{"id":10483,"date":"2017-02-13T01:00:32","date_gmt":"2017-02-12T14:00:32","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=10483"},"modified":"2017-02-13T01:00:32","modified_gmt":"2017-02-12T14:00:32","slug":"banks-close-investor-loophole-andrew-mirams","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/banks-close-investor-loophole-andrew-mirams\/","title":{"rendered":"Banks close investor loophole – Andrew Mirams"},"content":{"rendered":"

Westpac is closing a loophole to stop property buyers using a combination of personal loans and mortgages to fully fund deposits, or top-up shortfalls if off-the-plan apartments are revalued by the bank at less than the purchase price. It follows an internal review that concluded top-up personal loans are not “genuine savings” and “unacceptable” as a buyer’s contribution to a loan application.\u00a0\u00a0 Andrew Mirams<\/strong> looks at the impact of this move.<\/p>\n

Transcript:<\/strong><\/h4>\n

Kevin:<\/b>\u00a0 I was interested to see during the week that Westpac is closing a loophole to stop property buyers using a combination of personal loans and mortgages to fully fund deposits or even to top up shortfalls if off-the-plan apartments are revealed by the bank at less than purchase price. Andrew Mirams from Intuitive Finance, a regular on the show, joins me. Andrew, thanks for your time and welcome to the show once again.
\nAndrew:<\/b>\u00a0 Thanks, Kevin. Pleasure.
\nKevin:<\/b>\u00a0 Interesting, this. Alarm bells seem to be going off a little bit. What\u2019s behind this?
\nAndrew:<\/b>\u00a0 Probably the bank has\u2026 And Westpac has been the last one to move. The others have all closed these loopholes as part APRA\u2019s looking into, I guess, just responsible lending. They\u2019ve just shut down the ability to make a personal loan and personal lines of credit [<\/b>0:58 inaudible]<\/b> as genuine savings. Whenever is someone is looking to buy a home, they have to have at least 5% of genuine savings, so what the banks and regulators and everyone is looking for is clients aren\u2019t over-committing themselves. And by doing that, by being able to prove the genuine savings test, that they\u2019ve been able to start to put some money aside, and there, they take from that a bit of a viewpoint that they should be a good credit risk in terms of meeting their loan repayments in the future. If you start to mix aggregate debts and things like that, it\u2019s harder to get a true form of whether they\u2019re going to be able to do that.
\nKevin: <\/b>\u00a0Just making it a little bit harder all the time, I guess, for investors, isn\u2019t it? It seems to be these levers that they\u2019re pulling to try and get some control over increased prices, Andrew?
\nAndrew:<\/b>\u00a0 Absolutely. And in days past, just pre-GFC, we had 105% and 110% home loans, 100% home loans were existent. Part of that clean out, it got rid of all of those. There were a few little loopholes that were brought in for people such as high-income earners who had separated from a partner and were trying to reestablish into the market. They had good incomes but because of circumstances didn\u2019t have the access. These things were brought into play. They have probably been used more recently as the markets have grown and people have found it harder and harder by some banks and strategic brokers out there just trying to really help clients get in in any way shape or form to get there. I don\u2019t think it\u2019s a bad thing and the bank bashers will probably say, \u201cThe banks want it all their way.\u201d This isn\u2019t a bank restriction. This is very much brought down by the regulators sitting above, that we\u2019re seeing changes being enforced over the last 18 months and probably still have a little bit to go.
\nKevin:<\/b>\u00a0 Andrew, could this also be a sign that the regulators think that rates are on the increase and they could be a bit concerned that people may be borrowing too much and not going to be able to repay some of these loans back?
\nAndrew:<\/b>\u00a0 Yes and no, Kevin. Yes, of course, we\u2019ve had record low interest rates, so there\u2019s no doubt that with low interest rates, if we get a couple of increases then what\u2019s the jolt going to be? Are people going to be able to afford that? Why I say no is the bank servicing rates and the way you\u2019ve gone in and asked for a loan from a bank, they\u2019re still being serviced. The majority of their loans that are around 7.25 up to 8% depending on the lender. They actually have that factored into their servicing calculations and are doing that to make sure they\u2019re not over-committing people. The rates are there, so they\u2019re already servicing in that. I think there\u2019s a bit more workaround just analyzing people\u2019s expenditure and making sure that their lifestyle actually meets their income requirements and then their ability to fund their debt.
\nKevin:<\/b>\u00a0 Are there many 100% home loans at present?
\nAndrew:<\/b>\u00a0 Not that I\u2019m aware of, Kevin.
\nKevin:<\/b>\u00a0 No.
\nAndrew:<\/b>\u00a0 Look, we don\u2019t lots of just first-home loans and things like this, and I\u2019ve seen in some of the reports and a lot of people have made a bit of noise about that, and they\u2019re probably people who work in those markets trying to get people in. That\u2019s not really a market that I do a lot of work in. There\u2019s no such thing as a 100% home loan where you can get a home for $500,000 and borrow $500,000. That\u2019s was closed down after the GFC. Just pre-GFC, though, there were loans available up to 110% of the value of the property on the old premise that property always goes up. We saw through America and the UK and parts of Australia even when the GFC came through that that\u2019s a fallacy. It just doesn\u2019t work just like that.
\nKevin:<\/b>\u00a0 We\u2019re talking here about Westpac doing this. Are there any indication the others are likely to follow suit.
\nAndrew:<\/b>\u00a0 The other lenders have already probably done it more. They were less aggressive in doing it and weren\u2019t really doing that. Westpac had seen this is a bit of a niche in their market and the ability to provide this and do things like that. It\u2019s just now they\u2019ve been alerted to it by the regulators, and they\u2019ve said, \u201cOkay. We probably agree. That doesn\u2019t fit the full piece of responsible lending practice.\u201d They\u2019ve just shut it down for now as the regulators continue to take a stronger hold to ensure that the market doesn\u2019t enter a boom-bust cycle.
\nKevin:<\/b>\u00a0 Yes. How are brokers generally reacting to this type of tightening up because it\u2019s been going on for a while, hasn\u2019t it?
\nAndrew:<\/b>\u00a0 Yes, it has been. You\u2019re right. Like I said, there are banks and brokers that have advocated doing this and just getting that little bit extra, $10,000, $15,000, $25,000, $30,000 \u2013whatever it might be \u2013 on a personal loan to get them in to fund their stamp duty or something. That\u2019s part of the frenzy of what the regulators don\u2019t want people to commit to if they can\u2019t save the money and they don\u2019t have other means, then taking more debt just to get in because of otherwise \u201cWe\u2019ll miss out on the market,\u201d I think probably isn\u2019t a bad thing. Hopefully, it will save some people from some potential gloom if we do get rate raises and they can\u2019t manage all their debts, because a personal loan is generally taken over somewhere between 5 years to 7 years, maybe up to 10 years depending on the lender. So it has a higher interest rate and a shorter repayment period, so that coupled with then your mortgage expenses if the rates start to rise, I think it can put people at risk. My personal opinion is I don\u2019t think it\u2019s a bad thing, but will it mean some people will miss out? Yes, it will, but arguably they\u2019re also saving them from putting them at risk at well.
\nKevin: <\/b>\u00a0Yes. We have a history \u2013 haven\u2019t we \u2013 of a really good banking system, tight regulations, and we shouldn\u2019t complain about that, and I know you\u2019re certainly not doing that. But is this the new norm \u2013 that of increased deposits, good record of saving, the ability to even service higher interest rates? Andrew, is that the norm going forward?
\nAndrew:<\/b>\u00a0 Yes. I think it\u2019s going to be, Kevin. I think at least while we still see, in particular, the two major capitals in Melbourne and Sydney really performing strongly. I think there will be continued concern that we don\u2019t want people just rushing in and buying. I think there will be more scrutiny. Like I said, there\u2019s a lot of work around just being able to analyze people\u2019s actual spending habits and their consumption; what they actually do spend on a monthly basis and not overcommitting them. I think we\u2019ll see continued work around interest-only piece and especially people wanting an interest only home loan and things like that. I think the scrutiny around those that we\u2019re not overcommitting people, in the long-term, it might be okay and affordable today but what about in three or five years when an interest-only term has come off. You have potentially higher interest rates. You might have been a couple then but you\u2019ve gone back to one wage because you\u2019ve had a baby and things like that, and all of a sudden, you just can\u2019t make your commitment. That\u2019s why the regulators are working hard to make sure that the market remains strong and consistent, again, to avoid that boom-bust cycle.
\nKevin:<\/b>\u00a0 Well said, mate. Always good talking to you. Andrew Mirams from Intuitive Finance. Thanks for your time, mate.
\nAndrew:<\/b>\u00a0 My pleasure, Kevin. Have a great day.<\/p>\n","protected":false},"excerpt":{"rendered":"

Westpac is closing a loophole to stop property buyers using a combination of personal loans and mortgages to fully fund deposits, or top-up shortfalls if off-the-plan apartments are revalued by the bank at less than the purchase price. It follows an internal review that concluded…<\/p>\n","protected":false},"author":176692471,"featured_media":10484,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[34,10,11,13,36,25],"tags":[101],"class_list":["post-10483","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-finance-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-sponsored-channels","tag-podcast"],"yoast_head":"\nBanks close investor loophole - Andrew Mirams - Realty Talk<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/channels.realty.com.au\/realtytalk\/banks-close-investor-loophole-andrew-mirams\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Banks close investor loophole - Andrew Mirams - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"Westpac is closing a loophole to stop property buyers using a combination of personal loans and mortgages to fully fund deposits, or top-up shortfalls if off-the-plan apartments are revalued by the bank at less than the purchase price. 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