A second mortgage is a mortgage that is taken out against a property that already has a home loan (mortgage) on it. Generally people take out second mortgages to satisfy short-term cash or liquidity requirements, have an investment opportunity or to pay off higher-interest debts (such as credit cards and student loans) that a second mortgage might offer.
If you are considering a second mortgage for any reason, here are a few key points to keep in mind:
Second Mortgages and Home Equity: Your second mortgage and what you can qualify for hinges on the equity that you have built up in your home. Second mortgages typically allow you to access up to a max of 80% of the home value; very few lenders will consider a second mortgage over 80% of the home value.
For example, if you are seeking an 80% Loan-to-Value loan (“LTV”):
80% LTV (maximum mortgage amount) $680,000
less: First Mortgage($550,000)
Amount Available Through Second Mortgage$130,000Second Mortgages and Interest Rates: When it comes to a second mortgage, these are typically higher risk loans for lenders. As a result, most second mortgages will have a higher interest rate than a typical home loan. There is also the option of working with alternative and private lenders depending on your situation and financial standing. Keep in mind, typically lenders who offer a second mortgage are private lender MICs (Mortgage Investment Companies) – in addition to some trust companies and credit unions. For major banking institutions, you would need to hold your first mortgage with them in order to be considered for a second mortgage.
Second Mortgage Payments: One advantage when it comes to a second mortgage is that they have attractive payment factors. For instance, you can opt for interest-only payments, or you can select to pay the interest plus the principal loan amount. Work with your mortgage broker to discuss options and what would work best for your situation.
Second Mortgage Additional Fees: A second mortgage often comes with additional fees that you should be aware of before going into the transaction. These fees can vary widely but often are a percentage of the mortgage. Other fees to consider include appraisal fees, legal fees to set up the second mortgage and any lender or broker administration fees (particularly with alternative or private lenders).
Second mortgages are a great option for many homeowners and, in some cases, may be a better solution than a refinance or a Home Equity Loan (HELOC). If you are interested in learning more or want to find out if a second mortgage is right for you, don’t hesitate to reach out to me today.
To my valued clients,
We recognize that many homeowners may be looking for guidance around mortgage financing. We are committed to updating you - our customers - on the current climate and how the recent COVID-19 developments may impact your mortgage, now or in the future.
We know that things may seem uncertain now, but we are working hard to gather all pertinent information and help you to understand your options during this difficult time.
We understand that the COVID-19 outbreak is taking a toll on families and individuals across the country with many people being out of work or quarantined. As an industry built on homeowners, many of our major lenders have pulled together to provide you beneficial options during this time and help alleviate some of the financial stress.
It is important to contact your lender, before you have any missed payments. Here is a helpful link to more information, including lender contacts - www.mortgagearchitects.ca/news/covid-19.
If you have any questions around mortgage options, or are simply looking for advice please reach out to me. I am always available to communicate with you.
Rita & Rachel Cousins Mortgage Planners
Feb 28, 2017|Source: Lawrie Thom
There is no one size fits all answer when it comes to a financial plan, and as with most things, we have a choice of going the DIY route or finding a financial planner that can help you with your plan. I am not a financial planner, but I would like to pass on to you some of the information I have come across in my personal search while building my own financial plan.
One of the biggest monthly expense most of us have is our housing costs. And if you own a home, the biggest part of your housing costs are your mortgage payments. If you can eliminate or reduce your housing costs by the time you retire, it will make life just a little bit easier. Because of this, I feel it is important to work towards having your mortgage paid off by the time you retire. If you do get to retirement, still have a mortgage and need to reduce your housing costs, you can always consider extending the amortization on your mortgage to lower your payments. How well this works will depend on how much is still owed on the mortgage when you retire. If you think you may need to extend the amortization on your mortgage, it is best to do this while you are still working and you have the income to qualify for the mortgage.
Before we look at the question of saving or paying off your mortgage, it might be helpful to see if the TFSA (Tax-free savings account) or RRSP is the better option for saving for retirement. Both the TFSA and the RRSP allow you to make similar investments. The income accumulates in the plans without having to pay annual taxes on that income. By not having to pay tax on an annual basis, your savings can grow at a faster rate. The biggest difference between the TFSA and RRSP is how the contributions and withdraws from the plans are treated. With a TFSA, you do not get a deduction when you make a contribution. However, neither the contribution nor the income earned on the contributions has to be included in your income when you take money out of the plan. With an RRSP you can claim your contributions on your tax return, which provides a tax savings when you make the contribution. Both the monies you contribute to the RRSP and the income earned on these contributions have to be included in your income in the year that you take money out of the RRSP.
So which is better, TFSA or RRSP? Again the answer will be different for each person, but it does seem that most financial advisors feel that if your annual income is $40,000 or less, it is better to use a TFSA for your retirement savings. The logic is that at this income level, the tax savings from contributing to the RRSP are lost when you draw the money out of the RRSP and have to pay taxes on the money at that time. In addition, because you are including the RRSP withdraw in your income, it could result in some of your government benefits being clawed back.
That leaves the RRSP as the preferred option of most financial advisors for people with an annual income more than $40,000. However, if you are one of the lucky ones that has a company pension with a defined benefit, you may want to consider the TFSA instead for the same reason as why the TFSA is better than an RRSP for those earning less than $40,000. You will have to include in income any monies you draw out of the RRSP and add it to the monies you receive from your company pension. It could put you in a higher tax bracket than when you made the contributions to your RRSP and result in you paying more tax overall.
Now, should you save in a TFSA or RRSP or pay off your mortgage? Here again the answer to this question can be different for each person, but I believe maybe the biggest consideration is knowing how comfortable you are with risk. This is important because we can calculate the rate of return you receive from paying off your mortgage. And this rate is guaranteed. If you compare this to the rate of return you can get from the investments you’re most comfortable with, it will help answer the question if it’s better for you to save or get your mortgage paid off.
To calculate the rate of return you get by paying down your mortgage sooner, you have to keep in mind that the interest on your mortgage is paid in after tax dollars. So to pay $1 in interest on your mortgage, you need to earn the $1 plus whatever you have to give to the government in taxes. For example, if the interest rate on your mortgage is 2.69 per cent and your tax rate is 30 per cent, you take the interest rate of 2.69 per cent divided by 70 per cent, which works out to a rate of return of 3.41 per cent.
Now that you know what your rate of return is for paying down your mortgage you can compare it to the rate of return on the types of investments you are most comfortable.
If you are conservative and more comfortable with GIC’s or term deposits, you may only be getting a 1.5 per cent return on your investments. If paying off your mortgage is providing a 3.41 per cent return, paying off your mortgage is the better choice. However, if you are comfortable with a bit more risk in your investments and can earn a higher rate of return in your TFSA or RRSP, saving may be the better option for you.
This is a starting point and hopefully gives you some things to think about. If you want to do a more detailed analysis, there are several free on-line calculators that you can use.
And as always, if you or anyone you know has a mortgage question contact an MA broker / professional today!
Feb 1, 2017|Source: Money Sense
Who doesn’t dream about paying off the mortgage and freeing up all that monthly cash? Even if the end goal seems so far away, the idea of paying off the single largest line item on the liabilities side of your net worth statement just sounds so appealing. Perhaps that’s why books have been written devoted to the topic.
Now, with interest rates rising in the U.S., and the threat of higher mortgage rates coming soon to Canada, the perennial question resurfaces: Should you pay off your mortgage early? Or invest the money instead?
Pay off the mortgage, first
Reason No. 1: Save money
Every loan comes in two parts: the principal and the interest.
The principal is the amount you want to borrow. For instance, if you have $100,000 saved but you want to pay a $550,000 home, you will need to borrow $450,000 in order to complete the transaction. That $450,000 in the principal—the money you’ve actually borrowed.
The interest is the fee you pay in order to borrow the money. It’s the cost of using someone else’s money to buy an asset.
In Canada (and America), it’s standard to amortize a mortgage loan. All this means is that the loan repayment is scheduled equally over a set period of time. This enables the lender to calculate the expected earnings of their risk (loaning you the money), as well as establish a timeline for when the loan will be repaid in full.
The easiest way to save money, when it comes to mortgage debt, is to reduce the amount of time it takes to repay the principal debt. For example, if you borrowed $450,000 and the amortization schedule was for 25 years with an interest rate of 3%, you would actually pay just a little under $639,000 back to the lender (assuming no interest rate increases during the 25 years). In other words, you paid the lender close to $190,000 in interest on a $450,000 loan. Reduce the amortization of that loan to just 15 years and you shave $80,000 off the interest payments you make to the lender.
Now, anyone with a simple mortgage calculator will point out that reducing the number of amortization years will prompt an increase in your monthly mortgage payments—for many homeowners, this is not a viable option. But there are other ways to lower the amount of interest you pay. One option is to make accelerated or lump sum payments. This allows you to pay more against the outstanding principal, reduces your interest payments, and shortens the length of time required to pay off the loan. Just remember: the goal is to take less time to pay off the mortgage, as this will lower the principal amount of the loan, the decrease the amount of interest you pay.
Reason No. 2: Financial freedom
Another reason to pay off your mortgage is that owning a principal residence without debt gives you the financial freedom to funnel money that formerly went to your mortgage into your savings or to pursue lifelong dreams, like travelling.
Mortgage interest adds tens of thousands of dollars to the real cost of a home, so a shorter mortgage slashes the amount you pay in total. The money that’s freed up can then be allocated to another priority, such as retirement savings, saving for a child’s education, or pursuing some passion projects.
When not to pay off the mortgage
Paying off your mortgage as quickly as possible should be an important goal for any homeowner—whether you’re halfway through the process, just starting out, or even just contemplating buying a house. But there are circumstances when making the mortgage debt a priority to pay off just doesn’t make sense.
For example, if a person is self-employed or runs a home-based business, it may not be as beneficial to pay off the mortgage early. That’s because a portion of your mortgage interest becomes tax-deductible when you’re self-employed—this deduction helps to bring down your taxable income.
Also, if your property is both your home and an investment property, it may not make sense to focus on paying off the mortgage quickly. Instead, investors should focus on paying off the mortgage on their primary residence, first, before tackling the mortgage on an investment property.
Flip the coin and prioritize investing, first
However, some homeowners would rather put every spare penny into an investment rather than paying down their mortgage debt. Their rationale is that the return on the invested dollar is greater than the guaranteed return you’d get for paying off your mortgage.
Take for instance, a homeowner with $50,000 to invest. They could make a lump sum payment towards their current mortgage. The additional $50,000 would reduce the principal borrowed and this reduces the overall interest paid. For instance, if the mortgage was $450,000 and the homeowner had locked in their mortgage rate at 2.85%, if they made no other accelerated or lump sum payments, this additional $50,000 would reduce the overall amount of interest they’d pay on their mortgage by $44,880 (assuming a 25-year amortization, the lump sum was made in month six of the loan and there were no other interest rate increases). This is like getting a guaranteed return of 2.8% on your invested money. Compare this to high-interest savings accounts that pay between 1.5% and 2% or GICs that pay 1.95% or 2.25% and this return looks good.
But if you’ve been a disciplined saver or if you have a pension you can count on in retirement, it may be possible to take the $50,000 and invest it in riskier products, which will get you a better return.
Another option is the Smith Manoeuver. In simple terms, this is a process of cashing out your investment portfolio to pay off your outstanding mortgage debt. Then taking out a loan against your paid-off home and using that money to invest. The advantage is that outstanding loan is now fully tax deductible (as interest paid on loans used to invest are tax deductions, according to the CRA). But be careful. This is a much more advanced used of leverage and can blow up in your face quickly. For instance, if the market were to drop significantly, you would lose money and still owe the loan used to invest.
Tips for reducing the overall cost of your mortgage
When you get your first mortgage, it’s hard for many people to focus on the end game, especially given that so many people put so much effort into saving up the minimum down payment, or even making use of grants or various cash-back programs that some lenders offer. But it’s important that you keep all of your options on the table so that when you’re ready to focus on your long-term strategy, your mortgage allows you to take action, whatever that may be.
Option No. 1: Start smart and maximize your down payment
While it’s possible to get away with only putting 5% to 10%down on a home purchase, the single biggest cost-cutting measure you can do is to maximize your down payment. Not only will you owe less, reducing the overall interest you pay, but you’ll avoid having to pay mortgage loan insurance premiums—a fee buyers pay for the privilege of putting less than 20% down on a home. (This insurance doesn’t protect you, the buyer, but the bank should you default on your mortgage loan.)
One good way to maximize your down payment is to use the federal Home Buyers’ Plan, which lets you withdraw up to $25,000 in a calendar year ($50,000 for a couple) from your RRSP to put toward a home you will live in (or build).
Option No. 2: Buy what you can afford
Yes. It sounds simple. Buy a home that fits your budget; the reality is when it comes to buying a home most of us struggle. On one side we want our dream home. On the other is the desire to be fiscally smart. Quite often, it’s a trade-off. But if you focus on buying within your budget (not the maximum mortgage amount your bank has agreed to lend you, but the mortgage that works with your financial plan), then you’re less likely to dip below the 20% down payment, and more likely to stick to your plan of paying off the debt sooner.
Option No. 3: Shop for the best rate
Buying a home is stressful. Quite often, then, buyers will stick with banks or financial institutions they know. But when shopping for mortgage rates, it’s actually better to cast your net wide and far.
Consider credit unions and mono-lenders (lenders who use mortgage brokers and only deal with mortgage loans), as quite often these institutions can offer much better rates and terms than big banks.
Option No. 4: Pay attention to when interest is charged
Most standard mortgages in Canada charge interest semi-annually—that means twice a year the lender calculates what interest you owe, based on the outstanding principal debt and the accumulated interest on that outstanding debt. This is known as semi-annual compounding interest (compounding, because it’s interest on interest).
The rate at which compound interest grows depends on the frequency of compounding; the higher the frequency, or the number of compounding periods, then the greater the compound interest. For that reason, a loan with a 10% interest rate, but compounded annually, will actually accrue less interest than a loan with 5% interest that is compounded semi-annually, over the same time period.
Option No. 5: Accelerated payments
When finalizing your mortgage consider going from one monthly payment to accelerated payments. This adds two extra payments per year, which reduces your principal debt just a tad bit faster.
Option No. 6: Lump sum or extra payments
But the real key to paying off your mortgage debt faster is to get a mortgage that allows you to make extra payments. Most mortgages allow borrowers to make annual prepayments of 10% to 20% of principal, without extra fees. These extra payments go directly towards paying down the principal. If possible, however, try and avoid mortgages that only allow you to make extra or lump sum payments on the mortgage anniversary—as this can reduce the likelihood of the extra payment.
Option No. 7: Lower your amortization
Those who want to pay off their mortgages sooner should choose the shortest possible amortization. While typical amortization periods are for 25 years, you can opt for as short as 10 years or as long as 30 years (if you made a down payment of 20% or more on your home).
Forcing yourself to pay off the mortgage in fewer years translates into lower interest costs and substantial savings. The hitch? Your regular monthly or accelerated payments will be much higher.
Option No. 8: Increase your regular payments
To give yourself the best of both worlds, consider going with a longer amortization, but increasing your regular payments using your mortgage loan prepayment privileges. For instance, if your monthly mortgage payment is $1,200 you could increase this to $2,400 per month if your loan terms allowed for double-up payments. In effect, you would be paying off a 20-year mortgage in just 10 years. Better still, you’d have the flexibility to switch back to the lesser regular monthly payment if you were to experience any changes like a sudden job loss or the birth of a child.
In the end, the answer as to whether or not you should pay off your mortgage early really boils down to what’s important to you in both your short-term and your long-term financial plan.
Legislation introduced today creates new measures to help make home ownership more affordable, establishes a fund for market housing and rental initiatives, strengthens consumer protection, and gives the City of Vancouver the tools it requested to increase rental property supply.
The B.C. government introduced legislation Monday that would add a 15 per cent property transfer tax on foreign nationals buying real estate in Metro Vancouver.
The new rules would take effect Aug. 2 and apply to purchases of homes in Metro Vancouver, excluding the treaty lands of the Tsawwassen First Nation.
Changes to down payment requirements coming February 15, 2016
Today Finance Minister Bill Morneau announced changes to down payment requirements. Effective February 15, 2016, the minimum down payment for new insured mortgages will increase from five per cent to 10 per cent for the portion of the house price above $500,000. The five per cent minimum down payment for properties up to $500,000 remains unchanged.
Homes priced at more than $1 million by law require a minimum down payment of 20 per cent. Today's announcement therefore focuses on homes priced between $500,000 and $1 million.
In the Mortgage Professionals Canada (MPC) Fall Report, Chief Economist, Will Dunning discusses why raising the down payment could cause problems for the housing market, including this cautionary observation: “Rising prices have made it increasingly difficult for first-time home buyers to accumulate down payments. Increasing down payment requirements would, most likely, severely dampen housing demands from people who are financially well-qualified to make their monthly mortgage payments.”
MPC notes that the 10% requirement does represent a graduated approach while the Ministry of Finance commented that they believe this will only impact 1% of home purchasers.
Click here for the government’s official news release.
Handy chart below - click to enlarge.
Cash back mortgages used to be about purchasing without 5% down payment. Today you still need to have saved the 5% down payment from your own funds for the purchase. There are cashback mortgages being offered today the incentive being so you can turn around and apply the cash back portion directly on the mortgage for a better effective rate, purchase new furniture, new appliances, or do some renovations on the new purchase.
The catch to the cash back mortgage is if you decide to break it midterm, which most people shouldn’t rule out because you may decide to sell, refinance, or something you just didn’t plan for changes in your life. The fine print is that you not only have to pay the interest penalty, you have to return the cash back portion to the bank.
I can work with you to see what options will work best for your situation sometimes the cash back might be the good option but there are other options like the purchase plus improvements or line of credits.
If you are thinking of the cash back mortgage give me a call and we can work together to find the best option for you.
With some lenders moving towards collateral charge mortgages, it’s important to understand the differences between a collateral and a standard charge mortgage.
The primary difference is that a collateral charge mortgage registers the mortgage for more money than you require at closing. For instance, up to 125% of the value of the home at closing with some banks or 100% through many credit unions, instead of the amount you need to close your transaction (as is the case with a standard charge mortgage).
The major downside to a collateral mortgage becomes evident at your mortgage renewal date. For borrowers who want to keep their options open at maturity and have negotiating power with their lender, this isn’t the best product feature because collateral charge mortgages are difficult to transfer from one lender to another.
In other words, if you want to change lenders in order to seek a better product or rate in the future, you have to start from the beginning and pay new legal fees, which range from $500 to $1,000. With a standard charge mortgage, in most cases, the new lender will cover the charges under a “straight switch” in order to earn your business.
In addition, with a collateral charge, it could be difficult to obtain a second mortgage or a home equity line of credit (HELOC) unless your home significantly appreciates in value.
Lenders offering collateral charge mortgages promote the benefit that it makes it easier and more cost effective to tap into your equity for such things as debt consolidation, renovations or property investment. There’s no need to visit a lawyer and pay legal fees – the money is available as your mortgage is paid down. Yet, if you read the fine print, you may still have to re-qualify at renewal.
A standard charge mortgage gives you the ability to move to another lender at renewal should you want to without incurring legal fees, and many borrowers find it more beneficial to keep their options open. If you need to borrow more with a standard charge mortgage, you have the option of a second mortgage or a HELOC, which also enables you to take money out as your mortgage is paid down.
Navigating through the mortgage process alone can be tricky. Working with a mortgage professional who has access to multiple lenders will help ensure you receive the product and rate catered to your specific needs.
Read about how a collateral mortgage can trap you
Read about a real life story of the pitfalls of a collateral mortgage
CMHC to Increase Mortgage Insurance Premiums
OTTAWA, April 2, 2015 -- As a result of its annual review of its insurance products and capital requirements, CMHC is increasing its homeowner mortgage loan insurance premiums for homebuyers with less than a 10% down payment. Effective June 1, 2015, the mortgage loan insurance premiums for homebuyers with less than a 10% down payment will increase by approximately 15%.
For the average Canadian homebuyer who has less than a 10% down payment, the higher premium will result in an increase of approximately $5 to their monthly mortgage payment. This is not expected to have a material impact on housing markets.
An important piece of information about home purchasing ... Fill out one box on your tax forms and get a $750 tax rebate!!
The Economic Action Plan includes a First-Time Home Buyers’ Tax Credit (HBTC) to help?
The HBTC assists first-time home buyers with the costs associated with the purchase of a home, such as legal fees, disbursements and land transfer taxes, which are a particular burden for first-time home buyers, who must also save for a down payment.
When doing your taxes for 2014, check to see if the following criteria apply to you and make sure to make use of this credit:
You can claim an amount of $5,000 for the purchase of a qualifying home acquired in 2014, if both of the following apply:
-you or your spouse or common-law partner acquired a qualifying home; and
-you did not live in another home owned by you or your spouse or common-law partner in the year of acquisition or in any of the four preceding years (first-time home buyer).
This means that essentially you can decrease your declared income by $5,000 allowing for reduction in the amount of taxes you owe. The Home Buyers' Tax Credit, at current taxation rates (15%), works out to a rebate of $750 for all first-time buyers. After you buy your first home, the credit must be claimed within the year of purchase and it is non-refundable.