1st Street Newsletter DECEMBER 2006

Hello,

Welcome to 1st Street's monthly newsletter. If you require any assistance in obtaining the right loan for you, or if you have any questions in regards to an existing loan, please do not hesitate to contact me personally on 1300 88 01 09 or 0411 33 9998.

Kind regards,

Jeremy Fisher

Is Fixing The Answer?

Money!With three interest rate rises in 2006, some borrowers are looking nervously at their increasing mortgage repayments and asking...

... is fixing the interest rate a good idea?

Traditionally, Australians have always favoured the variable rate home loan. It was reported recently that some 80% of all home loans carry a variable interest rate. Interestingly, the USA and New Zealand are the reverse, where 80% of all current home loans are wholly or partly set with a fixed interest rate.

Whenever variable interest rates increase, however, borrowers understandably review their options. Therefore there is currently a trend towards fixed rate home loans, with some lenders reporting up to 25% of new loans being either a fixed or split loan.

So what are the main features of a fixed rate home loan?

Features

The most obvious feature is that the interest rate is fixed for a set period, typically between one and five years. At the end of this period the loan will normally revert to the standard variable rate product of the lender, although you can usually negotiate a further fixed term at the prevailing interest rates.

Traditionally fixed rate loans have had fewer features than variable rated products. For example, they may not allow for extra repayments to be made. Also, to get out of a fixed rate loan before the end of the contract period is sometimes very expensive.

Some lenders have made their fixed rate products more flexible, however, so it is worth comparing several alternatives to find the features you'd like.

Benefits

The main benefit of a fixed rate home loan is certainty – the amount of the regular repayment will not vary for the period that the loan is fixed. For some people this is extremely important, and acts as an insurance policy or hedging against further variable rate increases.

“The main benefit of a fixed rate home loan is certainty.”For example, first home buyers or couples starting a family tend to be on a tight budget, so fixing for the next few years can provide peace of mind.

Also, people may be concerned about potential changes to their job or income level, and so would welcome the certainty of the repayment amount.

Similarly, property investors may also be seeking certainty on the costs of their investment. By locking in the interest rate and having a fixed rental amount coming in from the property means that much of the cash flow is predictable.

For some, they may believe that variable rates will continue to increase in the future, and so are prepared to “bet” against this by fixing their rate.

Future Direction

However, unless you are an expert in money markets and the future direction of inflation and the economy, it is impossible to predict where interest rates will go. By fixing your interest rate you could therefore be locking into a rate higher than the average variable rate over the period that you’ve fixed for.

For this reason, many borrowers choose to fix for less than three years. Then, if variable rates do fall, they are only locked in to paying a higher rate for a fairly short period.

Split Loans

Another way to “hedge your bets” is to consider a split or combination loan. This product allows you to have a fixed interest rate for a proportion of the amount borrowed, and a variable rate for the rest. The split between the two is decided at the outset of the loan. Typically these splits are 50% to 70% fixed, with the remainder left as variable.

The benefit of this type of loan is that you get some of the advantages of each type of loan. You can have the flexible features of a variable rate loan and enjoy the lower cost when interest rates fall, whilst still fixing the interest rate on part of the loan as a hedge against increasing interest rates.

Wide Variations

There are well over 100 fixed rate products on the market and, as you’d expect, wide variations in interest rates and features. For example, on a three year fixed rate home loan the interest rate “spread” is over 1%, which can make a significant difference to the repayments. Also the range and flexibility of the loan features, and the size of the exit costs, vary greatly.

If you’d like to consider a fixed rate or split loan, then we can help you to compare the different products available. Please feel free to get in touch for a “no cost, no obligation” review.

Is Your Life Cover Enough?

Father & DaughterOne in three adult Australians have no life insurance at all, and many more are under-insured putting their families at risk.

We look at the options, likely costs, and how to calculate an adequate level of cover.

In Australia, premature death remains a real risk: around 22% of men and 14% of women die before they reach the age of 65.

Yet a recent study reported in Choice magazine stated that one in three adults have no life insurance at all. Further, many of those that did have cover could be under-insured if they were relying on the default level of cover in their superannuation fund.

So what is life insurance? The most common type is known as term life cover. This normally pays a lump sum upon the death of the life insured. The policy’s main purpose is to provide security to a person’s family and other dependents.

How Much Cover is Needed?

In the event of your death you want your family and other dependents to be able to carry on without financial hardship. You’d want them to be able to live in the same home, go to the same schools, etc.

Therefore, when considering how much cover to buy, you should take into account any debts you have (eg home loan, car loan, credit cards, etc), plus other ongoing financial commitments (eg school fees). It would give peace of mind to have these items paid off straightaway.

On top of this you should estimate a lump sum figure that, when invested, will provide a good income stream to your family.

An industry “rule of thumb” is ten times your current after-tax income will provide a reasonable income stream.

“Do you really want to leave your loved ones without enough money?”For the main breadwinner the total required cover, including the paying off of debts, could be $1 million or more.

Also, if you are not the main breadwinner but still work and maintain the home, your salary plus your homemaker role needs to be taken into account.

After all, this critical homemaker role will still need to be done - in the event of your death someone would need to be paid to do the child minding, out of hours school care, cleaning, shopping, cooking, transporting the children, etc.

How Much Does It Cost?

Insurance premiums are set based on a number of factors, including age, gender, your health, your occupation and whether you smoke.

As a rough guide, term life cover can cost around 0.1% of the amount insured. For example, $1 million of cover could cost about $1,000 per annum.

Although the price of premiums is important, you also need to consider the differing terms and conditions of the policies:

  • Are there any exclusions?
  • Can the company cancel the policy? If they can, then you run the risk of being reassessed at each renewal and having either the premium increased or the level of cover refused.
  • Is the amount covered automatically indexed to take account of inflation? If not, make sure that you increase the cover each year.

Where Shall I Buy Cover From?

You can buy insurance directly from more than 40 companies, or through your superannuation fund with their preferred company. Because the market is so competitive you should shop around for the best deal.

Many people will have some form of life insurance through their superannuation fund. Unless you specified otherwise this is normally set at a default amount in a typical range of $100,000 to $150,000, which is not enough.

Your super fund can be a good place to purchase additional cover from for the following reasons:

  • Super funds can negotiate lower premiums because they are “bulk buying” for all of their members and so have a strong bargaining position.
  • The premiums are taken from your contributions and are therefore paid from pre-tax dollars, which is cheaper than paying the same premium from your net pay.

If you do decide to purchase additional cover through your super fund, make sure that you increase your contributions accordingly or else you’ll be reducing the amount being saved towards your retirement.

Also, you should make sure that you have let your super fund know who the nominated beneficiaries of the policy are, or else this can cause complications and delay if the policy is to be paid out, causing extra anguish to your family at an already sad and stressful time.

Do It Now!

Whilst purchasing adequate life cover may seem like a task you can get to “someday”, do you really want to leave your loved ones without enough money? This is the risk you take by not organising your cover now.

DISCLAIMER: This newsletter is provided for general information only. Please do not rely on this newsletter as a substitute for specific legal or financial advice. Before making any decisions you should consider your specific objectives, financial situation and needs. You can unsubscribe by sending us a reply email with "Unsubscribe from e-Newsletter" in the subject line.