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Find out if your spouse is holding you back financially – Consult with Bruce Coleman, Vancouver Mortgage Broker

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 Caroline Cakebread

Vancouver Morgage BrokerFind out if your spouse is holding you back financially

November is Financial Literacy Month! Make sure to have an honest conversation conversation with your spouse about your financial goals.

It was our first big fight and it happened the day after we got engaged. He casually let me in on his dream: to own a house in the country. I laughed — to me, buying a vacation property seemed like a needless extravagance and one we certainly couldn’t afford. A big argument ensued, after all, I was dissing one of his life goals.

No big surprise, couples fight about money all the time. I think the reason it’s such a hot topic is because cash is often tied to our dreams, whether it’s the perfect handbag to make us feel great, a dream vacation, or a buying a cottage. Fighting from time to time is a heck of a lot better than not having an honest conversation about money, which happens all too often. And since November is Financial Literacy Month, see how you measure up to the rest of Canadians in relationships.

Here are the stats according to a survey by Credit Canada Debt Solutions and Capital One Canada:

– 82 percent of Canadians in relationships say they speak openly and honestly with their partners about finances.

– One third say their partner’s spending habits have hurt them when it comes to achieving financial goals.

– One in four Canadians believe their significant other hides expenses.

– Nearly half feel they are more in control of their finances than their partner.

– A third have argued with their significant other over their spending habits in the past year.

It’s not healthy to feel you have to hide your purchases, and it’s definitely not OK if you think your spouse is holding you back financially. If you’re worried that your spouse is dragging you down financially, here are a few steps to help get you back on track:

1. Talk about your goals

Where do you see yourselves in 10, 20, even 30 years? When do you want to retire? How much of your kids’ education do you think you should pay for? These are just a few questions you and your spouse should sit down and discuss together to see if you’re on the same page financially.

2. Don’t freak out if your goals are different

So he wants to spend your savings on a cottage and you want to sock it away in investments. Your different goals doesn’t have to equal disaster — but it does involve an honest discussion and willingness on the part of both of you to compromise. If you’re having trouble working it out on your own, then consider getting a financial advisor to help you balance both of your goals realistically.

3. Give yourselves some fun money

Everyone needs a bit of independence when it comes to spending. If your budget can handle it, make sure each of you has some money every month to spend on what you want — no questions asked. A little financial breathing room can take the pressure off and hopefully cut out the impulse to hide purchases.

Vancouver Grow-Ops – The Costs Involved in Renovating a Home Used as a Grow-Op – Consult with a Vancouver Mortgage Broker

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Vancouver Grow-Ops

Vancouver Mortgage BrokerThe indoor marijuana grow-op business is a multi-billion dollar illegal business. These grow-ops can be found in almost every neighbourhood in Vancouver. From one bedroom apartments to multi-million dollar homes they are thriving throughout the city.

How prolific is the problem? Well, B.C. Hydro estimates there may be as many as 18,000 grow-ops that operate off their grid.

Some people think they might be getting a deal on a home if it was disclosed that it had been used a former pot grow-op. And, other people might be buying a home that they think is a bargain and weren’t provided disclosure that the home had been used as a grow-op.

Although property disclosure statements are required, a real estate agent can only disclose what has been revealed to them and not all sellers are necessarily completely upfront about what they disclose. A worst case scenario is where the owner actually ran the grow-op and then spent a bit of cash to camouflage the alterations they made so they can more readily flip the house and move on.

Either way, any home which has been used as a grow-op is going to cost you more headaches then they are worth. In fact, there are a number of lenders out there that simply won’t even approve a mortgage application if the home has a history of being a grow-op.

What Dangers Can Be Found in a Home used as a Grow-Op?

To grow marijuana, both minor and major renovations may have been carried out by the growers. The idea is to create an internal atmosphere which is conducive to create optimal growing conditions.

This means that pesticides or other chemicals could have been used and which are detrimental to human health.

The use of water and localized vapour barriers can considerably raise the humidity in the home. This can result in the growth of mould which is not always readily visible to the naked eye as it can exist under carpets, behind drywall and extend elsewhere throughout the building.

Additional concerns involve plumbing, heating modifications and electrical wiring which could have been jury-rigged in an unsafe manner and pose a potential threat in the form of flooding or an electrical fire.

The Costs Involved in Renovating a Home Used as a Grow-Op

An air quality and mould inspection analysis performed by a home inspector can run as high as $1,500.  And, once the City of Vancouver has been notified that the home has been used as a former grow-op, they can order you to vacate the home, and will have to send in inspectors to determine what repairs have to be carried out to make the home liveable again.

You will then have to likely spend anywhere up to several thousand dollars or more in performing some major renovations to comply with the city’ requirements. The inspectors will only readmit you to the home when you have made all the modifications that meet their requirements. Permits and fees that you shell out and which you will have to pay to the city could run you as high as $1,250.

Finally, there is the ongoing stigma which will be permanently attached to the house as you will have to disclose to the next potential owners that the home was a previously used as a grow-op which can turn away a lot of potential buyers.

Always make sure you have a home inspector do a thorough investigation of the home you are thinking of buying because your dream home could easily turn into a nightmare.

 

 

What is a Reverse Mortgage? – Ask Bruce Coleman, Vancouver Mortgage Broker

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What is a Reverse Mortgage?

What is a Reverse Mortgage?A reverse mortgage is properly known as the CHIP (Canadian Home Income Plan). It is another way that people living in Vancouver can access the equity that they have built up in their homes over the years.

The plan allows you to receive as much as 50% of the current equivalent value of you home, and you can receive this money as non-taxable funds to use in any manner you require.

Reverse mortgage are provided by a variety of lenders such as banks, other institutions or forms of lenders.

Advantages of a Reverse Mortgage

Unlike a HELOC (Home Equity Line of Credit),other comparable mortgage loans, or personal loans, you do not have to provide any income qualifications to be approved. The loan can not be recalled.

Also, you do not have to be concerned about making monthly payments nor do have to worry about being approved for the loan because of a poor credit rating.

The loan is only payable as principal or interest when you either sell or move from the home. However, you also have the option of repaying the loan while you are still living in the home and most lenders will even lower the interest rate on the loan if you go that route.

Another benefit of a CHIP reverse mortgage is that you also have choices and flexibility in how you receive your money. You can choose between a lump sum payment, monthly payments or both.

Does the CHIP Reverse Mortgage Have Any Qualifications?

Yes, the plan does contain some qualifications.

First, and most importantly you must be 55 years of age or older before you will be considered for a reverse mortgage.

The amount of money you eligible to receive depends on your age, the age of your spouse, the current appraised value of the home, the type of home you own and where it is located.

Will I Lose Control Over My Home?

No, because you cannot be forced to sell or move from the home until you decide to do so.

How Does the Repayment Process Work?

The amount of money you owe, both principal and interest is repaid from the proceeds of the sale of the house and any money which is outstanding is payable to you.

Should you or your spouse pass away, the money will be paid to the survivor. If both of you should pass away, any outstanding funds will go to your estate.

What About Interest Rates?

The interest rates charged on a Reverse Mortgages are very similar and in line with what you might be charged on a Home Equity Line of Credit loan. They are generally slightly higher because no payments occur until the home is sold.

Should I Get a Reverse Mortgage?

You should always speak with you financial or tax advisor before you consider this type of loan so you are fully aware of both the advantages and the potential disadvantages. You also should shop around to find the best rates so it’s always a good idea to talk to an independent broker such as myself to find the best terms and rates.

 

Mortgage rates today are way below normal. Or are they- Consult with Bruce Coleman, Vancouver Mortgage Broker

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Vancouver Mortgage Broker

With the fixed five-year mortgage rate up roughly two-thirds of a percentage point or more, the costs of buying a home are rising out of reach for a generation of first-time buyers.
(Gloria Nieto/The Globe and Mail)

Finance Minister Jim Flaherty called Canada’s low interest rates an “anomaly” last week, echoing warnings that other government officials have been making since 2009. But one of the country’s best-known economists believes today’s rates are closer to normal than many think.

Benjamin Tal, deputy chief economist at CIBC, caught viewers off guard in a recent webcast with a mortgage company TMG The Mortgage Group. Whereas most economists have been calling for the Bank of Canada to lift its 1 per cent key lending rate back to a more normal 3 per cent, Mr. Tal thinks that these days, “normal” is significantly less.

“The speed limit of the economy has been permanently reduced,” Tal said. Inflation, the key rate threat, is extraordinarily low at 1.1 per cent. And the pace of economic growth is in a long-run downtrend, with few signs of bucking that trend.

Consequently, “The new normal is much lower interest rates than there used to be…The new normal would be maybe another 100-125 basis points (above today), not more than that.”

If true, this would suggest that prime rate – the basis for variable mortgage rates – will average just 4 to 4.25 per cent over the long term, a big departure from the roughly 5 per cent prime rate that most economists forecast as “normal.”

Saving ¾ of a percentage point, over the long-term, would have enormous impact on the finances of regular Canadians. Over five years alone, it would put $11,000 of interest back in people’s pockets on the average home purchase, with 20 per cent down. If you’re financially secure, that makes shorter-term and variable-rate mortgages worth a close look.

In an email with Mr. Tal about his call, he was careful to point out that “the new normal is a theoretical rate.”

“There is a big difference between the actual and theoretical rate,” he said. “In practice, rates tend to overshoot or undershoot. So it is possible that rates will rise by more than that, possibly to 3 per cent.”

Presumably, if his model is correct, rates would then revert back down to the mean and cycle around that 4.25 per cent prime rate number.

Regardless of how accurate Mr. Tal’s forecast proves to be, the odds are decent that the prime rate will remain almost two percentage points below its 6.89 per cent 30-year average. That’s in keeping with the Bay Street consensus. But more importantly, it’s reflective of Canada’s new realities: contained inflation and modest economic growth.

“Variable will probably do better in this environment…if you have a five-year time horizon.” But long-term interest rates will be “permanently higher” five years from now, Tal predicts.

If Mr. Tal’s estimate of a 4 to 4.25 per cent prime rate does pan out, variable rates could save people more than fixed rates over the long-run, as they have for decades. And even if “normal” turns out to be a 5 per cent prime rate (which is closer to most economic forecasts), variables should still come out on top over the long term.

The question is, what happens between now and the time that rates “normalize.”

Today you can find variable rates at prime – 0.5 per cent (i.e., 2.5 per cent) and five-year fixed rates at 3.49 per cent. Let’s assume that rates shoot up in 2015 as economists expect (an expectation that changes with the wind) and that they increase two percentage points over the two years that follow.

In the hypothetical scenario laid out above, those of you shopping for a mortgage may find extra value in two particular terms:

A three-year fixed mortgage: If you can find one in the 2.75 per cent range or better, it’s a compelling option. It gives you meaningful savings for three years (when compared to terms of four years or more). It also provides insulation from rate increases for three years. Compared to a five-year fixed mortgage, rates would have to be 2.25 percentage points higher at renewal for you to lose on this strategy. That assumes you make equal payments in all cases and renew into a two-year fixed (which adds up to five years total). Betting against a 225 basis point hike in three years is a wager that most strong borrowers should make.

A hybrid (50/50) mortgage: Despite our personal beliefs, rates are impossible to foretell with accuracy. A hybrid mortgage removes the guesswork, cuts your risk of rising rates in half and lets you participate in today’s low variable rates. This strategy involves putting 50 per cent of your mortgage in a five-year variable and 50 per cent in a five-year fixed, netting you a starting rate under 3 per cent. It also gives you more flexibility than a five-year fixed by letting you refinance early with a lower potential penalty, and letting you lock in the variable rate at any time.

Keep in mind, these strategies are primarily based on hypothetical interest cost. They’re also suited mainly to well-qualified borrowers with sound finances, stable employment and a five-year time horizon. Your situation may be different so as always, make sure to do your own research on what works best for you.

Robert McLister is the editor of CanadianMortgageTrends.com and a mortgage planner at VERICO intelliMortgage, a mortgage brokerage. You can also follow him on twitter at @CdnMortgageNews.

Where are the Best Buys for Homes in the City of Vancouver? – Consult with Bruce Coleman, Mortgage Broker Vancouver

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Where are the Best Buys for Homes in the City of Vancouver?

fairmontVancouver real estate is still a hot market for both detached homes and condos. It’s becoming harder and harder to find neighbourhoods which are seeing a revitalization which helps improve the value of homes in those areas.

While doing a little research, it was discovered that Moneysense.ca had approached and contacted a number of local realtors to find out which areas of Vancouver might see an increase in value and where you still might uncover an undervalued gem that might be just right for you and your budget.

Even though the following areas offer some promise for those who want to enter the market or who are looking for a good buy, it doesn’t mean that home prices will continue to rise. Like any investment, you want to be cautious because what is true now may not necessarily be the case three years down the road.

The economy could tank into another recession again or a planned development in a particular neighbourhood may not proceed, or some other variable pop up and damper the local real estate market.

Currently, things appear to have relatively bright economic outlook in the city. The unemployment rate nationally is at around 7% while in Vancouver it stands at around 4.5% which is much better than the national average.

What Are the Potential Real Estate Hot Spots in Vancouver?

Some of the communities in Greater Vancouver which show that they will likely continue to grow in value area are:

  • Burnaby
  • New Westminster
  • Coquitlam

The 4 neighbourhoods which show the biggest potential and which some of the local experts feel are most likely to grow are allocated in the greater Vancouver area and include:

West Mount Pleasant

Although homes which are located west of Ontario St range average over $1.3 million dollars, the neighbourhood is expected to have room further room for price increases because it has close proximity to the SkyTrain’s Canada Line. You can get to the downtown area fairly easily no matter your mode of preferred transportation. It is also a stylish and eclectic neighbourhood because of the interesting and varied shops and a popular location for many local artists.

East Mount Pleasant

This neighbourhood has several advantages. The main advanatge being is that homes located on the east side of Ontario Street are generally almost between 20 – 30 percent cheaper than those on the west side and the average price range of a home in this location is around $800,000.

Main

Main is a residential area which is typically situated several blocks both east and west of Main Street itself. Homes located on the east side of the strip generally sell for between $300,000 to $400,000 less than their counterpart homes on the west side. There are also other advantages such as the abundance of good schools and plenty of local shops and eateries.

Fairview

This is an older area which means the homes are older and some may require renovations. However, you can get the advantage of being able to access the beach and not have to pay home prices that you would pay for houses located in Kitsilano or Point Grey. Homes in this area are typically as much as 36% cheaper than what other homes are going for and located west of that area.

If you’re willing to look there are still some potential great buys available in Greater Vancouver but it always helps to consult and use the services of an experience real estate agent who knows and understands the market.

The ultimate mortgage checklist: How to get the best possible deal- Ask Bruce Coleman, Vancouver Mortgage Broker

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The ultimate mortgage checklist: How to get the best possible deal

ROBERT MCLISTER– Special to The Globe and Mail

Vancouver Mortgage BrokerThe lowest possible rate is how many define a good mortgage. But that’s like judging the “best car” by the one with the lowest monthly payment.

Anyone who’s had to cough up a mortgage penalty or deal with refinance limitations can vouch for one thing: Mortgage restrictions can easily outweigh small (e.g., 0.10 to 0.15 percentage point) differences in interest rates.

It’s tough to predict your refinance needs three or four years out. Statistics show that well over half of Canadians with a mortgage renegotiate before their term is up. And the average five-year borrower changes their mortgage every three-and-a-half years.

That’s why it often pays to trade a slightly lower rate for more flexibility, unless you know you won’t change your mortgage during its term. A cheap rate can certainly save hundreds of dollars up front. Just be sure it doesn’t cost thousands after closing.

On that note, here’s a list of questions to ask your mortgage expert of choice. Check the boxes one by one as you talk with your adviser. With a little effort, this list will help you snare the most feature-rich mortgage possible, at a rate that’s better than average.

Download the PDF version of this checklist.

Here’s what you need to consider Click to see more

The Rate

1. Is the rate you’re quoting me the lowest I can possibly get, given my qualifications and mortgage preferences?

2. If I find a lower rate for a similar product elsewhere, will you match it?

3. How many other lenders did you check when shopping around my mortgage? Which major banks and credit unions did you not check?

  • These questions apply to brokers because bankers and credit union reps generally don’t shop around for you.
  • RateSpy.com is a tool I created to help mortgage shoppers benchmark the competitiveness of their rate. If you’re within 0.10 per cent to 0.15 per cent of the lowest rates on this site (for the term you’ve selected), you’re in good shape. Just be sure to compare apples to apples because the cheapest rates are often for no frills mortgages with potentially costly restrictions.

4. How long will the lender hold my rate, once I apply?

  • The best rates often come with only 30-45 day rate hold periods (aka. “quick close rates”).

5. If I get approved and rates drop, how will I know? Will the lender automatically adjust my rate lower? Will I get the lender’s very best promotional rates if its rates fall?

6. Can I get a pre-approval at this rate?

  • Pre-approvals often come with rate premiums.

7. Do you offer fully discounted rates up front at renewal? Or do you send me an inflated rate in a renewal letter and hope I sign it?

 

Extra Payments

8. How much extra can I prepay each year without penalty?

  • Standard “closed” mortgages offer annual “lump-sum” prepayment options ranging from 10 to 30 per cent of the original mortgage amount.
  • Don’t pay for more prepayments than you need (only 18 per cent of Canadians use lump-sum prepayments in any given year). But, just as importantly, don’t underestimate the prepayment options you’ll need. Prepayment flexibility can help you reduce a mortgage penalty, or it can save you interest in the event of a cash windfall.

9. When can I make these prepayments?

The best lenders allow you to make prepayments any time during the year, in multiple instalments.

10. How much can I increase my ongoing payments each year?

Most mortgages let you increase your ongoing payments by 15 to 20 per cent each year. Some go up to 100 per cent and/or offer double-up payments.

11. What payment frequencies do you have?

  • Examples include monthly, bi-weekly, weekly, and semi-monthly.
  • Accelerated payments (like “accelerated bi-weekly”) are the equivalent of making one extra monthly payment per year. RBC Mortgage Specialist Jennifer Bissonnette notes: “A 25 year amortization can be reduced to 22 years simply choosing accelerated bi-weekly payments instead of monthly.” Being mortgage-free three years sooner will cost you just $59 more every two weeks, she adds. That’s on a $300,000 mortgage at 3.69 per cent with a 25-year amortization.

Penalties

12. Can I break my mortgage any time I want?

  • Most lenders let you pay a penalty and get out of a closed mortgage early. Some no-frills lenders only let you out if you sell your property. Some don’t let you discharge your mortgage at all, until the term is up.
  • You’ll almost always pay a rate premium for an “open” mortgage with no penalties. If you plan to keep the mortgage for more than six months, you’re often better off choosing a lower rate and paying the penalty to get out early (if needed).

13. If a mortgage penalty applies, how do you calculate it?

  • Fixed rate penalties are usually three months of interest or theinterest rate differential (IRD), whichever is more. Variable-rate penalties are typically three months of interest based on your current rate.
  • Penalty calculations based on posted rates (i.e. rates higher than the rate you actually pay) can sometimes be several thousand dollars more expensive. This method is common at most large banks, and is their single greatest weakness. If you want to compare penalties, try some sample calculations using each lender’s online penalty calculator.
  • Some lenders get tricky. For example, instead of a standard three-month interest penalty based on your current rate, some lenders charge three-month interest penalties based on posted rates. Others charge interest rate differential penalties when three-month interest charges normally apply. A few even ding you with 12-month interest penalties or penalties equal to three per cent of your balance. Avoid such mortgages unless the rate savings is significant.

14. Can I port my mortgage to a new property to avoid penalties?

  • Don’t underestimate your odds of moving. Look for good porting flexibility, especially if you’re young, need job mobility and/or have a growing family.
  • Some lenders let you port, but not increase. That forces you to pay a penalty if you buy a pricier house and need more financing.
  • Note that credit unions typically prevent porting across provincial lines–a problem if you move out of province.
  • If you have a line of credit attached to your mortgage, make sure you can easily port it as well and keep your rate.

15. How long do you give me to port my mortgage?

  • The longer the better. At least 60 days is preferable. Some lenders make you close your old property and new property on the same day, which can be unrealistic.

16. Do you deduct interest from my penalty rebate if I port my mortgage and my old and new house don’t close on the same day?

17. If I break the mortgage early, can I use my unused prepayment privileges to lower the penalty?

  • Some lenders restrict you from using your prepayment options for this purpose, if you do so within 30 days of discharging the mortgage. Some lenders, like RBC, automatically apply unused prepayment privileges to lower your penalty when refinancing–a cost-saving feature.

18. If the mortgage includes cash back, how much of that cash do I have to repay if I break the mortgage early?

  • Usually it’s a pro-rated amount but some lenders make you repay 100 per cent of the cash back, even if you break the mortgage one day early.
  • Have your mortgage adviser calculate your “effective rate,” including the cash back. That tells you how much of a rate premium you’re paying for the cash.

Refinancing

19. Is there any restriction on when I can refinance?

20. Can I increase my mortgage at any time, at fully discounted rates, and without paying any penalty?

  • This is vital if you need to refinance or buy a more expensive home.
  • Some lenders have a policy of charging penalties, or not giving you the best rates when you increase your mortgage.

21. Can I extend my mortgage term at any time without penalty, and at fully discounted rates?

  • This is useful if rates drop and you want to blend your rate with the new lower rate (which lowers your payment). It’s also key if you’re past the middle of your term and you want to mitigate the risk of higher rates at renewal.
  • Beware of lenders that let you “blend and extend” but then bake a prepayment charge into your new mortgage rate.

22. Is your mortgage readvanceable?

  • Readvanceable mortgages let people with at least 20 per cent equity re-borrow principal that they’ve previously paid off. This feature usually involves a credit line linked to your mortgage. Readvanceables are good low-cost sources of funds for investment opportunities, a small business, renovations and so on. Readvanceables also let you pre-pay your mortgage without the fear of not having cash on hand in an emergency. Some people even use them as an alternative to a contingency fund.
  • There are two types of readvanceables: manual (where you must apply to re-borrow paid-down principal) or automatic (where every principal payment is instantly available to you if you need it).

23. Can I roll in my refinance or switch costs to the new mortgage?

 

Variable-rate Mortgages

24. Does your variable rate mortgage have any restrictions?

  • Some variable-rate mortgages prevent you from porting or blending your rate, prevent increases and have fewer prepayment privileges.

25. Can I fix my payment so that it doesn’t move if rates increase?

  • If so, and rates rise, more of your payment goes to interest. If rates fall, less of your payment goes to interest. Note that most fixed payment variable mortgages have “trigger rates.” If prime rate increases so much that it exceeds the trigger rate, the lender will boost your “fixed payment.”

26. How fast does the lender increase rates when prime rate rises?

  • Some lenders, like ING, adjust their variable rates every three months, which keeps your rate lower longer. (This delay works against you if rates drop)
  • A few lenders offer capped-rate variables with a ceiling on how high your rate can go. These are usually a bad deal if you do the math.

27. Can I convert my variable rate to any of the lender’s fixed rates, at any time?

  • Remember, you’ll rarely get the best fixed rate when you convert. Moreover, it’s impossible to successfully time interest rates over the long run. For those reasons, do not go variable to save money in the short run, hoping to lock in “at the right time.” Variables are a long-term strategy.

28. If I convert my variable rate to a fixed rate, will I get the absolute lowest rate the lender offers for that term?

  • Typically you won’t. Lenders know you’d have to break your mortgage and pay a penalty. Most use that as leverage to offer merely average rates on conversions.

 

Other Features

29. Can I split the mortgage into different parts?

  • “Hybrid mortgages,” as they’re called, let you lock part of your mortgage into a fixed rate, or various fixed rate components, while the other parts may float at a variable rate. The purpose is to diversify your rate risk.
  • If you pick a mortgage with both long and short terms, remember that the lender may not offer you the best rates on the renewal of your shorter term. It knows you’d have to pay a penalty to get out of your longer term, making you less rate sensitive.

30. Can you offer the amortization I want?

  • Some lenders have minimum amortizations (like 18 years) while a handful of others still offer amortizations up to 35 years (assuming you have 20 per cent-plus equity).

31. Does the lender let me check my balance and remaining amortization online? Make prepayments online?

  • Major banks and large non-bank lenders (like First National, Street Capital and the big credit unions) usually have the best online access.

32. Is the lender a bank or credit union with branches?

  • Nowadays you can fully service your mortgage online or by phone, but some people still like a branch presence.
  • Almost all lenders link to your chequing account to automatically withdraw mortgage payments and make prepayments. So it’s no longer inconvenient to separate your mortgage and banking.
  • There are over 300 mortgage lenders in Canada. Don’t fear small lenders that you’ve never heard of.

33. Do you offer early renewals at your best discounted rates with no fees or penalties?

  • A 120 to 180 day early renewal can potentially reduce your rate risk. But beware of lenders that try to create false urgency and lock you into a “limited time” offer well before your renewal date.

34. Do you offer an all-in-one style mortgage where I can combine chequing, savings and my mortgage into one account?

  • Doing this can save interest as your spare cash lowers your mortgage balance, thus reducing the amount used to calculate your interest.

35. If I sell my house, can the buyer assume my mortgage?

36. If I get a one-year fixed, can it be converted to any of the lender’s fixed rates, at any time?

  • Only a handful of lenders offer this option, which gives you variable-rate type features without committing to a long term.

37. Can I skip a payment if needed? If so, how often and under what circumstances?

  • “Payment vacations” can be handy in emergencies. But some lenders require that you make an equivalent pre-payment first. Remember that skipped payments aren’t free. You still have to make all payments eventually, and interest accrues in the meantime.

38. Do you pay profit sharing on my mortgage?

  • Available only at credit unions who rebate a small portion of your interest paid. You can access these funds only after a vesting period, which can last 3-7 years or more.

39. What default insurer will insure my mortgage?

  • Default insurance generally applies if you have less than 20 per cent equity. When you switch lenders with an insured mortgage, you must ensure that the new lender accepts that insurer’s mortgages. CMHC and Genworth allow you the most flexibility when switching lenders.

40. If I purchase creditor life insurance through you, can I port that insurance to a new lender without having to requalify and lose the premium I’m paying on my current mortgage amount?

  • Insurance premiums go up as you age, so you want insurance that’s not tied to one lender. That way, you can keep your premiums as-is on your original mortgage amount, even if you change lenders.
  • If you don’t have portable creditor life insurance and get sick, your pre-existing condition may not be covered by the new lender’s insurer.

 

Extra Costs

41. Will you pay my appraisal fee?

  • Appraisal fees are usually $225 to $325, but can be significantly more based on location and property-type. There is usually no appraisal cost if your mortgage is insured.

42. Do you have any processing fees?

43. Do you have any cancellation fees?

44. How is the mortgage compounded?

  • Semi-annual compounding costs you less than monthly compounding.

45. Do you charge “reinvestment fees” on top of the penalty if I break my mortgage early?

46. Do I have to pay legal (aka. mortgage registration) fees?

  • Most lenders cover this cost on switches where the loan amount, loan-to-value and amortization are not increasing.
  • A few even pay legal fees on refinances, but the rate is often higher than you can get elsewhere.

47. Is the mortgage a “collateral charge” mortgage?

  • Collateral charges help you avoid paying legal fees to refinance with your lender. But they also make it potentially more expensive to switch institutions at maturity. The reason: most lenders only pay switch fees on “standard charges,” not collateral charges.
  • Some collateral charge lenders register your mortgage for 100 to 125 per cent of your property value. That lets you borrow more if your property value rises. The tradeoff: It prevents you from securing anything else against your property, like a second mortgage.

48. If I switch my mortgage to you, will you pay my old lender’s discharge fee?

  • Very few lenders do this, but it can’t hurt to ask.

49. Do I have to pay title insurance if I switch my mortgage to you?

  • The answer is commonly yes, but some lenders don’t require title insurance, or they will pay it for you. It can be $150 to $300 or more.

50. Will I pay a higher rate if I’m self-employed and cannot prove my income in the traditional manner?

51. Does the mortgage come with free banking or significant discounts on other financial products?

  • Unlike days gone by, you no longer need to bundle financial products to get the market’s best mortgage rates. Nor do you need a “special relationship” with your banker. Simply shopping around and negotiating will get you the same mortgage discounts 99 per cent of the time.

52. If I switch lenders and have a mortgage and line of credit, will the lender charge me a separate discharge fee on both the mortgage and line of credit?

53. If I need bridge financing to cover the gap between the purchase of my new home and the sale of my old home, what rate and fees will you charge?

  • Also ask how long the bridge lasts. 30 days is typical.

54. Will I pay an extra fee if I break my open mortgage within 12 months?

 

Service

55. If I have a problem with my mortgage, who do I call?

  • Large mortgage providers like banks often have live chat or 24-hour telephone support, all tracked and recorded in case you have a problem later.
  • Large lenders also have systems that enable multiple agents to work on your file. This yields faster service if your main contact is unavailable.

56. Will I get a dedicated mortgage adviser, or talk to someone different each time I have a mortgage question?

  • You should always have the email address and direct number of your primary mortgage contact.

57. How long do I have to wait on hold to speak to my mortgage adviser? What are his/her hours?

58. Will my mortgage adviser contact me annually for a mortgage check-up?

  • This service ensures that your rate is still competitive and that your mortgage type still makes sense for your changing needs.

 

Advice

59. What are your qualifications as a mortgage adviser?

  • How long have you been a mortgage adviser? (The more experience, the less chance for costly mistakes. Look for two years minimum experience.)
  • Do you specialize in mortgages or are you a generalist who sells many financial products but is a master of none?
  • Have you closed over $10-million of financing in the last 12 months? (That’s a minimum rule of thumb for professional mortgage advisers.)
  • Are you the right mortgage adviser for me? (Read this)

60. Given my lifestyle and savings, will you be honest with me about whether I can truly afford this mortgage?

  • Just because a lender approves you doesn’t mean you can safely afford the payments. Moreover, alternative down payment options may not be worth the trade-offs.

61. What methods will you use to help me pick the right term?

  • Proper term selection saves you way more than small rate differences, almost every time. Find an adviser that does more than glibly quote industry research or ask if you can “sleep at night” with a variable rate. At a minimum, your adviser should compare the estimated interest cost of various terms, given sample rate increases over the next five years.

62. Will you help me stress test my mortgage?

  • Be sure you can afford your mortgage if rates jump 2 to 3 per cent.

63. What mortgage strategies will you provide to help me retire faster?

  • Your mortgage can be used as a key financial planning tool to accelerate your savings, create future equity and build your investment portfolio.

Note: This checklist assumes you’re a qualified borrower who’s getting a mortgage on his/her primary residence, with provable income and decent credit. If this doesn’t reflect your scenario, other important questions will apply.

Robert McLister is the editor of CanadianMortgageTrends.com and a mortgage planner at VERICO intelliMortgage, a mortgage brokerage. You can also follow him on twitter at @CdnMortgageNews.

Canada’s soaring real estate market: Feel good now, pay later- Consult with Bruce Coleman, Vancouver Mortgage Broker

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Canada’s soaring real estate market: Feel good now, pay later

ROB CARRICK– The Globe and Mail

Vancouver Mortgage BrokerIt’s a bad thing for Canada if housing prices keep rising.

Soaring house values are the most significant financial event of the past decade for the typical household. Now, it’s time to question how much good has come of it.

The housing boom has certainly been a major contributor to our economy, which came through the past five difficult years in comparatively good shape on a global basis. While a burst bubble in housing sank the U.S. economy, Canada’s housing sector has generated jobs and wealth.

But housing has also created serious financial disruptions that will hurt our well-being in the years ahead. We can’t see it coming because we’re too fixated on the idea that rising prices are an indicator of prosperity and success.

The problem with housing wealth is that it’s an illusion for many people. Baby boomers have done fabulously well in housing, but can’t bank much of their gains because the smaller homes and condos they will downsize to have also appreciated in price. Young buyers have no chance of seeing the kind of price gains their parents did in the housing market, and their mortgage costs may choke them financially without major wage gains over time to take the edge off rising interest rates.

Rising house prices make us feel good as a nation, so arguing against them makes you a bit of a crank. And yet, serious financial minds like David Chilton are questioning the benefit of a soaring real estate market.

Mr. Chilton, who wrote The Wealthy Barber and a recent sequel called The Wealthy Barber Returnsappears in a video on retirement that was posted to The Globe’s website this week. He talks about how people without company pension plans need to save more than even he originally thought, but concedes it isn’t easy. A key reason: expensive real estate.

“Everybody wants prices rising, rising, rising,” Mr. Chilton says. “I’m telling you that at the end of the day, it’s better for an economy when housing is more affordable and money on a cash-flow basis can be dedicated to other purposes.”

House prices have appreciated by about 6 per cent annually over the past 15 years, triple the rate of inflation. It’s actually understating the drawbacks of rising prices to say they’re preventing people from saving for retirement. The bigger story is that the normalization of rising house prices has turned us into a society of spenders and borrowers.

First of all, rising home values allow people to increase their capacity to borrow through home equity lines of credit. The more your home is worth, the more debt you can have. Second, there’s a subtle encouragement to borrow and spend through what’s known as the wealth effect of rising house prices.

With low interest rates greasing the way, we’ve reached historically high levels of household debt in comparison to income. But with our houses increasing in value, aren’t we getting richer, too? In reporting recently on the state of household finances, Statistics Canada cited rising house prices as a major contributor to the strongest quarterly rise in household net worth since the global financial crisis in 2008.

Talk about good news you can’t use. While rising net worth provides a sense of satisfaction, it’s actually rather useless in improving your day-to-day financial picture. It doesn’t cut your debt level, or make it easier to pay your debts every month. Moreover, both debt levels and net worth are rising at the same time. You could argue that rising net worth is actually responsible for our national debt problem.

One more reason that soaring prices do more harm than good is that they threaten to alter the demographics of home ownership in ways we will regret. Young adults are having trouble affording first homes, which suggests trouble ahead for boomers who want to sell and move on with their lives.

House prices have already accelerated much faster than incomes in recent years. If this trend continues, people with average incomes may as well accept that they’ll never own a home near the downtown of a major city. Their future lies in the suburbs, which means long and potentially costly commuting every day (more on this in a future column).

The best thing that could happen to the housing market would be a long cooling-off period of stagnant prices, or even a modest decline. If you care about a sustainable, accessible housing market for you and your kids, that’s what you should hope for.

For more personal finance coverage, follow Rob Carrick on Twitter (@rcarrick) and Facebook (robcarrickfinance).

Investing: How to Evaluate Prospective Tenants- Ask Bruce Coleman, Vancouver Mortgage Broker

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How to Evaluate Prospective Tenants
How to Evaluate Prospective TenantsMany home or condo owners in Vancouver will be using a portion of their property or the entire home or condo for the purpose of rental income. This is often popular with people who like to engage in small-time speculation for the purpose of flipping properties for a profit.
Other people rent a portion of their home or condo such as room or basement suite to mitigate their monthly expenses. Whatever the reason, you don’t want to get saddled with the wrong kind of tenant(s) when you are using your home or condo as a rental property.
You want a tenant you can feel confident will pay their rent on time and will treat your property with respect and won’t cause damage or cause other expensive and possibly litigious headaches.
Here are some basic tips to find the most suitable tenants for rental purposes.
Advertise Clearly
If you are looking for a tenant that doesn’t smoke, or you do not want someone who has a pet such as cat or dog then you should be very clear about this in your advertisement. If you only accommodate a single person then stipulate that in your advertisement as well.
Briefly describe what you are renting such as a room, one, two bedroom condo or four bedroom house and number of washrooms for example.
Questions You Can Ask Tenants
There is legislation which protects potential renters from being discriminated against which is known as B.C. Human Rights Act and which includes areas where you cannot refuse them rental accommodation or certain questions that you cannot legally ask. Familiarize yourself with this legislation before you begin the interview process.
Some of the questions which are acceptable include:
• Questions about their current and past employment history and their current income
• You can ask about the number people that will be living with and their names
• You can ask whether they have a pet(s) or if they smoke
• You can ask them to provide written permission to perform a credit check
• You can ask the person to provide the names of references and their contact information
Credit Reports
Under the Business Practices and Consumer Protection Act of B.C. you will not be able to obtain a credit report of a prospective tenant unless you have their written permission to do so, and before a credit reporting agency will issue one.
Checks you Should Make
Asides from the credit report, you should do the following to ensure you have the best candidate for your rental accommodation:
• Contact their employer and verify their employment, length of employment and salary. Some provinces have rent check bureaus which you might be able to access for a small fee.
• Contact the previous landlords given in the application and confirm whether the prospective tenant paid their rent on time, and whether there were any complaints made against the tenant for any reason.
• You can also check whether there was any civil action taking against a prospective tenant by checking local court records.
• Ensure that you do contact all their references and ask about the person’s character.
Finally, always go with your gut feeling about a person. If you feel good about the potential renter and you have a good judge of character then go with how you feel.

Small businesses want Canadians to ditch credit cards every Friday – Ask Bruce Coleman, Vancouver Mortgage Broker

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Small businesses want Canadians to ditch credit cards every Friday

MICHAEL BABAD – The Globe and Mail

Vancouver Mortgage BrokerThese are stories Report on Business is following Wednesday, Nov. 6, 2013.

Follow Michael Babad and The Globe’s Business Briefing on Twitter.

TGIF
Canada’s small businesses want us to give up our credit cards one day a week, and use debit or cash instead.

The Canadian Federal of Independent Businesses, which represents almost 110,000 small- and medium-sized concerns, teamed up with financial commentator Gail Vaz-Oxlade today to launch a campaign for “Credit Free Friday.”

It’s to their benefit, of course, and the CFIB acknowledges the merchant fees attached to credit card use.

But it also points out that consumers can save themselves a bundle, too, while scaling back on the record high debt burden among Canadian households.

“Very few consumers know than $5-7-billion each year in credit card processing fees is embedded in the cost of everything they buy, and with ever-higher tiers of premium cards hitting the market, that cost is only going up,” CFIB president Dan Kelly said as he launched the campaign.

“As consumers are often unaware that the merchant loses between 2-3.5 per cent of a credit card sale, Credit Free Fridays can be a great way to support small firms.”

Ms. Vaz-Oxlade notes that “you can only spend what you have” when using debit or cash, and “if you can’t go one day a week without using your credit cards, you have to wonder how the credit card companies trained you so well.”

Friday is, of course, the start of the weekend, and a night out for many. Just sayin’.

Markets await Twitter pricing
Investors are awaiting the pricing of Twitter’s initial public offering, which The Wall Street Journal says is likely to be in a range of $25 (U.S.) to $28 a share.

Twitter has already boosted the estimated range to $23 to $25, but the Journal says the bankers involved were targeting $27.

The price will be finalized after markets close today, and the stock will start trading tomorrow on the New York Stock Exchange.

Qatar SWF buys into BlackBerry debt
Qatar’s sovereign wealth fund is buying into the $1-billion (U.S.) BlackBerry Ltd. bond deal orchestrated in the wake of the proposed deal to take the smartphone maker public collapsed, The Globe and Mail’s Iain Marlow and Boyd Erman report.

Fairfax Financial Holdings Ltd. declined to purchase BlackBerry outright after a provisional $9-a-share offer, and instead on Monday agreed to raise $1-billion from the sale of convertible debt to Fairfax and other investors.

Qatar Holding LLC, established in 2006 by the Qatar Investement Authority, is now buying some of that debt. The move was first reported by Reuters, which said the sovereign wealth fund was buying about $200-million worth of debt.

Penn West unveils new plan
New strategies are becoming all the rage in Canada’s oil patch.

Hot on the heels of Encana Corp.’s restructuring, Penn West Petroleum Ltd. today unveiled a plan to focus on fewer resource plays, which means asset sales are in the works.

Penn West said today it plans to sell $1.5-billion to $2-billion of assets by the end of next year, and will focus its efforts on its Cardium light-oil project.

It added it wants to maintain a “sustainable quarterly dividend.”

Penn West has also set a goal of boosting compounded annual oil production, on a per-share basis, by more than 11 per cent between 2015 and 2018.

“We have refocused our culture on competitive performance and our spending programs to take full advantage of our strong resource positions in western Canada,” said chief executive officer Dave Roberts.

“We will be driven by performance criteria aimed at focused oil production growth translating into improved funds flow generation and shareholder value.”

Toyota boosts outlook
Toyota Motor Co. and its shareholders have ‘Abenomics’ to thank for helping drive the auto maker to higher profits.

Japanese Prime Minister Shinzo Abe’s efforts to juice the economy and weaken the yen aren’t the only factors behind Toyota’s rise, of course, but they have played a role.

“In addition to the impact of the weaker yen, operating income increased due to our efforts with our suppliers and distributors for profit improvement through cost reduction and marketing activities, such as enhancement of the model mix,” executive vice-president Nobuyori Kodaira said today as Toyota posted its six-month results and boosted its outlook.

Toyota now forecasts an annual profit the equivalent of almost $17-billion (U.S.).

Earnings flood in
Canadian companies reported earnings at a rapid pace today. Here are the highlights:

Talisman Energy Inc. posted a narrower third-quarter loss, of $54-million (U.S.) or a nickel a share, from $731-million or 71 cents a year earlier. Remember that Carl Icahn has grabbed a stake in the company of almost 7 per cent. Chief executive officer Hal Kvisle says there have been discussions, but it’s still not clear to him what Mr. Icahn wants to see.

Magna International Inc. posted a dip in third-quarter profit to $319-million (U.S.) or $1.39 a share from $390-million or $1.66 a year earlier. Profit was higher when restructuring charges are stripped out, The Globe and Mail’s Greg Keenan reports. The auto parts giant also slightly boosted its annual sales forecast to up to $34.8-billion.

Enbridge Inc. posted a stronger profit of $421-million (Canadian) or 51 cents a share, up from $187-million or 24 cents a year earlier. Enbridge stuck to its forecast for annual adjusted earnings per share of $1.74 to $1.90.

Agrium Inc. profit sank in the third quarter, and the outlook for the current quarter looks to be below analysts’ forecasts. Profit slipped to $76-million (U.S.) or 52 cents a share from $129-million or 80 cents a year earlier, according to the agribusiness company’s earnings reported late yesterday. Revenue rose to $2.9-billion. Agrium forecast fourth-quarter earnings per share of 80 cents to $1.25.

Toronto home sales climb
Following on the heels of other major Canadian cities such as Vancouver and Calgary, Toronto saw a surge in home sales in October, while average prices rose 7 per cent.

The number of existing homes sold climbed more than 19 per cent last month to 8,000 from a year earlier, The Globe and Mail’s Tara Perkins reports.

The average selling price rose to $539,058, according to the Toronto Real Estate Board.

Telecom complaints surge
Canadians are growing increasingly frustrated with their telecom providers, complaining about everything from billing errors to the hot-button issues of cancellation fees and roaming charges.

According to the annual report from Canada’s Commissioner for Complaints for Telecommunications Services, the number of consumer complaints that it resolved topped 14,000 in 2012-2013, with wireless issues leading the pack.

That’s up from 10,678 a year earlier and 7,732 in 2010-2011.

The most common complaints were over billing errors, service losses, and cancellation notices and fees. Other frustrations included non-disclosure of contract terms, and roaming and data charges. Misunderstanding is, of course, also an issue.

“We again urge the industry to take greater steps to instil confidence in the metering and billing of data, roaming and bandwidth charges as this is a growing area of complaints with potentially costly consequences for consumers,” today’s report said.

Among the major telecom companies, the agency accepted more than 3,900 complaints against Bell Canada, more than 3,800 against Rogers, and 883 where Telus is concerned.

There were also 998 against Fido, 776 against Virgin Mobile and 635 against Wind Mobile.

Here are some of the tales from the front included in the report, with no identification of either the customer or the provider:

“A customer was receiving wireless service under a three-year contract. After about two years, the customer called the provider to see if she qualified to upgrade her device for free. She explained that the service provider told her that she could upgrade her device for free, so she went to a retail location to choose her new device. About a year later, at the end of her three-year contract, she called the provider to cancel her service and was advised that she would be billed an early termination fee (ETF) since she had two years remaining on her contract. When the customer disputed the basis for the charge, the service provider informed her that she had agreed to a new three-year contract when she upgraded her device and therefore had to pay ETF if she cancelled her service early … During our investigation, the service provider was not able to demonstrate that it had informed the customer that she was entering into a new three-year contract by agreeing to upgrade her device.”

“A customer had made a complaint to CCTS regarding a final invoice received from his service provider for an additional 30 days’ of service after he had requested its cancellation. These were the only charges on the invoice and the customer was disputing them in their entirety. During our investigation, the service provider referred the account to a collection agency, in spite of the fact that both the customer and the provider were actively involved in trying to resolve it with CCTS.”

“A customer was billed an additional $40 for using more data than was included in her plan. Although the service provider gave the customer no evidence about the legitimacy of the additional usage when she complained to the service provider, it did provide CCTS with such evidence. The service provider nonetheless credited the disputed charges on a goodwill basis and the complaint was resolved.”

Of course, it’s not always the company’s fault:

“A customer had added what she thought was an unlimited international text messaging plan to her wireless service but was billed over $500 in additional text messaging charges. During our investigation, the service provider was able to produce a recording of the call in which the service provider had clearly explained to the customer that her plan was limited to 100 texts. CCTS therefore found that the terms and conditions had been clearly explained to the customer and that she had been billed in accordance with those terms.”

Vancouver only Canadian destination to land on Lonely Planet’s rundown of top travel cities – Consult with Bruce Coleman, Vancouver Mortgage Broker

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Lucky number seven. That’s where Vancouver finds it’s on Lonely Planet’s ranking of the top 10 cities for travel in 2014. (Tweet this fact)

Vancouver Mortgage BrokerLotus Land is sandwiched between number six Shanghai and number eight Chicago, the only other North American city included on the list. Sorry, top “brand” cities New York and Toronto.

The world’s best city for travel, according to Lonely Planet, is “The City of Love,” Paris, France.

Vancouver, regularly cited as one of the world’s “most livable cities,” was lauded by the travel publication for it’s natural surroundings:

Vancouver delivers on nature’s eye-candy – visit, and you’ll never be too far from spectacular mountain vistas, rambling evergreen parks and protected sandy beaches. You’ll appreciate the big-city-look/small-town-vibe the moment you arrive at the airport. Situated neatly on the Burrard Peninsula, a hotchpotch of office towers and hastily planned condos compete for the best of some of the world’s most expensive views, earning the nickname ‘City of Glass’. People live here because they love to run, bike, swim, ski and play. Boredom is not permitted here. If you simply can’t take any more of how good it gets, or it won’t stop raining, or you’ve run outta cash, head for the hills: Cypress, Seymour and Grouse Mountains and the world-famous Whistler (ski) and Blackcomb (snowboard) areas are within easy reach.

The rest of the best:

  1. Paris, France
  2. Trinidad, Cuba
  3. Cape Town, South Africa
  4. Riga, Latvia
  5. Zürich, Switzerland
  6. Shanghai, China
  7. Vancouver, Canada
  8. Chicago, United States
  9. Adelaide, Australia
  10. Auckland, New Zealand

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