{"id":7847,"date":"2016-04-22T16:00:46","date_gmt":"2016-04-22T06:00:46","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=7847"},"modified":"2016-04-22T16:00:46","modified_gmt":"2016-04-22T06:00:46","slug":"how-lenders-differ-on-loan-approvals","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/how-lenders-differ-on-loan-approvals\/","title":{"rendered":"How lenders differ on loan approvals"},"content":{"rendered":"<p><strong>In his recent column in\u00a0<a href=\"http:\/\/www.switzer.com.au\/the-experts\/john-mcgrath-property-expert\/our-number-1-population-growth-city\/\" target=\"_blank\" rel=\"noopener noreferrer\">Switzer<\/a>, John McGrath discusses loan\u00a0approvals\u00a0and how they differ with every lender.\u00a0<\/strong><\/p>\n<h4>Here&#8217;s what he had to say:<\/h4>\n<p><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"alignright size-full wp-image-1807\" alt=\"mcgrath\" src=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2014\/08\/mcgrath.jpg?resize=150%2C143\" width=\"150\" height=\"143\" \/><br \/>\nThere is plenty of talk in the market at the moment about interest rates.<br \/>\nLenders are offering large discounts for new business and rebates for new borrowers refinancing with them.<br \/>\n<strong>New business discounts (owner occupied loans with LVR below 80%)<\/strong>Alan Hemmings, General Manager of McGrath\u2019s mortgage broking division, Oxygen Home Loans provides the following examples.<\/p>\n<ul>\n<li>St George offered a 1.35% discount on new business valued above $500k and 1.45% above $1m<\/li>\n<li>Commonwealth Bank of Australia offered a 1.4% discount on new business above $750k<\/li>\n<li>Suncorp offered a 1.55% discount on new business above $150k<\/li>\n<\/ul>\n<p><strong>Refinancing rebates (T &amp; C apply)\u00a0<\/strong><\/p>\n<ul>\n<li>St George is offering a $1,500 rebate for all new refinances valued above $250k<\/li>\n<li>Commonwealth Bank of Australia is offering a $1,500 rebate for all new refinances valued above $250k<\/li>\n<\/ul>\n<p><strong>These offers sound great but what the banks don\u2019t talk about is the way they assess your loan application.\u00a0<a href=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2014\/08\/borrowers-reject-fixed-loans-kevins-comment-25th-august1.jpg\"><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"alignright  wp-image-2042\" alt=\"Borrowers reject fixed loans \u2013 Kevin\u2019s comment | 25th August\" src=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2014\/08\/borrowers-reject-fixed-loans-kevins-comment-25th-august1-300x239.jpg?resize=240%2C191\" width=\"240\" height=\"191\" \/><\/a><\/strong><br \/>\nThis is far more important than any discount or rebate because it has a significant impact on firstly, your ability to borrow; and secondly, how much you can borrow.<br \/>\nI asked Alan to provide some detailed information on this to help you best manage your next finance application.<br \/>\nOver to you, Alan.<br \/>\n<strong>Every bank has a different process for assessing your application and this is known as your credit score \u2013 not to be confused with your credit file:<\/strong><\/p>\n<ul>\n<li>Your credit score is a form of ranking applied to you as a person by a lender. It is based on a range of factors unique to the lender and based\u00a0on the performance of their loan book. They look at all the attributes of clients who have loans that perform to determine the types of clients they will lend to; and<\/li>\n<li>Your credit file is a long-term record of your financial behaviour, which banks can access to help them calculate your credit score. Have you ever defaulted on a home loan repayment or electricity bill? Bought new furniture on interest-free terms? Applied for a home loan or any other finance? All of this will be on your credit file<\/li>\n<\/ul>\n<p>How your credit score is assessed could mean the difference between application approval and decline; and it will also impact how much money you can borrow, sometimes by tens or even hundreds of thousands of dollars.<\/p>\n<h4>Factors lenders consider to determine your credit score.<\/h4>\n<ul>\n<li>Your age<\/li>\n<li>Drivers\u2019 licence \u2013 lenders see this as an indication of financial stability<\/li>\n<li>Home phone number \u2013 another indication of stability<\/li>\n<li>Number of credit enquiries on your credit file (such as home loan applications that were rejected or approved but not used; as well as purchases on interest-free terms, such as new furniture)<\/li>\n<li>Defaults on your credit file (gas, electricity, council rates, home loan repayments)<\/li>\n<li>Employment\u00a0\u2013\u00a0lenders will look at your type of employment (part-time, casual, self-employed, contract or full-time); the industry you work in; and how long you\u2019ve work<img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"alignright\" alt=\"8507207_l\" src=\"https:\/\/i0.wp.com\/puassets.s3-ap-southeast-2.amazonaws.com\/wp-content\/uploads\/2016\/04\/8507207_l-300x162.jpg?resize=276%2C149\" width=\"276\" height=\"149\" \/>ed for your current employer. If you are full-time in a relatively stable industry and you don\u2019t change jobs every two years, you will score higher than someone who is part-time or has changed jobs frequently<\/li>\n<li>Savings history\u00a0\u2013\u00a0lenders will consider how much you\u2019ve saved and over what timeframe. Your ability to save indicates your ability to repay a loan<\/li>\n<li>Other assets\u00a0\u2013\u00a0includes cars, furnishings, shares etc. A strong asset base, like a strong savings history, shows you\u2019re not wasting your income and you\u2019re motivated to build wealth<\/li>\n<li>Loan to valuation ratio (LVR) \u2013\u00a0the lower your LVR, the better your credit score. This ties in to your savings history \u2013 the larger your deposit the better<\/li>\n<li>Residential history\u00a0\u2013\u00a0lenders want to know whether you\u2019re still living at home, boarding, renting, living in your own property etc. How long you\u2019ve lived there is also an important indicator of stability<\/li>\n<\/ul>\n<p><strong>So these are the typical things lenders look at.<\/strong><br \/>\nBut there\u2019s also many crucial differences between lenders in how they calculate your credit score.<br \/>\nPart of your credit score relates to \u2018serviceability\u2019 \u2013 that is, your ability make your repayments.<\/p>\n<h4>This, in addition to your equity in other assets, will determine how much you can borrow.<\/h4>\n<ul>\n<li>Examples of differences in how lenders assess your income (or \u2018serviceability\u2019)\u00a0<img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"alignright\" alt=\"banks\" src=\"https:\/\/i0.wp.com\/propertyupdate.com.au\/wp-content\/uploads\/2012\/09\/banks.jpg?resize=287%2C176\" width=\"287\" height=\"176\" \/><\/li>\n<li>Rental income\u00a0\u2013\u00a0lenders will use 60%-80% of your rental income. Some lenders will use rental income as determined by a valuation, others will use actual rent receipts<\/li>\n<li>Other mortgage debts\u00a0\u2013\u00a0most lenders now apply the benchmark rate to other existing debts, so a rate of 7.5% is applied to existing mortgages rather than the 4-5% you\u2019re actually paying now<\/li>\n<li>Credit card debt\u00a0\u2013\u00a0lenders will use 2.5%-3% of your credit limit (not the outstanding balance) to calculate a monthly repayment<\/li>\n<li>Other expenses\u00a0\u2013\u00a0any regular ongoing expenses will factor into your serviceability<\/li>\n<li>Bonus Income\u00a0\u2013\u00a0lenders will use 80%-100% of any bonus income<\/li>\n<li>Commission income\u00a0\u2013\u00a0lenders will use 80%-100% of any commission income<\/li>\n<li>Industry allowances\u00a0\u2013\u00a0some lenders won\u2019t include allowances at all, others will use 80-100% of shift allowances or tool allowances when calculating income<\/li>\n<li>Overtime\u00a0\u2013\u00a0lenders will generally use 80% of overtime income<\/li>\n<\/ul>\n<p><strong>So, you can imagine what a difference it would make if your chosen lender bases their calculations on 80% of your rental income, 100% of bonus income and 100% of your allowances compared to say, 60%.<\/strong><br \/>\nIn order to ensure your loan application is approved for the highest possible borrowings; and to avoid loan rejections which will stay on your credit file for 7 years, you need to choose the lender that will assess you the most favourably when making your next application.<br \/>\n<strong>This is why it is so important to work with a broker to determine the best lender for you based on your personal circumstances.<\/strong><br \/>\nThis is especially important if you\u2019re borrowing for investment, as the criteria for investor loans is now tighter and interest rates on these loans are higher.<br \/>\nEngaging a broker costs you nothing because they get paid by the lender, but do your homework to find a reputable broker or broking company.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>In his recent column in\u00a0Switzer, John McGrath discusses loan\u00a0approvals\u00a0and how they differ with every lender.\u00a0 Here&#8217;s what he had to say: There is plenty of talk in the market at the moment about interest rates. Lenders are offering large discounts for new business and rebates&#8230;<\/p>\n","protected":false},"author":176692471,"featured_media":5615,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[13],"tags":[],"class_list":["post-7847","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-latest-story"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>How lenders differ on loan approvals - 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\/how-lenders-differ-on-loan-approvals\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"How lenders differ on loan approvals - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"In his recent column in\u00a0Switzer, John McGrath discusses loan\u00a0approvals\u00a0and how they differ with every lender.\u00a0 Here&#8217;s what he had to say: There is plenty of talk in the market at the moment about interest rates. 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