Elizabeth Colman
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TENS of thousands of Northern Rock borrowers face being trapped in mortgages charging punitive rates of interest following the bank’s nationalisation last week.
About 175,000 borrowers are thought to have been lured into Northern Rock’s controversial 100%-plus loans over the past few years. They are now likely to find it extremely difficult to remortgage after most lenders pulled out of the market last week.
If they stay with Northern Rock, however, they face a huge “payment shock” with repayments likely to go up by as much as £2,000 a year on a typical loan of about £150,000.
The nationalised bank already has one of the highest rates of repossessions of any lender, and the plight of the 100%-plus borrowers could make matters much worse.
While some were cash-strapped first-time buyers, many others thought the ability to borrow up to 125% of the value of their property was simply too good to miss.
Jamie Lyall, who lives in Newark, Notting-hamshire, and works for a leading high-street retailer, borrowed 104% from Northern Rock in July last year. “My wife and I could have put down a deposit, but the Rock deal enabled us to put the money towards an extension,” he said.
“We are now racing to pay off as much of the loan as we can to improve our remortgage options. However, with our second baby on the way this could prove difficult.”
House prices in his area have been flat, so the family are in danger of sliding into negative equity. Unless they pay down their debt, most lenders will baulk at their business.
Ray Boulger of broker John Charcol said: “The government is in effect a negative-equity lender, while borrowers who owe more than the value of their homes are left with few options as their chance of remortgaging onto another 100% plus deal is slim.”
Northern Rock pulled its range of 100%-plus loans for new borrowers last week in response to heavy criticism from MPs. Alliance & Leicester, Coventry, BM Solutions, Bradford & Bingley and Chelten-ham & Gloucester did the same, leaving limited options for those who have borrowed more than the value of their property.
Mortgages for up to 95% are also disappearing fast. Alliance & Leicester, West Bromwich, Britannia and Barnsley building societies have all reduced the maximum they will lend from 95% to 90% of the value of the property.
Brokers said it would not be long before borrowers need a deposit of at least 10% to get a decent rate. Melanie Bien of broker Savills, said: “Aspiring homeowners as well as remortgagers could soon need equity of at least 10% to find affordable deals as the combination of the credit crunch and falling house prices has forced lenders to readdress their attitude to risk.”
Ian Peace, 38, from Huddersfield, West Yorkshire, succumbed to a 115% mortgage with Northern Rock a year ago at a rate of 5.75% fixed for two years. He said: “We were desperate to move and the loan from Northern Rock allowed us to take a lower price on our previous property. I am now extremely worried that I will be stuck with Northern Rock.”
Northern Rock’s 100%-plus range was structured so only 95% of the loan was secured on the property with up to £30,000 as a personal loan – so if the property was worth £100,000, you could borrow £125,000, or 125%.
Peace, who is married and has two children, borrowed 95% of a property worth £144,000 – or £136,800 – plus an additional £28,200. This added up to £165,000, or nearly 115% of the value of the property.
When he comes to remortgage, he may find he is stuck with Northern Rock. However, the best rate available from the bank is 7.58%, giving repayments of £1,228 compared with his current outgoings of £1,038 – an extra £2,280 a year. He could switch just his 95% secured loan to another lender, but Northern Rock would reserve the right to charge him 8 percentage points on top of the standard variable rate (SVR) on the personal-loan element. This is now 7.59%, so he would be paying a punitive 15.59%.
Even if he could switch to the best no-fee two-year fix from Coop at 5.79% and moved his personal loan to Barclaycard over seven years, he would still face a repayment shock.
David Hollingworth of broker L&C said: “Borrowers could potentially switch the unsecured part of the loan to another lender, but this could be fraught with difficulties in the current climate. Northern Rock should offer these captive borrowers a better deal.”
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I was one of those students whose parents weren't able to help financially with uni costs, so i left uni with the debts that many others have. With inflated house prices coupled with student loan repayments seriously eating into my disposible income, It meant that i was able to buy a shed, at least thats how it was sold to me.My girlfriend and i wanted to get onto the property market and the 125% mortgage was sold heavily to us by a mortgage broker, on the basis we could spread our debt and therefore buy a more desirable house. Fortunately, in hindsight, we applied once Birmingham Midshires pulled their 125% product. By doing some research on the web, taking some independant financial advice, we've re-structered our loans over a 7yr period (a great deal better than 25yrs) Managed to secure a 5 yr fixed rate 98% mortgage. I do believe the government have manipulated things so that students can barely dream of owning a home until their mid 30's or easy pickings to poor mortgage advisors
kev, gloucester, uk
The main point that people are missing in this article is that the actual Together mortgage is for 95% of the value of the property not for >100%. The remaing unsecured debt is not on the mortgage so when the customer comes to remortgage they are only remortgaging to, at worst another 95% deal, however since HPI still remains positive this is now likely to be <95%.
Yes the amount they can borrow may be affected by the fact they have a large amount of unsecured debt, but this is still not a case of having to find another 100% plus mortgage.
Steve, Brighouse, W.Yorks
Jay,
I do hope that you have a lot of equity when your BTL mortgage come up for renewal. I also hope that you have good tenants who will pay and no voids or repair bills so that you have to remortgage because I understand that today even Woolwhich have declared they will not lend beyond 75% LTV.
That means the majority of lenders now predict BTL's to fall invalue by 25% or so.....
Oh and I also hope that the Govt. don't make letting more stringent like in 1977 (Rent Act 1977).
I don't wish to be a pessimist mind and I wish you well...
Austin Tassletine, South West, UK
Clint,
I think he will win regrettably. Dancing Dave is no match...
What did they say about Neil Kinnock in 1992? He managed to snatch defeat from the jaws of victory...
Austin Tassletine, South West, UK
I have to say that I feel anything but sympathy for people who borrowed more than their house is worth. Its like voluntarily walking into negative equity. Idiots. Just because a high street bank says you can do something, it doesn't mean you should.
And I agree with Clint.. Labour are SO out of touch with young people. I don't know a single potential first time buyer with any faith in them. At the moment it looks like they're losing the votes of young and old savers in favour of BTL investors and those with mortages. With fuel, utilities and food prices rising at 10% or so, I don't think anybody believes the Bank of Englands central remit is to avoid infaltion. It will be amusing to see the BoE (aka Labour) attempt to avoid a house price crash at all cost.
James, Leamington Spa, UK
The northern rock 125% mortgage was excellent in my case. Luckily I took a 5 year fix with 3yrs and 8 months to run. Hopefully time enough for the market to recover somewhat.
The extra funds were used to buy a second property which was then subsequently sold for a £20k profit with only £10k put down as a deposit.
This extra money has enabled me to quit my job and start my own business. The value that the initial property increased by also enabled me to take out further borrowing, which I have used to buy a buy to let property which has already been valued at £20k more than the purchase price.
I was a first time buyer less than 2 years ago and this rising property market has enabled me to prosper and realise my aspirations to be sucessful in life (I'm now 25).
All these people moaning are just people hating on those that want to actually make life better for themselves and the people around them.I am shortly going to take on my first member of staff.
Get a life moaners
Jay, London,
"Lured into", "succumbed to". These were adults making their own decisions. Greed got the better of them. They freely decided to take a highly-leveraged bet at what turned out to be the top of the market. They do not deserve our sympathy as their huge bets goes sour.
Dr. Keith Anderson, Durham, England
This article is typical of the "blame somebody else" litigious culture that has become so prevalant in the UK.
Were the people mentioned in the article forced at gunpoint to borrow far in excess of their assets? I do not see these people as victims of an unscrupulous lender, but more victims of their own greed.
Jon, Expat,
Sorry this was bound to happen as we have seen in the US the institutions have to protect there investors in these turbulant times
Mr Jobs, london, uk
Common sense said these mortgages were risky and unsustainable. Some of us were patient and haven't jumped at these dangerous offers choosing to save a deposit instead. However it is both the banks and borrowers jointly responsible for this failure.
Gavin, Reading,
let the market crash! It needs a correction, so first time buyers can get back into the housing market, the life blood of the economy.
But then again with higher rates they to will be unable to afford lower loans when they have to pay higher rates of interest. It's a catch 22 situation and they almost always lead to recession.
Well done Gordon and Co you done a wonderful job of regulating the market, forgive but what did the FSA stand for?
Harry, Gravesend, UK
Its not just customers from NR who will fall foul of this. It's any borrower from any bank wishing to remortage or a new deal.
Very scary stuff maybe for upto 1 million mortgage lenders.
tuggy, melton mowbray, Leicestershire
These 100% plus mortgages may have helped some people to become 'home-owners'.The only problem is,many are going to end up being owned buy their home.Charging interest rates of 15% isn't going to help anyone.The bank should take some of the blame for lending the money in the first place.No wonder Mr Branson walked away.The £100 billion mortgage book doen't appear as solid as people thought.
stephen hulton, eure, france
I always thought that those who were unwise enough to speculate on BTL investments, using aggressive Loan-to-Value loans to buy overpriced properties, were being incredibly stupid, were hurting the UK economy, and "deserved to be beat hard with a very big stick."
These high rates are THE BIG STICK. So the wild speculators are now getting their just desserts. They are learning some important lessons, and long may they remember them.
DrBubb, London and Hong Kong, UK, Hong Kong
The authors use of words like "lured" or "succombed" or "trapped" suggest a lack of impartiality in the article. The first move had to be by the borrower and all mortgages come with a contract.
Northern Rock had a flawed business model in a market that had had a flawed regulatory regime imposed on it by incompetent politicians. The obvious. and only, remedy for the subjects of your article is to pay up and to remember who set the market up when the next election comes.
John Wilson, Bognor Regis, Sussex, UK
'...succumbed to a 115% mortgage with Northern Rock a year ago...'
A mortgage is not a disease. Please don't use words designed to invoke pity. If you can't afford it, don't buy it. Those of us who have resisted buying/trading up are now proping up a nationalised bank which has previously engaged in some of the most reckless lending in the UK. If Mr B thinks that he has any chance of winning the next election after conning the careful voters who have lived within their means and saved - he needs to think again.
Clint, Stafford, UK