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Investment Loans

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investment loan

As investing in property plays a key role in many Australians’ investment strategies, lenders offer a wide range of investment home loans designed specifically to meet this need. Investment loans are generally used to buy a property which is then rented out as a means of generating income, but which could not otherwise be purchased without a loan.

The sort of investment loan you finally choose will ultimately depend on a variety of factors, including your age, savings and income, the area in which you purchase a property, your investment goals and strategy, and your retirement plans, as well as others factors that may be specific to your family and circumstances.

Some of the most common sorts of loans taken out by Australian property investors are outlined below.

>Interest only investment loan

Interest-only loans are particularly effective as part of a property investment strategy as the repayments at the outset of the loan are lower, as you are only repaying the interest on the loan, not the principle.

This can be a good strategy because at this time you will likely incur a number of other costs associated with your investment property, meaning you are better able to meet these additional overheads. In addition, an interest only investment loan can be effective because by the time you are required to start paying back the principle as well, growth in the value of the property can compensate for the increased repayments.

> Variable rate investment loan

A fixed rate investment loan gives you greater certainty, as for the term of the agreement your repayments remain the same, regardless of what the Reserve Bank does. Fixed rate loans can usually be written for periods of between six months and ten years, and so they allow you to plan ahead and manage your budget for this period of time.

> Fixed rate investment loan

One of the most significant costs when buying a first home is the deposit. In most cases, you will need to have saved or have access to a sum equivalent to 20% of the purchase price of a property before a lender will consider giving you a home loan.

However, there are also other initial costs that you will incur. For instance, you will need to have any prospective property professionally valued, and you may also be required to undertake a pest and building inspection.

In order to complete the purchase, you may be required to pay stamp duty (a state government tax), as well as conveyancer and/or solicitor fees.

In terms of additional, regular costs besides the repayments on your home loan, you might also decide to take out mortgage protection insurance, a form of personal insurance that covers you in case you default on your mortgage, and can cover the cost of your regular monthly repayments if you die, become seriously ill with a medical condition, or lose your job. This will add to your regular outgoings as well.

> Construction loan

A popular strategy for property investing in Australia is to build a new house and then rent it out immediately. Construction loans are designed specifically for this purpose, as during the building phase you only pay the interest on the loan, rather than the principle. Once the property is completed, you can generally then convert your construction loan to a variable rate, fixed rate or split rate mortgage.

> Self-Managed Super Fund investment loan

A Self-Managed Super Fund (SMSF) can be used to purchase an investment property, albeit under a number of restrictions and conditions. It is important to get expert advice before proceeding too far down this path.

How to go about getting a loan and buying an investment property

One of the most efficient ways of buying an investment property is to use the equity in your home.

Equity is the difference between the current value of your property and the amount remaining to be paid off the mortgage. If your home is worth $500,000 and you have $200,000 outstanding on your home loan, your equity is calculated at $300,000.

As long as you have paid off at least 20% of your mortgage, you may be able to use as much as 80% of the equity in your home in the purchase of an investment property (in the example above, for instance, you would be able to access $240,000).

Therefore, if you have built up some equity in your property, and have some access to additional funds should unexpected costs arise, getting an investment loan in order to invest in real estate may be more attainable than you think.

How can I build equity in my home?

There are a number of ways in which you can proactively build equity in your home. Making additional home loan repayments whenever you can is helpful, as is increasing the size of your regular repayments.

Refinancing can also help in this regard, as renegotiating the terms of your mortgage or changing lenders could lead to lower repayments, which means that if you are still able to repay your home loan at the same rate, you are bringing down the principle quicker and thus growing your equity.

 

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Refinancing

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refinance

A refinance loan is a new home loan that is designed to restructure your finances, potentially giving you access to additional funds and lowering the cost of your repayments.

Many people think that once you have a mortgage with a particular lender, you are locked in with that lender for the life of the loan, and on the same terms. This is not the case, and in Australia it has become significantly easier to change mortgage lenders and rearrange your home loan on improved terms.

Therefore, if you want to refinance for any reason, you can potentially negotiate with your current institution, or change lenders altogether if that affords you a deal that better suits your goals and life circumstances.

Nevertheless, before considering a refinance loan, it is important to ensure that the benefits outweigh the costs.

Why do I need a refinance loan?

There are any number of reasons why you might opt to take out a refinance loan, depending on the makeup of your family, your time of life, changes in your circumstances, or your financial goals. 

One of the most common reasons to refinance is to unlock the equity in your home.

> Refinancing your home loan to access equity

The term equity applies to the difference between the price at which your property is currently valued and the amount outstanding on the mortgage. For instance, if you have a home valued at $400,000 and there is $200,000 remaining to be paid off the loan, the equity in your home is calculated at $200,000. 

This equity can then be used to obtain additional finance, using the property as security, or you can redraw additional repayments that have been made. It’s also a highly efficient way of reducing outgoings and freeing up additional cash each month.

> Pay off your mortgage more quickly

It is possible that a refinance loan enables you to pay off your mortgage more quickly. For example, if your new home loan has a lower interest rate, your monthly repayments will be lower. However, if you can still afford to repay your mortgage at the same rate as you were previously paying, the net effect will be that you are paying less interest and reducing the overall size of your home loan more quickly, potentially knocking years off your mortgage.

> Moving, upgrading or downsizing your home

If your family has grown and you need somewhere bigger to accommodate you all, or alternatively the kids have moved out and you want to downsize, a refinance loan can help you to achieve your aim. Perhaps your work situation has changed and so you need to relocate, or you now want to live closer to the kids’ schools.

Alternatively, it might be that your financial position has changed and you are looking to upgrade from your first home.

> Debt consolidation

It is possible to use a refinance home loan as a means of consolidating existing debts, i.e., any money that you have outstanding on credit cards or personal loans can be paid off using money from the new loan. This generally has the advantage of a lower rate than cards or an unsecured personal loan, and so your monthly outgoings will be reduced. There is the added benefit of greater convenience, as you only have a single repayment to make each month.

> Family break up

If your family has grown and you need somewhere bigger to accommodate you all, or alternatively the kids have moved out and you want to downsize, a refinance loan can help you to achieve your aim. Perhaps your work situation has changed and so you need to relocate, or you now want to live closer to the kids’ schools. 

Alternatively, it might be that your financial position has changed and you are looking to upgrade from your first home.

>Refinancing your home loan following redundancy

Although it can be difficult to refinance your home loan if you have been made redundant, it is possible if you can demonstrate that you have equity in your home, or sufficient savings. You might also be able to refinance if you have a guarantor for the loan. 

Not all lenders are open to offering refinancing to people who have been made redundant; however, they do exist. In order to improve your standing with potential lenders, you will need to establish that you are able to service the debt and, if possible, it is also helpful if you can clear any other existing debts.

> Refinancing when you’re retired

In retirement, reevaluating and potentially refinancing your home loan is more important than ever. However, for retirees in particular, there are a number of potential approaches to refinancing, depending on your goals and circumstances. You might, for instance, be looking for a lower interest rate in order to reduce your monthly outgoings, or a refinance loan that enables you to access the equity in your home.  

As a retiree with a fixed income, it is especially important to consider the costs associated with refinancing, and whether in the long run these outweigh any savings you might make.

> Refinancing after bankruptcy

It can be difficult to refinance your mortgage even after you have been discharged from bankruptcy, but there are specialist loan providers who will offer mortgages to former bankrupts and other borrowers with bad credit. You can, however, expect to be charged a higher interest rate. 

Bankruptcy normally lasts for three years and one day from the day you file your statement of affairs, and credit agencies will keep a record of bankruptcy on your file for either five years from the date you become bankrupt, or for two years after you are discharged (whichever is the longer). Therefore if you are still within this period, you will be required to declare to any potential lender that you have previously been made bankrupt.

As above, there are specialist lenders who will consider lending to people who have been declared bankrupt in the past, but in this area of the mortgage industry, perhaps more than any other, it is important to seek professional help from an experienced mortgage broker before speaking to potential lenders.

Types of refinance home loans

If you are considering a refinance home loan, there are a number of products on the market that may suit your needs. 

1. Offset account

An offset account operates along the same lines as a regular bank account, but it is also linked to your home loan. When you deposit your salary or other funds, these are then offset against the outstanding balance on your home loan. This affects the overall remaining balance of the mortgage and can help to reduce the amount of interest you are paying, while still allowing you to access the funds as you would with a regular bank account.

2. Package home loan

A package home loan will combine your mortgage along with a range of other financial products into a single bundle. The advantage of such an arrangement is that it will often come with reduced fees on your offset account and/or credit cards, as well as discounts on other products like insurance. You will generally be charged a single, annual fee for all of the products in the bundle, rather than separate charges for each.

3. Line of credit home loan

If you have substantial equity in your home and are looking to refinance, a line of credit home loan may be a good option. This allows you to access the equity in your home quickly and easily, along the lines of a regular bank account, and if you use this line of credit to make other purchases for which you would otherwise require a loan (e.g., a new car, a holiday, etc) you are essentially borrowing money for these at home loan rather than personal loan interest rates, which can mean considerable savings. 

4. Low-doc home loan

A low-doc (i.e., low documentation) home loan means that a lender is prepared to waive some of its normal documentation requirements in terms of proof of income. This sort of home loan may suit people who are self-employed, have been working abroad, or who work seasonally, and who are not able to provide proof of income in the same way that someone who has a regular salary is able to do.

Low-doc loans are also an option if you have significant equity in a property, have access to a sufficient deposit sum, or you already have paid off and own outright another property (or multiple properties). 

5. Fast refinance home loan

It can take time to organise a refinance home loan, particularly if your old lender drags their feet and does not go out of its way to expedite the process. However, fast refinancing is a tool by which your new lender can speed up the process. They do this by releasing the funds directly to your old loan account so that it can be closed before they receive the title to your property. This means that the entire refinance process can in some cases be completed in a matter of weeks.

Most lenders who offer fast refinance don’t charge you for the service, and it means that you can save a considerable amount of interest.

6. Interest-only refinance home loan

When you refinance with an interest-only loan, you are only repaying the interest rather than the principal in the initial stages of the loan, which means lower monthly repayments for a set period of time.

This could enable you to pay off more expensive borrowing (e.g., credit cards, personal loans, etc.), or an interest only loan could be useful for providing bridging finance (e.g., if you have found a new home before you have been able to sell your old one). 

You do need to factor in that with an interest only loan you may end up paying back more than you expected over the long term, and it may mean that you are not building up equity at a sufficiently fast rate.

7. Split interest rate refinance home loan

A split home loan combines fixed rate and variable rate elements, giving you a degree of certainty and some financial flexibility at the same time. One part of the mortgage will be a fixed rate loan (i.e., interest rates are unchanged over a prescribed period of time), while the variable part will see the interest rate charged rise or fall in line with offical Reserve Bank rates.

The benefits of this arrangement include the ability to get a competitive interest rate for the fixed component, plus the ability to make additional repayments on the variable component of the loan. 

It also has to be borne in mind that you might be charged break fees if you decide to pay out the fixed rate part of the loan, or you might find yourself paying considerably more on the variable component if there is a significant rise in interest rates.

Fees and stamp duty when refinancing

When you take out a refinancing home loan, you may be liable for stamp duty, the rate of which will be determined by the state in which you live, as well as the type and cost of the property. 

However, you might in some circumstances be able to avoid stamp duty costs; these may include if the name of the borrower and the amount of the loan remain the same, or if you refinance with the same lender. In some cases, you may have to pay the stamp duty up front, but then receive a refund from the lender.

There may well be other fees associated with a refinance home loan as well. These can include a fee when you make a new loan application, or a discharge fee from your current lender. If you are offering a property as security on your refinance loan, you will likely need to pay a valuation fee. You may also incur land registration fees in some jurisdictions in Australia.

How do I apply for a refinance home loan?

As we have seen, there is a lot to take in when you are considering a refinancing loan. This is why it pays to speak to a specialist mortgage broker who has experience in assessing the various products that are available, and who can advise you as to how refinancing will work best for you. 

Finnciti can help you to find the refinance loan that will best meet your needs and enable you to reach your financial and investment goals.

As home loan specialists, we have access to a range of financial products from a wide variety of lenders, and as such are able to provide you with a range of products and rates that the individual borrower is usually unable to obtain.

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Next Home Loans

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home loan

No matter what stage you’ve reached in your journey  towards your first home loan — just looking around at mortgage options, getting your finances together, or going out and inspecting properties first hand — it’s important to be as prepared as possible in order to have the most realistic picture as to what sort of property you can afford, and what your ongoing commitments will be.

This last point is an important one, as in your enthusiasm to get out there and get on the property ladder as soon as possible, it can be easy to fall into the trap of not looking sufficiently far ahead, and omitting to factor in some of the essential ongoing costs associated with home ownership.

At the same time, it is also important to ensure that you have taken full advantage of the various schemes on offer from the federal and state governments to assist people who want to buy their first home.

What assistance is available to first home buyers?

Both the federal and state governments provide assistance to first home buyers as a means of helping them build or purchase their first property.

The federal HomeBuilder program provides grants for eligible owner-occupiers (including first home buyers) to build a new home, with up to $15,000 available.

State governments also offer a range of First Home Owner’s Grants and Assistance Schemes, usually in the form of cash grants. In some cases, stamp duty concessions are also available from state governments to make it easier for first time buyers to purchase a new property.

What does buying a home involve?

Although there are many benefits and rewards associated with home ownership, it does also come with some added responsibility and costs.

Therefore, as part of your planning for you need to think about how the ongoing financial commitment is going to impact on your lifestyle both now and in the future. First time buyers in particular need to be aware that the costs associated with home buying are greatest in the early stages, at a time when you won’t have had the opportunity to accrue any equity in your property.

In addition, as mortgages are taken out over twenty-five or thirty years, your personal life circumstances can change significantly, as can the wider economic conditions in the country, so you need to take account of how significant rises in interest rates could impact on your ability to meet your mortgage repayments both now and in the future, for instance.

Costs associated with buying a home

One of the most significant costs when buying a first home is the deposit. In most cases, you will need to have saved or have access to a sum equivalent to 20% of the purchase price of a property before a lender will consider giving you a home loan.

However, there are also other initial costs that you will incur. For instance, you will need to have any prospective property professionally valued, and you may also be required to undertake a pest and building inspection.

In order to complete the purchase, you may be required to pay stamp duty (a state government tax), as well as conveyancer and/or solicitor fees.

In terms of additional, regular costs besides the repayments on your home loan, you might also decide to take out mortgage protection insurance, a form of personal insurance that covers you in case you default on your mortgage, and can cover the cost of your regular monthly repayments if you die, become seriously ill with a medical condition, or lose your job. This will add to your regular outgoings as well.

Other ongoing costs of home ownership

There are other regular and ongoing costs that you are likely to be liable for as a home owner that you are not usually called upon to pay if you are renting.

If you buy an apartment or unit, for instance, you may need to pay strata levies (also known as body corporate fees) as your contribution to the maintenance and upkeep of the common property, e.g., stairwells, corridors, car parks, the building exterior, etc.

As a homeowner, you will also be liable for water rates (a fee for the supply of water and sewage facilities) and council rates (charged by your local authority for the provision of services such as rubbish collection, asset maintenance, etc.). These are in addition to normal household costs, such as electricity, gas, phone, internet, etc.

Home Insurance

Another significant cost that you will incur as a home owner is insurance, and it is important to make sure you’ve got the right insurance cover in place. Many lenders will in fact make this a condition of your mortgage.

If you have bought an apartment or unit and you are a member of a body corporate, building insurance will likely be covered in your strata fees, but you will still be responsible for your personal contents insurance.

Building Insurance

Building insurance provides cover against damage to the actual physical property (rather than your personal possessions), and will generally cover the main home, the garage, and other structures on the property that can be locked. In some cases, it can also cover plumbing, cabinets and wardrobes, although it is important to check the specific details of any policy in this regard.

The sort of damage that is covered will also depend on the specific policy you choose. Most building insurance policies provide cover against fire, storms and theft, but not necessarily flooding. There are other options that you might want to consider as part of your building insurance, such as covering the costs of temporary accommodation, emergency repairs, and mortgage discharge fees should your home be lost permanently.

Contents Insurance

Contents insurance is designed to cover you against the losses, damage or destruction of your personal possessions inside your home and property. The level of insurance you take out, and the items that are covered, are ultimately up to you, but they might include: furniture; computers and electrical appliances; clothing, personal items (such as jewellery); carpets and rugs; blinds and curtains; or tools and gardening equipment.

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First Home Loans

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home loan

No matter what stage you’ve reached in your journey towards your first home loan — just looking around at mortgage options, getting your finances together, or going out and inspecting properties first hand — it’s important to be as prepared as possible in order to have the most realistic picture as to what sort of property you can afford, and what your ongoing commitments will be.

This last point is an important one, as in your enthusiasm to get out there and get on the property ladder as soon as possible, it can be easy to fall into the trap of not looking sufficiently far ahead, and omitting to factor in some of the essential ongoing costs associated with home ownership.

At the same time, it is also important to ensure that you have taken full advantage of the various schemes on offer from the federal and state governments to assist people who want to buy their first home.

What kind of Government assistance is available to first home buyers?

Both the federal and state governments provide assistance to first home buyers as a means of helping them build or purchase their first property.

Check First Home Owner Grant  to learn more about the assistance and grants offered by each state.

State governments also offer a range of First Home Owner’s Grants and Assistance Schemes, usually in the form of cash grants. In some cases, stamp duty concessions are also available from state governments to make it easier for first time buyers to purchase a new property.

The Australian Government supports eligible home buyers to purchase a home sooner. NHFIC administers these schemes on behalf of the Australian Government:

What does buying a home involve?

Although there are many benefits and rewards associated with home ownership, it does also come with some added responsibility and costs.

Therefore, as part of your planning for you need to think about how the ongoing financial commitment is going to impact on your lifestyle both now and in the future. First time buyers in particular need to be aware that the costs associated with home buying are greatest in the early stages, at a time when you won’t have had the opportunity to accrue any equity in your property.

In addition, as mortgages are taken out over twenty-five or thirty years, your personal life circumstances can change significantly, as can the wider economic conditions in the country, so you need to take account of how significant rises in interest rates could impact on your ability to meet your mortgage repayments both now and in the future, for instance.

Costs associated with buying a home

One of the most significant costs when buying a first home is the deposit. In most cases, you will need to have saved or have access to a sum equivalent to 20% of the purchase price of a property before a lender will consider giving you a home loan.

However, there are also other initial costs that you will incur. For instance, you will need to have any prospective property professionally valued, and you may also be required to undertake a pest and building inspection.

In order to complete the purchase, you may be required to pay stamp duty (a state government tax), as well as conveyancer and/or solicitor fees.

In terms of additional, regular costs besides the repayments on your home loan, you might also decide to take out mortgage protection insurance, a form of personal insurance that covers you in case you default on your mortgage, and can cover the cost of your regular monthly repayments if you die, become seriously ill with a medical condition, or lose your job. This will add to your regular outgoings as well.

Other ongoing costs of home ownership

There are other regular and ongoing costs that you are likely to be liable for as a home owner that you are not usually called upon to pay if you are renting.

If you buy an apartment or unit, for instance, you may need to pay strata levies (also known as body corporate fees) as your contribution to the maintenance and upkeep of the common property, e.g., stairwells, corridors, car parks, the building exterior, etc.

As a homeowner, you will also be liable for water rates (a fee for the supply of water and sewage facilities) and council rates (charged by your local authority for the provision of services such as rubbish collection, asset maintenance, etc.). These are in addition to normal household costs, such as electricity, gas, phone, internet, etc.

Home Insurance

Another significant cost that you will incur as a home owner is insurance, and it is important to make sure you’ve got the right insurance cover in place. Many lenders will in fact make this a condition of your mortgage.

If you have bought an apartment or unit and you are a member of a body corporate, building insurance will likely be covered in your strata fees, but you will still be responsible for your personal contents insurance.

Building Insurance

Building insurance provides cover against damage to the actual physical property (rather than your personal possessions), and will generally cover the main home, the garage, and other structures on the property that can be locked. In some cases, it can also cover plumbing, cabinets and wardrobes, although it is important to check the specific details of any policy in this regard.

The sort of damage that is covered will also depend on the specific policy you choose. Most building insurance policies provide cover against fire, storms and theft, but not necessarily flooding. There are other options that you might want to consider as part of your building insurance, such as covering the costs of temporary accommodation, emergency repairs, and mortgage discharge fees should your home be lost permanently.

Contents Insurance

Contents insurance is designed to cover you against the losses, damage or destruction of your personal possessions inside your home and property. The level of insurance you take out, and the items that are covered, are ultimately up to you, but they might include: furniture; computers and electrical appliances; clothing, personal items (such as jewellery); carpets and rugs; blinds and curtains; or tools and gardening equipment.

How we can help you buy your first home?

As this brief outline shows, while home ownership is a great way to build financial security and achieve the lifestyle you want, it is not without responsibilities and commitment, especially in the early stages.

This is why it’s important to ensure that you have the right first home buyer loan.

At Finncitti, we can help you to find the right first time loan to meet your specific needs. Speak to our team of specialist advisers about a home loan product that will meet your needs now, but which is also flexible enough to give you continued peace of mind in the future as well.

As home loan specialists, we have access to a range of financial products from a wide variety of lenders, and as such are able to provide you with a wide range of products and rates that the individual borrower is usually unable to obtain.

In addition, we have the latest and most up-to-date information regarding federal and state assistance that is available to first time buyers.

How much is this going to cost me?

Finnciti does not charge you for our services. Lenders pay us a commission on successful loan applications, but you do not need to pay us an arrangement fee. This also means that if we are unable to secure a home loan for you for any reason, you will not incur any charges or fees.

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6 TIPS TO RETAIN YOUR TOP SALES TALENT

But I must explain to you how all this mistaken idea of denouncing pleasure and praising pain was born and I will give you a complete account of the system, and expound the actual teachings of the great explorer of the truth, the master-builder of human happiness. No one rejects, dislikes, or avoids pleasure itself, because it is pleasure, but because those who do not know how to pursue pleasure rationally encounter consequences that are extremely painful. Nor again is there anyone who loves or pursues or desires to obtain pain of itself, because it is pain, but because occasionally circumstances occur in which toil and pain can procure him some great pleasure.
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