James Lawson, Author at Lincolnmoneyman

Costs of Buying a Home in Lincoln

One of the more frequently encountered questions we hear from prospective first time buyers in Lincoln, is them wondering how much their mortgage process is going to cost them.

To answer this, we have compiled a short list of all the fees you can expect to pay when you are looking to purchase a new home, and when they will become payable.

Estate Agency Fees

This will only apply if you are selling your home. With a surge in popularity of online estate agencies, you can be looking at the mid-to-low hundreds for a standard website listing.

That being said, for a more localised service, you could be looking at a fee around 1-2% of the property price.

Valuation Fees

Your mortgage lender will need you to have a valuation carried out on the property you are purchasing to ensure that the property is worth the amount you are looking to borrow from them.

Prices for a property survey can vary anywhere from nowhere (for a basic valuation with some lenders) up to several hundred pounds for a much more in-depth Home Buyers’ Report, maybe even more than that for a Full Building Survey.

The key to working around the cost, is that you always have an element of choice in the level of detail your survey goes into, with your decision depending on the age and property type, as well as any concerns you may have.

Mortgage Arrangement Fees

Sometimes you may have a product with a cheaper rate, but the benefit can be outweighed by the payable arrangement fee to the mortgage lender.

This cost doesn’t exist with every mortgage lender, so you may not have to pay anything at all, though in some cases it could be upwards of 3 figures, depending on the mortgage lender in question.

You may find that these costs can be paid upfront, though you may also be able to add these onto the balance of your mortgage. It is worth noting though, that this would mean incurring further interest charges.

As a team of expert mortgage advisors in Lincoln, helping with first time buyers and people moving home in Lincoln alike, we are able to compare deals for you in order to find a suitable one for your needs.

Solicitor’s Fees

You will need to hire the services of a qualified solicitor. The cost of this service can be quoted very differently depending on the firm you are speaking to. An estimation for a straight forward purchase with a local company is likely within the mid-hundreds.

You will need to give the property address, whether it’s leasehold or freehold and how much you are purchasing it for, in order to receive accurate quotations.

The key points to cover when asking for a quote are:

  • Ensure the firm includes VAT.
  • Ensure the firm includes the cost of any “disbursements.” These are fees such as Land Registry Fees and Local Authority Search Fees.
  • Is your solicitor on your mortgage lenders panel?

Stamp Duty Fees

In addition to the costs and disbursements involved in paying your solicitor, depending on your circumstances, you may also be required to pay this tax which the solicitor collects on completion of the property purchase.

This doesn’t apply to everyone. The government have been known to change the criteria on Stamp Duty, with the latest change being in favour of first time buyers in Lincoln. The latest Stamp Duty updates can be found here.

Mortgage Broker Fees

A mortgage broker in Lincoln will typically charge for their service. The cost of this will vary from company to company.

In our case, your dedicated mortgage advisor in Lincoln will discuss this in more detail with you during your free initial mortgage appointment.

We would definitely recommend choosing a local company such as ourselves, rather than a big organisation. They are more likely only to charge on completion, as opposed to any application fees and additional costs that could be incurred.

Moving/Removal Fees

Of course if you are moving home in Lincoln, the cost of doing so in regard to the actual moving aspect, can be quite costly. This will depend on the level of service you are looking for.

Hiring your own van and doing the work yourself can be quite cheap. Opting for a local man with a van can be only slightly more than hiring your own van. A professional van service can be in the high hundreds, early thousands.

To further discuss the costs involved in buying a home, including anything we may have missed, book your free mortgage appointment today. A trusted mortgage advisor in Lincoln will be more than happy to discuss this with you.

Reviews

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When’s The Right Time To Remortgage in Lincoln?

Remortgage Advice in Lincoln

If you’ve decided to stay in your current property instead of moving, then you should probably look to Remortgaging. Remortgages are where you switch to better rates on your current deal. As experienced Mortgage Advisors in Lincoln, this is something we may be able to help with.

If I can already afford my current Mortgage, why should I Remortgage?

The banks rely on their customers sticking with what they know and not shopping around. It’s not uncommon for there to be cheaper offers for you elsewhere, all you have to do is have a look at a price comparison website or contact a mortgage broker to compare deals on your behalf.

If you’ve had your mortgage for quite a long time, then you could be on a low Bank of England tracker deal. You may even be paying less than 1%. If this explains your situation, you might be thinking about leaving that mortgage where it is for now. However, your payments will increase when the base rate eventually goes up.

Can I borrow more money for home improvements?

Subject to the usual affordability checks and assuming you have got equity in your property, then it is entirely possible to increase your mortgage for potential home improvements.

This can be a good investment if you use the money wisely. Often, we see customers do this to facilitate building an extension or converting their loft into an additional room.

Can I borrow more money to fund other means?

You can borrow extra funds for most legal purposes, examples of this would be:

  • Debt Consolidation
  • Consumer Purchases
  • Gift to relative
  • Property Investment (e.g. into a Buy to Let)

Remember by increasing your mortgage you will end up paying back more interest, so you need to be sure you are doing this for the right reasons.

Is adding unsecured debt to my credit a bad thing?

It can be a bad idea to add debt to your mortgage, as you will end up paying back more interest overall by extending the term of your debts to make the payments lower.

You are also taking debt, which is not secured, and securing it on your home. This puts you at risk of repossession if you cannot afford repayments. Consolidating debts that you can afford or credit cards that are at 0% interest will almost certainly be the wrong thing to do.

However, if you need to reduce your monthly outgoings to avoid missing payments, (which could damage your credit rating), then it might be a possible option.

Will I be offered a Remortgage by my current provider?

Often your current Lender will offer you a new deal to stay with them, they may call this a “Product Transfer” or “Retention” product. This isn’t necessarily guaranteed and sometimes you have to contact your provider directly to see what is available.

Some lenders allow you to make a product switch online without taking advice or providing further information/documentation.

Whilst it may be easier to stay with the same provider and switch products rather than put forward a new application to a different lender, you may find that you could save a lot of money by doing so.

Also, many Banks still offer preferential rates to new borrowers over existing ones. One day, Lenders will get their act together and realise that taking a more ethical approach would breed loyalty amongst their customers.

Problems Getting a Mortgage in Lincoln

Occasionally, we come across some slight hurdles in the mortgage industry. and people looking for specialist mortgage advice in Lincoln. The process can end up delayed, but they’re not completely impossible to work around. Below is a list of the top 5 hurdles we’ve come across.

Divorce/Separation

It’s a sad, unfortunate day when you and your partner decide to call it quits. You may have made joint financial commitments, and unwinding that side of things does not always run as smoothly as you’d like.

Here are the three main questions we get asked on a regular basis;

  1. How can I remove my ex’s name from my mortgage?
  2. How do I remove my name from my ex’s mortgage?
  3. Can I have 2 mortgages?

Often there is a solution of some sort with the help of a
local mortgage expert, providing that you have enough income available and also
are young enough for the mortgage payments to be affordable. 

Childcare fees

In our experience, families are not normally turned down for a mortgage for this reason, but it is extremely common for a lower mortgage amount to be offered.

It becomes most apparent when parents have gone back to work and are paying out for childcare costs, as these can run into hundreds of pounds per month.

These costs are considered by lenders as an outgoing, the same as they would treat a car loan or hire purchase agreement.

Even if there are no nursery fees to pay, parents on lower income still tend to be offered less than their peers without children.

There is, however, some good news, as the amount this type of family can often be in receipt of tax credits. Some lenders will take these into account, as well as child benefit.

There are lenders out there that take a different approach and don’t treat the nursery costs as a specific outgoing and rely more upon Office of National statistics data for typical outgoings and this often leads to a higher maximum mortgage amount.

New Job

Often with a new job comes a bigger salary and the extra income to put towards a new mortgage. Gaps in employment and a new job can prove to be problematic for some mortgage lenders.

There are lenders who will work from a newly signed employment contract though even in month one or if your new job is about to start. Probationary periods are usually ok. 

Benefit income

All lenders take a different view on benefit income and how much of it can be assessed.

The good news is that all benefit income such as child tax credit, working tax credits, disability benefits, pension income can be taken in to account in one way or another. 

This is where the help of a reputable mortgage broker can prove invaluable and can help solve any problems you may be up against.

Evidencing your Deposit

For any purchase, all mortgage lenders and mortgage brokers like us are required to evidence the source of all of the borrowers’ deposit funds.

This is to satisfy UK Anti-Money Laundering Legislation, which is, shall we say, rather stringent! Your solicitor and estate agent may ask for evidence of your deposit also.

We believe, that this is the most complicated part of applying for a mortgage.

Whether your deposit is from savings, premium bonds, the sale of another property, gifted from a family member or friend, from overseas family, or is from a personal loan, you are required to have the paper audit trail for the accumulation of funds. 

Please note that the above information is for reference purposes only and is not to be viewed as personal financial or mortgage advice.

Wanting a Mortgage Agreement in Principle in Lincoln?

https://www.youtube.com/watch?v=HpYnX0xSL_o
What is an Agreement in Principle?

The Value of a Mortgage Agreement in Principle

How having your mortgage agreed at the outset can help you negotiate on an asking price

A Mortgage Agreement in Principle is essentially a document to prove you have a mortgage in place. It is something we obtain for all of our clients and almost all Lenders offer them. It also proves that you are credit-worthy because for the Agreement certificate to be issued you must pass the lenders credit score.

A Mortgage Agreement in Principle is not a guarantee that you will definitely get a mortgage as your full application will require further background checks (such as evidence of income) and a satisfactory valuation of the property itself.

However, it is a good idea to get one done at the earliest opportunity for the following reasons:

1.   Negotiating Power
2.   Avoid Disappointment
3.   Knowing your Limits

Negotiating Power with a Mortgage Agreement in Principle

When you are ready to make an offer on a new home most Estate Agents will undertake due diligence and ask you to produce evidence that you have funds available to complete the purchase. This will take the form of bank statements and also an Agreement in Principle certificate that we can provide for you. Once you have provided them with all this documentation the Estate Agent will then normally stop marketing the property and put a “Sold” or “Sale Agreed” board up.

If you already have a Mortgage agreed before you make an offer you are making yourself appear as an attractive proposition as this proves you are not making an offer on a “whim”, you’ve thought about how you’re going to fund the purchase and done something about it. This might persuade a seller to accept an offer you put forward on their property underneath the asking price.

Avoid Disappointment with a Mortgage Agreement in Principle

When it comes to buying a house some clients have always “put the cart before the horse”, that is to say they go full steam ahead and make an offer on a property without first checking that they are actually in a financial position to proceed. This can lead to terrible disappointment if the mortgage application fails because by that time they have really got their heart set on their new family home. This disappointment can be avoided by contacting us at an early stage because sometimes there are things that are causing a mortgage to decline that can be overcome given a little time.

For example, there may be a niggling issue on your credit report, perhaps a disputed mobile phone bill which can be easily rectified. Maybe you thought you were on the Voter’s roll and you’re not – once again that can be sorted out given a few weeks.

Or maybe you can’t get a mortgage at all! But if that’s the case it’s better that you know now rather than mess people about and we’ll be able to tell you what you need to do to improve your credit-worthiness for the future.

Knowing your Limits with a Mortgage Agreement in Principle

Ok, so you know you’ve got a good credit rating because you’ve never been turned down for credit, you’re registered on the Voter’s roll and you’ve always made your credit card payments on time – so what can go wrong?!

Well, you could approach 10 different Lenders these days and get 10 different maximum mortgage amounts! They all calculate affordability in their own unique ways. If you’re self-employed it really is a minefield: some Lenders take your net profit, others your salary and divided. Some use your latest year, others an average over 3 years.

Still think it’s simple?

Knowing your borrowing limits is important as then you know for sure what your price range is. We’ll be able to advise you of the maximum mortgage available to you and, even more importantly, together we’ll work out how much you can afford to pay back each month.

How to get a Secured Loan in Lincoln

Also known by their official title of “Second Charge Mortgage”, a Secured Loan is a loan that helps secure the property of your dreams, albeit with higher than standard interest rates.

The reason for this is because, in the event of a repossession, the provider of the Secured Loan must wait for the original provider to sell the property before getting their money back. Whilst this is often known as an expensive “last resort”, they can often be incredibly helpful for certain situations.

If you need to raise money against your property, there are 3 main
options:

  1. Borrow more money from your current lender
  2. Move to a new lender via Remortgage
  3. Take out a Secured Loan (Second Charge Mortgage)

Your mortgage stays exactly how it is if you take out a Secured Loan. The new amount is borrowed from a different provider and a separate direct debit.

The length of this new amount varies, as you could take it out over a shorter or longer-term than your main mortgage. If you’re only in need of a small amount, you may benefit from looking at unsecured borrowing.

Some of the main reasons people take out additional borrowing are:

  • Home improvements
  • Debt consolidation
  • Purchasing cars or other vehicles
  • Paying for a wedding/honeymoon/special anniversary/holiday
  • Injecting cash into businesses
  • Paying for school fees
  • Paying tax bills
  • Cosmetic surgery

Reasons why a Second Charge Mortgage may be the most suitable
option:

  • Your current mortgage rate is low or interest-free and you’d like to keep it
  • You are recently self-employed
  • Your income comes from multiple sources
  • Since you last took a mortgage your credit rating has dropped
  • Due to early repayment charges, you’re looking to stay away from Remortgaging
  • You need to raise funds very quickly
  • You are looking to raise capital against your UK property to purchase foreign property
  • You’re looking to raise funds and would prefer a different lender
  • Your current lender disallowed a further advance application
  • You’re raising funds for an un-mortgageable property
  • You need capital to pay business tax liabilities

How to Make An Offer On a Property in Lincoln

Helpful hint and tips

When first-time buyers are ready to make an offer on a property you want to buy it’s important that you put your circumstances across to the Seller or Estate Agent in such a way that gives you the best chance of having that offer accepted. You will never beat a cash buyer but if you have a Mortgage Agreement in Principle in place you will definitely be in a better position than other potential buyers (your competitors!) who haven’t taken that step with their Mortgage Broker in Lincoln.

Buying a property is a negotiation process. If your initial offer is rejected then you will be asked whether you want to increase so don’t be afraid to offer less in the first instance than you really are happy to pay. If your increased offer is also rejected sometimes it just boils down to whether you are willing to pay the asking price (especially if the property in question has just been placed on the market) or whether you are prepared to walk away and find somewhere else.

Please feel free to give us a call if you require any help with this or have any further questions, we will be happy to help.

Mortgage Advice in Lincoln

Equity Release | What Are The Risks?

If you are possibly considering taking some form of equity release mortgage, it is understandable that you will want to know what the risks are.

Equity Release Mortgages may not be suitable for everyone so it is important that you get proper specialist advice before making any arrangements. Most people’s concerns fall into the following categories:

  • Can I lose my house?
  • How long will I able to remain in my home?
  • What about my family and their inheritance?

Can I lose my house?

With a traditional mortgage, lenders have the right to take possession of a property should the borrower fail to keep up regular monthly repayments. However, since most equity release schemes don’t require a monthly repayment, then this question of “affordability” becomes irrelevant.

With a Lifetime Mortgage, your interest would normally “roll up” so there should be no reason why you would lose your property to a lender.

Historically there have been instances where lenders took possession of properties but these days this type of lending is highly regulated and the industry works hard to avoid circumstances where repossession is required.

How long will I able to remain in my home?

The terms of your agreement would normally allow you to stay in the property until you die. If your circumstances changed – for example, you needed to go into long term care – then the property would normally be sold.

With a Lifetime Mortgage, the lender would then be repaid all capital plus any rolled up interest from the sale proceeds and you would retain any excess over this amount.

If you have a Home Reversion Plan, you would have already sold the home to the provider, so in these circumstances, they would then sell the property on the open market and keep all proceeds.

This is one reason why it is important to understand the difference in the type of plan, so make sure your advisor goes through these fully and clearly before making any commitment.

What about my family and their inheritance?

With Lifetime Mortgages, upon your demise, the property would be sold and the capital, plus all accumulated interest would be paid back to the provider from the sale proceeds to settle their mortgage.

The difference between the sale price and the settlement figure would then go into your estate to form part of your inheritance. People often ask: “What if the debt has increased above the value of the property? Will my family have a debt to pay back?” However, you would normally receive a “No Negative Equity Guarantee” which, in simple terms, means that if the above occurred, then that is a risk the lender would have to take and there would be no further repayment required from your family.

Finally, should you have any further concerns, there is an industry body known as The Equity Release Council which exists to ensure that all products of this type are safe and accessible.

All participants in the Equity Release Market should subscribe to the Council’s Statement of Principles which you can check on their website – https://www.equityreleasecouncil.com – along with any other details that may concern you.

In a nutshell, therefore, as long as you ensure that you obtain advice from a firm whose advisors are members of the Equity Release Council, and who recommended products from providers who are also members, then you can be confident that you will receive full, clear information about any worries you may have.

At Lincolnmoneyman.com, we have a history of providing you with bespoke, detailed, local mortgage advice as to what may be the most suitable way forward in your particular circumstances.

To add to this service, we’ve now teamed up with an Equity Release Specialist and between us, we’d be happy to come to meet you in the comfort of your own home to answer any questions you may have on anything mentioned above by way of a free consultation.

Equity Release – How Can it Help Me?

Equity Release – How can it help me?  Equity Release mortgages can help people in a number of ways. Many people have heard of them, but are unsure as to whether they would be eligible and what benefits they may obtain, so in this article, we’re going to look at:

  • Who can qualify for Equity Release Mortgages?
  • How much equity do I need in the property?
  • What purposes can I raise the money for?

Who can qualify for Equity Release Mortgages?

Firstly, your “equity” can be summarised as the value of your stake vested in the bricks and mortar of the property. So, if you already own your home, then your “equity” is the open market value of your house less the balance of any mortgage outstanding on it. If you’re a buyer, your “equity” is the amount of cash deposit you are putting into the transaction.

Secondly, Equity release Mortgages are aimed at older borrowers. Thus, you’d need to be at least 55 years old to be considered for an Equity Release plan and for some types that increase to age 60.

In general, it’s fair to say that the older you are, the better terms you’re likely to be offered from a lender. Other factors that would be considered in a traditional mortgage application, however – for example, earned income, pension income, number of dependents etc. – do not come into it. It is purely base on the value of your property.

How much equity do I need in the property?

The answer to this question is not entirely straightforward. Put simply, the amount you can borrow on this type of deal will be dictated by a combination of how old you are and how much equity you have?

Most providers have their own calculators and these can vary, but it’s fair to say the older you are, the more equity can be released. Your Equity Release Advisor will be able to accurately calculate this figure for you when you meet up.

What purposes can I raise the money for?

The uses of Equity Release are many and varied, here are just a few examples:

  • Pay off an existing mortgage – for example, if you’re coming to the end of an interest-only deal
  • Helping a family member – perhaps to provide a deposit for their own home purchase. Indeed, many people see this as a way of helping family now rather than making them wait for their inheritance.
  • Supplement a low pension to provide additional income
  • Buy a new property
  • Home improvements or alterations
  • Pay off other debts/bills
  • Buy a new car
  • Pay for a carer to be provided in the home
  • Holidays

In short, most legal reasons can be accommodated. Don’t forget, Equity Release mortgages are not necessarily suitable for everyone and in some of these instances there may be other, more suitable courses of action, but your Advisor will help you with this.

At Lincolnmoneyman.com, we have a history of providing you with bespoke, detailed, local mortgage advice as to what may be the most suitable way forward in your particular circumstances.

To add to this local service, we’ve now teamed up with Equity Release Specialist and between us, we’d be happy to come to meet you in the comfort of your own home to discuss any questions you may have on anything mentioned above.

Brexit: Where To Go Next

With a lack of certainty surrounding Brexit news in the minds of many, it can be difficult finding trustworthy, un-edited advice online regarding Brexit. Even more so when it comes to the property market. Many have missed out prime opportunities that could’ve benefitted them a great deal in the long run.

Political situations have been known to influence the property market, of which our mortgage advisors are all too familiar with. As such, they’re preparing for the future by looking at potential outcomes for customers post-Brexit. There seems to be a lot of built-up demand for properties currently.

These are just some of the reasons why we are advising our clients to at least get a wider perspective of their options, especially if they’re planning on just seeing how things go, which may not be the best idea. If you are looking to move into a new house in 2020, we would suggest that you have a chat with as soon as you can. We aim to make the process as smooth and easy as possible.

It can often take a while to prepare your home for sale and to get it on the market. This includes the two or three valuations to get a secured opinion, the time for you to choose your preferred Estate Agent, sign your agency agreement and get the photos finalised.

You may find that other people had the same mindset – when the new year comes around and your home is available on the market, theirs will be available too. The more houses on the market, the more options for home buyers, which in turn could affect house prices.

Getting your home valued and getting ahead of the market will mean a few things:

  • When the decision of Brexit is finally announced you have all the information there available at your fingertips.
  • The decision to sell is all yours. It’s not a means to an end but it’s giving you a head start.
  • If you do decide to sell you have the incentive to spruce up your property but if you choose not to, you already know the figures and the feedback to possibly get the figure higher by carrying out home improvements via Remortgaging.

If you’re thinking of moving in 2020 or the near future, you’re always welcome to get in touch and discuss your mortgage options – We offer a free initial consultation to all customers.

Mortgage Advice in Lincoln

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The information contained within the website is subject to the UK regulatory regime and is therefore primarily targeted at customers in the UK.
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www.financial-ombudsman.org.uk

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