndlc.ca

#trinamortgages  #mortgages #ndlc #freedomofchoice 

#bestmortgageforme #executive #firstimehomebuyer

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This is the second part of a series over the next few weeks of things the average mortgage professional wished people knew so that they would not be held back by inadvertent missteps.

There is so much information about everything these days and quite frankly it is overwhelming to say the least. You want to make the best decision possible when it comes to the loan you are taking for your home but how can you be sure you are choosing the right mortgage professional to help you? Here is a list of questions you should be sure to ask. Even if you are working with your own financial institution you should take the position of buyer beware.
Do some online research ahead of time. Check out feedback from other people and take a look at the website. You can see what the best rates are in the open market to know if you are being offered the best deal.
Ask questions!! Here are the ones I think are the most important:
Start by asking them a bit about themselves.
• Do you do mortgages full time?
• What other accreditations do you have in your field?
• How long have you been in this industry?
• Do you regularly attend training?

Then ask the following about the mortgage:
• Is it fully portable anywhere in Canada? What are the restrictions upon porting?
• How is the penalty calculated? Am I being offered a discounted rate which will come with a higher penalty if I end up breaking the mortgage?
• Will my pre-approval be fully reviewed or is it just a rate hold?
• Will you pull my credit prior to me writing an offer?
• Is this a collateral mortgage? Can you explain why that is in my best interest?
• How do you get paid? Are you a commissioned based position or a salaried one?
• What are the pre-payment privileges?
• Should I consider something besides the 5 year fixed rate?
• What other costs should I expect? Lender fee, appraisal, legal, title insurance
• Is life insurance mandatory with this loan?
• What paperwork will you require?
• What are your best rates?

Once you have taken the time to ask the above, you will be better educated and you will have taken the time to determine that this person is the right one for you. It is going to be hard and feel downright un-Canadian to be so forthright but you will be glad you did when the process is smooth and you avoid nasty surprises later on.

There are so many amazing Dominion Lending Centres mortgage professionals who are more than happy to answer your questions.

Contact me for your best mortgage options 705.669.7798 or trina@ndlc.ca

#trinamortgages  #mortgages #ndlc #freedomofchoice 

#bestmortgageforme #executive #firstimehomebuyer

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With all the news about interest rates rising do you go long or short with your rate when you set up your mortgage?

After discussing your current life situation and answering some key questions with your Dominion Lending Centres mortgage broker you can make some decisions and set your mortgage rate and term to best fit your needs. There are many interest rate terms to choose from (1, 2, 3, 4, 5, 7, 10 year fixed and 3 and 5 year variable). If you are looking to lock in to a short or long term fixed rate, consider this:

A long-term mortgage makes sense if:

• If rates were on the rise and you could not take the hit. A long term rate gives you peace of mind.
• You don’t have a nest egg of savings or investments to fall back on
• You have little equity or net worth
• Your income could change based on a growing family or retirement for example

A short-term mortgage may be the way to go if:

• You expect to pay off large chunks of your mortgage or sell your home within the next three years
• You have a short remaining amortization (e.g. 5-6 years or less)
• Your credit is impaired and you need alternative lending till you repair your credit so you can qualify at a better rate in one year.
• You need to refinance in coming years to access your equity for education, investment purposes, etc
• You believe rates won’t rise soon and you have a short-term rate where you can make higher-than-required payments to maximize the reduction of your mortgage

With two year rates in the low two per cent, five-year fixed rates under three per cent and 10 year terms under four per cent there is enough of a spread that some borrowers can decide easily to go long or short with your rate. If you want flexibility go short. If you have little equity and want to play it safe maybe the long term rate for 5,7 or 10 years is for you. As rates shift upwards and the spread between the five and 10 year shortens you have to consider if a difference of .5 per cent in a rate may be so insignificant that locking in to a long term rate may make sense for some, while others will take the risk and continue to play the short game. We have seen the spread between the short and long term rates become slim which creates the opportunity for discussion. These are decisions you can only make once you run the numbers with your DLC mortgage broker.

Maybe it is time to add a call to me your mortgage broker to review your mortgage plan.

Contact me for your best mortgage options 705.669.7798 or trina@ndlc.ca

#trinamortgages  #mortgages #ndlc #freedomofchoice 

#bestmortgageforme #executive #firstimehomebuyer

If you found this information valuable, I only ask that you share with your friends and family.

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So we are going to do a series over the next few weeks of things the average mortgage professional wished people knew so that they would not be held back by inadvertent missteps.

This week we will look at young adults just starting out. Let’s outline five things you really need to be aware of to set yourselves up for true financial dominance.

1. Credit is not evil, it is necessary. If you grew up in a home where only the dangers of credit were discussed then you need to hear the flip side as well. Credit itself is not dangerous. The misuse and over extension of it, is. You have to have established credit to do almost anything from buying a home to getting a cell phone, from getting utilities to renting an apartment. Proper management of your credit will save you money as you will have a proven history and will receive the best offers for credit cards and mortgages.

2. Everybody starts out being given the benefit of the doubt. There are 2 credit agencies in Canada which all lenders of all things report to monthly. You will be graded on your ability to make your payments on time, stay within your limits and as to how much overall credit you have. Everybody is given a strong score at the beginning. It is up to you to keep it. Even the cell phone providers report to the agencies so make sure you pay that on time too.

3. The magic number for the rest of your life is 2! You need to have 2 types of credit, reporting for at least 2 years with a minimum limit of $2000. If you pay off a car loan, make sure you still have 2 types of credit. If you decide to stay home with your future family, still make sure you have 2 types of credit reporting in your name. One of the credit facilities should be a credit card. The way you manage this revolving access to credit is looked at carefully by potential lenders.

4. The onus is on you. Nobody is going to call you to remind you that a payment is due. If you move to a new area you are the one responsible to let the companies know where to forward the bill to. If you are offered a $13,000 line of credit and a $54,000 car loan and you accept, you cannot later blame them for ‘letting’ you get yourself into trouble. If you accept a mortgage, it is up to you to ask questions before you sign. A large credit balance and a high vehicle payment will dramatically affect your ability to purchase a home. That $13,000 line of credit or a $400 vehicle payment will each decrease your purchasing power by $100,000.

5. To keep your score strong:
• Make your payments on time
• do not exceed 50% of the available credit limit
• Be cautious in how many credit inquiries you allow

There you have it.  The things we wish young people knew so that when they are ready to move into the next phase of their life they will not be abruptly stopped and have to wait and wish someone had told them.  There are so many amazing Dominion Lending Centres mortgage professionals who are more than happy to answer your questions so ask away before you get stung.

Next week: Things That Mortgage Professionals Wish Those with Damaged Credit Knew

Contact me for your best mortgage options 705.669.7798 or trina@ndlc.ca

#trinamortgages  #mortgages #ndlc #freedomofchoice 

#bestmortgageforme #executive #firstimehomebuyer

If you found this information valuable, I only ask that you share with your friends and family.

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According to the latest Statistics Canada’s 2016 census data released last month, Canadian seniors now outnumber children for the first time, with 5.9 million Canadian seniors compared to 5.8 million Canadians 14 years of age or younger. The number of Canadian seniors is expected to continue to grow because of the gains in life expectancy.
As the only financial institution in Canada working exclusively with seniors, we often conduct research studies to get direct insight into the behaviour of the Canadian aging population. HomEquity Bank’s latest research study (May 2017), The Home Stretch: A review of debt and home ownership among Canadian seniors indicated that 91% of Canadians over 65 prefer staying in their home throughout retirement, however 78% have savings and investments, and only 40% of those have less than $100,000 set aside.

What does this mean for aging Canadians?
Canadian seniors are getting more comfortable with their debt, with many financing their lifestyle with debt. In this study by HomEquity Bank using Equifax data, it shows that among Canadian seniors, 15% still carry a mortgage, 30% carry unsecured lines of credit (LOC) and 10% have a home equity line of credit (HELOC). The total debt average for seniors is $29,973, which translates to $15,493 per Canadian senior.
On a geographical basis, British Columbia has the highest debt balance for seniors with an average of $41,054 per person compared to the national average of $29,973. This is due primarily to a higher mortgage debt. On average mortgage debt per senior mortgage holder in B.C. is $128,338 compared with the national average of $95,737, with 17.7% of the senior population in B.C. still holding a mortgage.
Moreover, Canadian seniors now rely heavily on government and other retirement benefits during their retirement.
– 77% rely on the Canada Pension Plan as their primary expected source of income;
– 73% rely on Old Age Security; whereas only
– 57% are drawing upon their RRSPs;
– 48% have a work pension; and
– 48% have savings

How can a CHIP Reverse Mortgage help?
The growing senior demographic in Canada prefers to age in place in the comfort of their home, despite their limited savings for retirement. The CHIP Reverse Mortgage from HomEquity Bank, provides a way for Canadians aged 55+ to unlock the value of equity in their home. Seniors can consolidate their existing debt and finance their retirement while continually protecting a portion of that equity, and they can help relieve the financial burden on their children.
Unlike a loan or conventional mortgage, the CHIP Reverse Mortgage from HomEquity Bank does not require any monthly mortgage payments, not even interest payments, and is only repaid once the homeowner(s) no longer live(s) in the home (when they move, sell or pass away). A reverse mortgage is a great solution that provides access to tax-free cash when Canadians need it the most and best of all, they get to remain in their memory filled homes for the remainder of their lives.

To read the complete HomEquity Bank and Equifax study on Debt and Homeownership from May 2017, click here.

For more info, contact me your Dominion Lending Centres mortgage specialist.

Contact me for your best mortgage options 705.669.7798 or trina@ndlc.ca

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#bestmortgageforme #executive #firstimehomebuyer

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In the past, it was easy to give our clients the best mortgage rate available. Unfortunately, new government regulations have created a fragmentation of interest rates that make “giving you our best rate,” more complex.
It’s important to distinguish between what is “insurable” and “uninsurable.” An “insurable” mortgage is approved at 25 years amortization and at a higher rate than what a borrower would actually be paying (called the qualification rate – at time of this article, it is 4.64%). An uninsurable mortgage is any refinance, mortgage on rental properties, mortgages approved at 30 years amortization, and properties worth more than $1 million.
Below is some information that outlines which scenarios allow you to get the best interest rate available, and what type of lender can provide these rates.
Please note: I am assuming average to above average credit in the scenarios below.

Best Rates – Monoline Lenders
Insured Mortgages
• On all purchases with less than 20% down payment, insurance is mandatory
• On purchases with 20% down payment or more, insurance may also be obtained
The absolute best rates are for mortgages that are insured by one of the three Canadian mortgage insurance companies: CMHC, Genworth or Canada Guarantee. When your mortgage is insured, the insurance company provides mortgage pay out to the Lender in the event of foreclosure and tries to recuperate the money from the sale of the property. An insured mortgage is inherently a lower risk for the lender than a mortgage that is not insured.

Great to Best Rates – Monoline Lenders
Insurable, low loan to value Mortgages
• You have a large down payment
• Your mortgage is for a purchase on a property under $1 million in value
• Your mortgage is approved at 25 years amortization at 4.64%
When your mortgage can be insured, Monoline lenders take it upon themselves to insure your mortgage for you, making the mortgage less risky to them so that they can provide you with the lowest rates. However, insurance costs for lenders increase with mortgage loan to value. This increase in insurance cost is transferred to you, the borrower, providing you with slightly higher interest rates.

Good to Great Rates – Banks and Credit Unions
Uninsurable Mortgages or insurable, high loan-to-value Mortgages
• On refinances
• On mortgages that require 30-years amortization
• On mortgages where properties are over $1 million in value
For uninsurable mortgages, our normal go-to lenders have higher interest rates because they are forced to insure their mortgages, making them pass the extra costs to you, the borrower. On the other hand, banks and credit unions are not required to insure their mortgages, making them the best fit for higher loan-to-value mortgages.

Good Rates – Monoline Lenders, Banks, and Credit Unions
Rental properties and stated income
• Rental properties
• Stated Income
Most lenders will increase your interest rate on rental properties because they see these mortgages as having a higher risk than ones on owner occupied homes. Also, lenders may also increase interest rate for self-employed individuals who need to prove a higher income than what they have stated on their tax returns.

Highest Rates – Private Lenders
Mortgages that cannot be approved through regular lenders
• Stated Income B Side
• Equity Mortgages
When a stated income cannot be insured, lenders increase their interest rate to offset the risk of someone who cannot prove their income. An equity mortgage is one where a client has down payment or equity but no income shown. Lenders look at these files as having the highest risk.

Call me your Dominion Lending Centres mortgage professional today to see how I can help you get the best interest rate on your mortgage so you can buy your dream home!

Contact me for your best mortgage options 705.669.7798 or trina@ndlc.ca

#trinamortgages  #mortgages #ndlc #freedomofchoice 

#bestmortgageforme #executive #firstimehomebuyer

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If you have have overextended yourself with credit card debt, or have consolidated all of your consumer debt into your mortgage, or are at the point where you just want to cancel your credit cards, we have the 3 steps for you to follow to get your credit back in check.

1. DO NOT CANCEL ALL YOUR CARDS

It may seem tempting, but money lenders want to see that you can handle your credit responsibly. Instead keep your 2 oldest credit cards (trade lines). The longer you have had your trade line, the better it is for your credit.

2. FOLLOW THE 2/2/2 RULE

The 2/2/2 rule means that money lenders what to see 2 trade lines, for 2 years with a minimum of a $2,000 limit. These cards need to be paid on time each month, and they also need to stay within that $2,000 limit!

3. USE WITH CARE-REGULARLY

The 2 trade lines you keep need to be actively in use. If you are concerned about consumer debt, then have a monthly bill such as your cell phone, cable, or even Netflix charge billed to your credit card. Then have that credit card paid automatically each month from your bank account.

Follow these steps to keep your credit in check and growing.  When it is time to renew or revamp your mortgage, or purchase a new home, your credit won’t hold you back—And you can bet Dominion Lending Centres is here to help you get the sharpest rate and the best product.

Contact me for your best mortgage options 705.669.7798 or trina@ndlc.ca

#trinamortgages  #mortgages #ndlc #freedomofchoice 

#bestmortgageforme #executive #firstimehomebuyer

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One cost that can be overlooked by home buyers is mortgage default insurance.

So, what exactly is mortgage default insurance and why do you need it?

If you’re buying an owner-occupied home with less than 20% down payment, you are required to purchase mortgage default insurance in order to arrange your financing.  When buying a rental property, some lenders require you to purchase this insurance if you put down less than 35% towards your purchase.

As real estate values in Metro Vancouver continue to soar, many home buyers, especially first time home buyers, often have less than 20% of the purchase price available as a down payment.  The average price of a new home is now well above $500,000 meaning a 20% down payment can easily exceed $100,000.  This is a lot of money for most people and it’s understandable why many fall short of this 20% down payment.

Conventional vs. High-Ratio Mortgage

Borrowers who have a payment of 20% qualify for conventional mortgage financing.  For your lender this means the property has sufficient equity to protect the lender from any shortfall should you, the borrower, default on your mortgage.  Having a higher down payment also means you have more “skin in the game”, making it less likely you’d default and walk away.

A high-ratio mortgage means the borrower has anywhere from 5% – 19.99% towards their down payment.  Financing can still be obtained but in this case you will be required to purchase mortgage default insurance.  The higher loan-to-value (LTV) percentage of a high-ratio mortgage means you have less equity at stake and thus a higher potential of default.

The lender wants to protect their investment and they do this through mortgage default insurance.  This is an additional cost to the borrower but it also makes it possible for those with limited savings, particularly first time homebuyers, to get into the market sooner.

Mortgage Default Insurance Providers

There are three major insurers in Canada.  The Canadian Mortgage & Housing Corporation (CMHC) is a Crown Corporation and the largest provider of mortgage default insurance in Canada. Genworth Canada and Canada Guaranty also provide this type of insurance to the lenders.

Your lender or financial institution will arrange and pay for your insurance, but this cost is typically passed on to the borrower and is incorporated directly into your mortgage payments.   Insurance premiums are tiered and based on the amount borrowed and the size of your down payment.

To see a detailed list of premiums visit CMHC’s site to see how much it costs.

Thanks for reading and feel free to contact me at Dominion Lending Centres with any questions.

Contact me for your best mortgage options 705.669.7798 or trina@ndlc.ca

#trinamortgages  #mortgages #ndlc #freedomofchoice 

#bestmortgageforme #executive #firstimehomebuyer

If you found this information valuable, I only ask that you share with your friends and family.

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