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Bank of Canada chief Poloz says rates on hold until economic data improve – Consult with Bruce Coleman, Vancouver Mortage Broker

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OTTAWA • The Bank of Canada should keep its key interest rate on hold until economic data persuades it otherwise, central bank chief Stephen Poloz said on Tuesday, adding that he was not worried about calls from

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“For us, minimizing the risks of making a big mistake here is what we’re trying to do, and that tells us that we should be holding rates where they are until the data flow changes our mind,” Poloz said in an interview with CBC television.

some international players to tighten policy.

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His comments follow controversial remarks by Canada’s finance minister on Sunday suggesting there would be pressure to raise interest rates in 2014.

“For us, minimizing the risks of making a big mistake here is what we’re trying to do, and that tells us that we should be holding rates where they are until the data flow changes our mind,” Poloz said in an interview with CBC television.

Asked about the potential for higher rates in 2014, Finance Minister Jim Flaherty told CTV television on Sunday there would be some pressure to tighten because of the U.S. Federal Reserve scaling back its bond-purchasing program.

He also cited reports by the Organization for Economic Co-operation and Development and the International Monetary Fund recommending rate increases.

“I think the pressure will be there because the Fed in the U.S. should stop printing money, and taper off as they say … And the OECD and the IMF have both said to Canada, we ought to let our interest rates go up a bit, so there will be some pressure there for that to happen,” Flaherty said.

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Flaherty’s remarks spurred some criticism that he appeared to be meddling in the day-to-day implementation of monetary policy, which is the domain of the Bank of Canada and supposed to be off limits to the government.

His comments on the outlook also appeared to contradict the central bank chief, who has been signaling rates are on hold for the foreseeable future.

Poloz, who took the helm at the central bank in June, oversaw a sharp policy shift in October when he abandoned any talk of rate hikes after 18 months of signaling that a tightening of policy was on the horizon, pointing to inflation that has been below the bank’s 2% target for a year and a half.

Analysts in a Reuters poll have forecast the Bank of Canada will begin raising its main policy rate in the second quarter of 2015.

LONG-TERM RATES UNDER PRESSURE

The CBC cited Poloz as saying he was not worried by international calls for rate hikes and that his decisions would be based on Canadian economic factors. In November, he disagreed with the OECD’s assessment that rate hikes could start in 2014.

Poloz did say on Tuesday there would be upward pressure on rates this year, but he referred specifically to long-term market rates, not the rate set by the central bank, as the U.S. and global economies strengthen and stimulus is curbed.

“So as a tapering occurs we might expect to see, as we saw in the summer, some increases in long-term rates, (although) most of it seems to be priced in,” Poloz said.

Adjusting the central bank’s target for the overnight rate, on the other hand, is a tool that is available “but we have to consider in the broader context what impact would it have,” he said.

Higher rates would have a negative impact on highly indebted Canadian consumers, he suggested.

“Would it be the same size impact we normally would expect? Probably not, given the situation,” he said, referring to the record high household debt-to-income ratio and a situation that he called “fragile from a consumer point of view.”

© Thomson Reuters 2014

Beware of Big Bank Mortgage Penalties – Ask Bruce Coleman, Vancouver Mortgage Broker

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Beware of Big Bank Mortgage Penalties

Vancouver Mortgage BrokerThe majority of Canadians still prefer to use the large banks when it comes to taking out a mortgage on their home. And, generally they often stick with the bank that they have their accounts, credit cards and some form of lending history.

For many mortgage borrowers, the reason you choose the large banks is because you simply do not have enough information on alternative mortgage lenders. Large banks tend to appear financially stable and many mortgage investors are still skittish about the recent economic turmoil.

The other side of the coin is that many of these mortgage borrowers will want or need to refinance your mortgage at some point. Breaking your mortgage before it comes to the end of the term means you will have to pay a “mortgage penalty.”

It turns out that close to 7 out of 10 mortgage borrowers will make some form of adjustment before their mortgage term ends and are doing so to either refinance their existing mortgage or moving to purchase a larger home.

Even though you might have obtained a mortgage rate which was lower than the rate posted by the bank, you might not be aware exactly how the bank will calculate the penalty. This can cost you thousands of dollars more than you might have been expecting.

Although you got a rate which was lower than the rate posted by the bank, most of these guys use the posted rate when it comes to calculating your mortgage penalty. These penalties are actually quite expensive and almost punitive in nature.

Mortgage Penalties for Variable Mortgages Versus Fixed Rate Mortgages

If you have a variable mortgage, the penalty is generally what you would pay for the comparable amount of three month’s interest.

If you have a fixed rate mortgage, it is based on the calculation of the IRD which is short for “Interest Rate Differential” or alternatively uses the higher of three month’s of interest. Many, but not all banks may simply use the posted rate when factoring this in to calculate the penalty.

It’s vital that you clearly find out whether the bank will be using the posted rate or the actual rate to calculate the mortgage penalty. Given the cost of homes in Vancouver and the mortgages people have to carry this can be significant difference in terms of how much you will have to pay in penalties when it comes to breaking the mortgage.

The reason why some experts say the banks do this is to ensure they keep you in the fold and so you won’t go with a competitor.

Who Has Cheaper Mortgage Penalties?

Yes, there are alternatives but that means you have to go with non-traditional lenders. Most alternative lenders asides from banks are more flexible when it comes to mortgage penalties and the savings can be in the thousands of dollars when it comes to what you will have to pay as a penalty. They also often have better rates.

Before you jump on the “Big Bank” band wagon to get your mortgage, consider the idea of getting not only better rates but less restrictive mortgage penalties by using an alternative lender instead.

The easiest way to learn more about the security of an alternative lender is to speak with a knowledgeable mortgage broker such as myself as we can help you compare the savings when it comes to deciding whether to get your mortgage with the banks and what other sources of alterative lenders are available so you don’t get stuck in the “Big Bank” trap.

Home Series: Should You Buy A Fixer-Upper? – Consult with Bruce Coleman, Vancouver Mortgage Broker

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Should You Buy A Fixer-Upper?

Vancouver Mortgage BrokerA home that has become rundown and poorly maintained can be either a great opportunity or a dreaded money pit if you aren’t careful.

Some people love older homes and you are very likely to snap them up at below market price, and spend time and money on renovations which can greatly enhance the value when you are finished.

This sounds good in principal and can often be very advantageous, but there is the other side of the coin that can bleed you financially dry if you don’t choose wisely

Figure Out the Costs Beforehand

It all boils down to dollars and cents. You need to do the following before you take the plunge when buying a fixer-upper. The offer you should make depends on the comparable real estate value of reasonably well maintained similar homes in that particular neighbourhood minus the costs of renovating the home.

The key is to be somewhat more liberal than conservative when making these estimates and you might add as much as another 5-10% on top to account for additional costs resulting from unexpected problems.

Always Use a Home Inspector

Although you might be fairly knowledgeable about home construction, there can be many issues you might easily overlook which can really hit your bottom line. A qualified licensed home inspector can help you more readily pick out the faults of the home and pinpoint what requires maintenance and expensive major renovations. You can also use the results of the home inspection when it comes to making a more equitable offer.

Which Fixer-Uppers should you Avoid?

Many renovation projects have a good ROI but some do not because the problems encountered are not visible and add little to increasing the overall market value of the home.

You should avoid any fixer-upper which has foundation problems. These are very expensive renovations and do not markedly add to the market value. Other problems which center on old electrical and plumbing problems should also be a red flag because these are also expensive renovations that do not significantly increase the market value. Another type of fixer-upper is one which might require a major addition such as an additional bedroom or family room because they also do not have a spectacular ROI.

Which Fixer-Uppers Pay Best?

The best fixer-uppers are ones that largely need cosmetic improvements, because these types of renovations do have a good to excellent ROI. This could include both minor and some major cosmetic renovations depending on your budget and the condition of the home.

You can include some cosmetic and some minor structural renovations such as including a skylight if you have to replace the roof. The key is not to over-improve the home above and beyond how it fits into the neighbourhood and how it affects the market value of the home.

Both major and minor cosmetic improvements could projects such as a partial or complete kitchen and/or bathroom renovation. Other improvements can include replacing old or tacky fixtures, redoing the floors, adding newer and more energy efficient doors and windows, outdoor siding, a deck.

Homes seem to add more value when they are visually renovated because they have more appeal to buyers.

You can save a lot of money if you are skilled at DIY projects, but remember that you should do the project right.

The Key Questions to Ask About Your Mortgage – Consult with Bruce Coleman, Vancouver Mortgage Broker

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The Key Questions to Ask About Your Mortgage

Vancouver Mortgage BrokerWhether you’re obtaining your mortgage directly through a bank or getting one through a mortgage broker, you will need to ask a lot of questions to get the best deal. It’s better if you are prepared beforehand and should have these questions written out regardless if you’re new to the process or been through it already.

Although you might think the mortgage rate is the most important factor, some of the responses you receive to your other questions may require you to re-think that the cheapest rate may not necessarily be the best deal for you.

You have to think down the road and consider such things as refinancing or what the penalties will be if you break a mortgage as the costs can outweigh the small benefit of a slightly cheaper rate and can end up costing you more than you think you will get with a slightly lower rate.

Key Mortgage Questions to Ask

The following questions should be posed to both a banking rep or to a mortgage broker when looking for the best possible mortgage deal

  • Simply make sure you ask whether the rate they are quoting is the best possible rate they are offering given your circumstances. Ask whether they will match the rate if you find a similar one someplace else.
  • Ask how long they will hold the rate and what the length of the holding period, and whether the lender will adjust rates should they fall.
  • Ask whether the lender will provide you with a discounted rate when the mortgage comes up for renewal
  • Ask about the lenders extra repayment options and how often they can be made, and whether there are any penalties involved
  • You also want to know whether the lender will allow you to increase your ongoing mortgage payments as you financial situation changes because increasing your payments will help you to pay off your mortgage more rapidly.
  • Another big question to be very clear about mortgage penalties if you break your mortgage before the term.
  • Make sure you are very clear how the lender calculates mortgage penalties which you can also likely calculate using the lenders online mortgage calculator.
  • Ask about what mortgage portability such as the terms or length if you plan to move to another home or property and what penalties might be involved.
  • Ask about any restrictions or whether the lender will offer discounted rates when it comes to refinancing the mortgage and whether your mortgage is readvanceable (applies only if you have at least 20% equity). Note that that there are two types which include either manual or automatic.
  • Ask whether you can split you mortgage into different parts which are known as “hybrid mortgages” and allows you to lock in a potion of your mortgage at a fixed rate with the other portion at a variable rate.
  • Ask whether the lender offers early renewals
  • Ask about the flexibility when it comes to the amortization.
  • If you plan to sell your home to a sibling or one of your children you might also want to ask whether the lender will allow the mortgage to be assumed.
  • Ask about “payment vacations” which allows you to skip a mortgage payment which can be important to someone who is self employed or works seasonal.

These are but a few of the key questions to keep in mind. But as you can see, there is a lot more to keep in mind than just the interest rate when it comes to finding the best terms for your mortgage.

Home Series: Tips on How to Choose New Hardwood Floors – Consult with Bruce Coleman, Vancouver Mortgage Broker

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Tips on How to Choose New Hardwood Floors

Vancouver Mortgage BrokerMany new homeowners are choosing to move away from the wall-to-wall carpeting motif and are opting instead to spruce up or replace their existing hardwood floors.

There are a variety of reasons for this change in decorating approaches which range from the aesthetic appeal of finely polished hardwood floors to the health sensitivities and hygiene concerns of simply doing away with carpets.

If you happen to live in an older Vancouver home and are thinking of selling then you might want to seriously consider getting rid of that old carpeting or linoleum floor before you put the home on the market.

If you’re lucky and you do find some worn but quality hardwood floor underneath then all you might have to do is to get yourself a good sander and do some varnishing to bring the floors up to snuff. But if you find that that the floor is in poor shape or of poor quality then you might want to replace the floor altogether and get some new hardwood flooring.

Buyers notice what they’re walking on and can appreciate quality hardwood flooring. As a renovation project buying new flooring can actually provide you with a fairly moderate return on your investment.

How to Choose Hardwood Floors

You should first consider the rooms that you are considering for new hardwood floors as it may depend on the amount of foot traffic the floors receive.  This is especially important if you are going to opt for hardwood floors in your basement because it is vital that a vapour barrier be installed to protect the wood from moisture damage.

The type of flooring you select should also take into account the amount of moisture found in the area, and also upon the type and quality of the sub-flooring which you might underneath. These are all questions which you should ask of the sales rep when consider which type of hardwood and how it is constructed.

Types of Hardwood Flooring

You have two main choices when it comes to selecting hardwood flooring. The first is single layer flooring which is just basically solid hardwood. The second choice in flooring is known as engineered or often referred to as multi-layered flooring.

Single layer flooring is how we use to have our floors made and are the most common types of floors found in an older house. This type of flooring is most often affixed to the sub floor by nails or staples.

Single layer flooring should not be used below grade as they will be affected by moisture and can warp, form gaps or cups. Another thing to remember when buying single layer hardwood flooring is that you will want wood which at least ¾ inch thickness and which has been previously sanded. Mostly these types of floor will require a final finishing after they have been installed which can take several additional days.

Engineered or multi-layered hardwood floors are made up from strips of wood which are glued to a backing. The top layer is also called the “wear layer”. The thickness of the wear-layer should have no less than a 5/32 inch thickness.

Multi layer flooring should not be confused with laminate flooring which is only imitation wood because multi layer floors are made from real wood.

The advantage of engineered flooring is they are less likely to expand or constrict when exposed temperature changes or be affected by moisture which makes them ideal for below grade installation such as in basements. They can also be glued as opposed to nailed so they can be applied directly onto concrete or some other form of underlay.

The nice thing about hardwood flooring is that they have a lovely grain and you select from the stains you use or just basic varnish. Additionally there are so many choices you can really add specific character to specific rooms

Toronto home prices up almost 9% from last year at $520,398 – Ask Bruce Coleman, Vancouver Mortgage Broker

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December home sales in Toronto were up almost 14% and prices were up nearly 9% compared with a year earlier, the Toronto Real Estate Board said Monday

Vancouver Mortgage BrokerTORONTO — December home sales in Toronto were up almost 14% and prices were up nearly 9% compared with a year earlier, the Toronto Real Estate Board said Monday.

The board said sales through its multiple listings service totalled 4,078 for the month, up from 3,582 in December 2012.

Sales for all of 2013 totalled 87,111, up about 2% compared with 85,496 in 2012.

“After a slow start to the year, sales growth accelerated to a brisk pace in the second half of 2013,” Toronto Real Estate Board president Dianne Usher said.

“Despite the inclement weather in December, we finished the year with a respectable gain in transactions compared to 2012.”

The average price for a home sold in December was $520,398, up 8.9% compared with $477,756 in December 2012.

New listings for the Toronto market in December were down by almost 4% over the same period.

The results for Toronto followed a report last week by the Real Estate Board of Greater Vancouver that sales for December totalled 1,953, up 71% from 1,142 a year ago.

For the full year, the Vancouver board said sales of detached, attached and apartment properties in 2013 reached 28,524, up 14%from 25,032 sales in 2012.

“Home sales quietly improved last year compared to 2012, although the volume of activity didn’t compare to some of the record-breaking years we experienced over the last decade,” Vancouver board president Sandra Wyant said.

The total for 2013 was the third lowest for the region in the last 10 years.

Fewer Canadians will contribute to their RSPs this year: poll – Consult with Bruce Coleman, Vancouver Mortgage Broker

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Fewer Canadians plan to contribute to their retirement savings plans this year, according to a study released Monday.

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Retirement savings jar
(Jupiterimages/Getty Images/Comstock Images)

Three in 10 – 31 per cent – are making plans to sock away some money in their RSPs (including registered and non-registered accounts) in 2014, an 8-per-cent decrease from 39 per cent in both 2012 and 2011, the poll by Bank of Nova Scotia found.

Of respondents with RSPs who have considered increasing their contribution, 74 per cent cite lack of affordability as the top reason for not contributing more often. That’s down from 84 per cent in 2012.

The survey also indicates that more Canadians are taking money out of their RSPs.

Among RSP holders polled, 40 per cent said they have withdrawn funds from their RSP, up 4 per cent from the 36 per cent in 2012.

The top reason for dipping into the funds is to take advantage of the federal Home Buyers’ Plan to buy or build a first home: 16 per cent, compared with 15 per cent in 2012.

That’s followed by the need to cover day-to-day living expenses – 8 per cent, up from 5 per cent in 2012 – and paying down debt (8 per cent versus 6 per cent in 2012).

“RSPs continue to be an important and tax-effective way to maximize retirement savings. If affordability is an issue, a financial advisor can help identify ways to make that all-important contribution, big or small, as well as develop a financial plan to help achieve retirement goals,” said Mike Henry, senior vice president of retail payments, deposits and lending at Scotia.

On a regional basis, the lowest rate of RSP investment for the 2013 tax year in the poll was found in British Columbia, at only 20 per cent.

The highest rate of RSP withdrawals is also in B.C. – 42 per cent.

The bank’s annual investment poll was conducted using Harris/Decima’s online panel. A total of 1,029 completed surveys were collected from a random sample of panel members across the country.

The survey was conducted between Nov. 12 and Nov. 27, 2013.

Five Canadian mortgage market predictions for 2014 – Consult with Bruce Coleman, Vancouver Mortgage Broker

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ROBERT MCLISTER–  Special to The Globe and Mail

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Expect more rule tightening in 2014 designed to reduce mortgage risk for lenders, mortgage default insurers and the government.
(Deborah Baic/The Globe and Mail)

1. New mortgage rules

Expect more rule tightening in 2014 designed to reduce mortgage risk for lenders, mortgage default insurers and the government. By definition, those rules will make it slightly harder to get approved for some mortgages and further slow the housing market.

2. Credit unions will steal market share

Since they’re provincially regulated, credit unions have more flexible lending guidelines than federally regulated banks. They’ll use that to their advantage in addition to marketing more heavily, both online and to mortgage brokers. We’ll also see some big mergers this year as credit unions seek out economies of scale.

3. Stronger online players

A new breed of online mortgage broker is sacrificing commissions for volume, and selling cut-rate mortgages. This trend will heat up competition industrywide, delivering greater mortgage discounts to all consumers.

4. Hybrid mortgages will grow more popular

Economists and government officials have been warning us of higher rates for four years. So far they’ve been wrong, and now many consumers aren’t sure what to believe. More Canadians will hedge their rate bets with hybrid mortgages (part fixed and part variable).

5. Consumer IQs will increase

For those in the mortgage industry who prefer an uninformed consumer, your days are numbered. Canadians will spend more time researching rate comparison websites, online mortgage forums, news portals, blogs, calculators and other online mortgage tools. They’ll become increasingly savvy about fine print like penalty calculations, rate blend policies and refinance restrictions. (Find tips for securing the best mortgage in Robert McLister‘s Mortgage Checklist.)

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.

3 Financial Predictions For 2014 That Will Be Good For Your Wallet – Consult with Bruce Coleman, Vancouver Mortgage Broker

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What will the New Year bring? NerdWallet predicts it may come with a few changes that will boost your bank account.

Vancouver Mortgage BrokerThe personal finance site published a list of upcoming financial trends and policy changes that could shape 2014. We pulled out three predictions that would be good for you and your money:

Credit cards will offer more perks.
“Last year, a number of high-end credit cards began offering partnerships with other products, from free FICO scores on some Barclays cards to Amazon Prime memberships with the American Express Blue Cash credit cards,” according to the site. Next year, more credit cards will likely offer similar perks to distinguish themselves.

Credit scores will become more realistic.
Since TransUnion joined Experian this year in factoring in rental payments in credit scores, NerdWallet expects credit score calculations to move toward rewarding people for living within their means rather than for borrowing money.

Pay-as-you-go car insurance will gain popularity.
To save on car insurance, NerdWallet predicts more drivers will move to use-based insurance plans, which use technology to measure mileage and driving habits. The plans reward drivers with savings and discounts for low speeds and less driving. According to Computerworld, major insurance companies such as Progressive, State Farm, National General, and Esurance currently offer such plans, but they may pose privacy risks.

 

3 surprising money resolutions everyone should make in 2014- Ask Bruce Coleman, Vancouver Mortgage Broker

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Yes, you should stick to your budget, save more, and fully fund your retirement account. But you already know that.

Vancouver Mortgage BrokerJonathan Clements, director of financial education for Citi Personal Wealth Management, suggests moving past the obvious and committing to these three counterintuitive money resolutions in 2014. Your wallet will thank you.

Stop trying to “save money” by shopping the sale rack. It doesn’t count as saving when you buy something you don’t need at a discount. “No matter how much the price is reduced, you’re still spending money,” says Clements.

Open your eyes to how much you waste money. Be honest. You probably pay for groceries that end up going bad, infrequently watched cable channels, unused extended warranties, clothes you rarely wear, and subscriptions to publications you don’t read. Clements suggests using money management tools offered by your bank or a financial service like Mint.com to get a clearer picture of where your money goes.

Don’t look at your investment accounts so often. You probably think you’re being responsible by checking how your money’s doing. Instead, you may just stress yourself out or overact to normal market volatility. “Looking frequently probably won’t help you make smarter financial decisions, but it could prompt you to trade too much and perhaps make panicky decisions,” Clements says.


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