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RBA Leaves Cash Rate at 3% – 5 March 2013

At its meeting today, the Board decided to leave the cash rate unchanged at 3%.

In Glenn Stevens statement he announced “Global growth is forecast to be a little below average for a time, but the downside risks appear to have lessened over recent months. The United States is experiencing a moderate expansion and financial strains in Europe are considerably reduced compared with the situation through much of last year. Growth in China has stabilised at a fairly robust pace. Around Asia generally, growth was dampened by the earlier slowing in China and the weakness in Europe, but again there are signs of stabilisation. Commodity prices are little changed recently, at reasonably high levels.

Sentiment in financial markets is much improved compared with the middle of last year. Risk spreads have narrowed and funding conditions for financial institutions are more favourable. Long-term interest rates faced by highly rated sovereigns, including Australia, remain at exceptionally low levels. Borrowing conditions for large corporations are very attractive. Share prices have risen substantially from their low points. However, the task of putting private and public finances on sustainable paths in several major countries is far from complete. Accordingly, as seen most recently in Europe, financial markets remain vulnerable to occasional setbacks.

In Australia, most indicators available for this meeting suggest that growth was close to trend over 2012, led by very large increases in capital spending in the resources sector, while some other sectors experienced weaker conditions. Looking ahead, the peak in resource investment is approaching. As it does, there will be more scope for some other areas of demand to strengthen.

Present indications are that moderate growth in private consumption spending is occurring, though a return to the very strong growth of some years ago is unlikely. The near-term outlook for non-residential building investment, and investment generally outside the resources sector, is relatively subdued, though recent data suggest some prospect of a modest increase during next financial year. Dwelling investment appears to be slowly increasing, with higher dwelling prices and rental yields. Exports of natural resources have been strengthening, though recent bad weather is affecting some shipments at present. Public spending, in contrast, is forecast to be constrained.

Inflation is consistent with the medium-term target, with both headline CPI and underlying measures at around 2¼ per cent on the latest reading. Looking ahead, with the labour market softening somewhat and unemployment edging higher, conditions are working to contain pressure on labour costs, as was confirmed in the most recent data. Moreover, businesses are focusing on lifting efficiency under conditions of moderate demand growth. These trends should help to keep inflation low, even as the effects on prices of the earlier exchange rate appreciation wane. The Bank’s assessment remains that inflation will be consistent with the target over the next one to two years.

During 2012, there was a significant easing in monetary policy. Though the full impact of this will still take more time to become apparent, there are signs that the easier conditions are having some of the expected effects. On the other hand, the exchange rate remains higher than might have been expected, given the observed decline in export prices, and the demand for credit is low, as some households and firms continue to seek lower debt levels.

The Board’s view is that with inflation likely to be consistent with the target, and with growth likely to be a little below trend over the coming year, an accommodative stance of monetary policy is appropriate. The inflation outlook, as assessed at present, would afford scope to ease policy further, should that be necessary to support demand. At today’s meeting, taking into account the flow of recent information and noting that there had been a substantial easing of policy as a result of previous decisions, the Board judged that it was prudent to leave the cash rate unchanged. The Board will continue to assess the outlook and adjust policy as needed to foster sustainable growth in demand and inflation outcomes consistent with the target over time. ”


Investing in Property

If you are investing in the housing market vs investing in the sharemarket, make sure you are informed about the property and the market cycle. There are opportunities in the housing market when it is at the bottom of the cycle, which is where most property markets in Australia have been since 2010. If you do your research, you will find properties in the right location can sell for 5%-10% less than what they might have achieved 2 years before. On a $500,000 property this can be a big difference. With the high cost of living near the city, Western Sydney is expected to see growth in value with an increase in population and median family income.

Margaret Lomas is the Host of two weekly property investment shows on Sky News Business Channel and says she “prefers regional centres over inner-city areas and says it’s easy to buy in so-called hot spots. What is harder to achieve, she says, is buying property in ”warm spots” – areas that are yet to see price growth but are likely to. Buying well is often in the timing. Little wonder investors are trying to figure out whether specific markets have hit bottom or have further to fall.”

Interestingly in a market where many people have been waiting for the market to drop further, they could be missing out on opportunities of good value and when there is less competition from other buyers who may also be waiting longer.

If you would like to know what a property is worth, contact The Home Loan Company for a complimentary property report which will include estimated value of the property, the property’s sales history, current sales and rental history in the area.


Sydney Rents High, Melbourne Falls, Perth Climbs

APM’s December 2012 quarter report confirms Sydney is still the most expensive city to rent in and Perth is set to take the lead in 2013. Perth house rents rose by a 17.5% over 2012 with unit rents (also) increasing by 14.3%. Rental growth for houses in Sydney held in 2012 at $500 pw but units rose by 2.2% to $460 per week. Relief from rent rises for Sydney tenants reflects reduced demand for rental properties as a consequence of increased buyer activity – particularly from first home buyers. Underlying demand for rental properties in Sydney however remains strong reflecting a shortage of accommodation driven by a chronic shortfall of new supply.

Considering buying an investment property? Contact The Home Loan Company for complimentary mortgage advice.


Home Buyers are Expected to Become More Active

Interesting Forecast from BIS Shrapnel.

“The Residential Property Prospects, 2012 to 2015 report from economic forecaster BIS Shrapnel says NSW and the resource-rich states of Queensland, Western Australia and the Northern Territory are already showing signs of recovery.

However, the rest of the country – Victoria, South Australia, Tasmania and the Australian Capital Territory – will lag behind because of what the report says is an emerging excess of housing.

BIS Shrapnel senior manager Angie Zigomanis said the number of first-home buyers in the market, which fell after the temporary boost to the federal government’s first-home owners’ grant ended, were slowly returning to normal levels.

Mr Zigomanis said lower interest rates and more overseas migrants coming to live in Australia were also indications that some of the negative factors that pushed house prices down in 2010 and 2011 were beginning to turn around.

“The recovery is expected to eventually gain traction through 2013 as continued growth in resource investment spending eventually flows through to other sectors of the economy,” Mr Zigomanis said in a statement.”With the local economic and employment outlook becoming more positive, and some stabilisation and improvement overseas, purchasers are forecast to wade back into the market in greater numbers, translating to greater sales volumes and a pick-up in price growth over 2013/14 and into 2014/15.”

Perth and Brisbane were forecast to record the highest growth in median house prices over the next three years at 22 per cent and 20 per cent respectively, with Sydney just behind at 17 per cent and Darwin at 15 per cent.

This compared with a forecast nine per cent increase for Adelaide, five per cent for Hobart, three per cent for Melbourne, and just one per cent for Canberra.”

If you haven’t refinanced your home loan in the last 3 yrs, you’re probably paying too much for your mortgage. We are mortgage advisors on Sydney’s Northern Beaches. Contact us for a complimentary review of your home loan.


RBA Leaves Cash Rate at 3% – 5 February 2013 Home Loan Rates

Glenn Stevens statement today:

“Global growth is forecast to be a little below average for a time, but the downside risks appear to have abated, for the moment at least. The United States has so far avoided a severe fiscal contraction and financial strains in Europe have lessened considerably over recent months. Growth in China has stabilised at a fairly robust pace. Around Asia generally, growth was dampened by the earlier slowing in China and the weakness in Europe, but again there are signs recently of stabilisation. Some commodity prices have firmed over recent months.

Sentiment in financial markets has continued to improve, with risk spreads narrowing and funding conditions for financial institutions becoming more favourable. Long-term interest rates faced by highly rated sovereigns, including Australia, remain at exceptionally low levels. Borrowing conditions for large corporations are very attractive. Share prices have made further gains. However, the task of putting private and public finances on sustainable paths in several major countries is far from complete and, accordingly, financial markets remain vulnerable to setbacks in these areas.

In Australia, most indicators available for this meeting suggest that growth was close to trend in 2012, led by very large increases in capital spending in the resources sector, while some other sectors experienced weaker conditions. Looking ahead, the peak in resource investment is approaching. As it does, there will be more scope for some other areas of demand to strengthen.

Present indications are that moderate growth in private consumption spending is occurring, though a return to the very strong growth of some years ago is unlikely. The near-term outlook for non-residential building investment, and investment generally outside the resources sector, remains relatively subdued. Public spending is forecast to be constrained. On the other hand, there are indications of a prospective improvement in dwelling investment, with dwelling prices moving higher, rental yields increasing and building approvals higher than a year ago. Exports of natural resources have been strengthening, though recent bad weather is affecting some shipments.

Inflation is consistent with the medium-term target, with both headline CPI and underlying measures at around 2¼ per cent on the latest reading. Looking ahead, with the labour market softening somewhat and unemployment edging higher, conditions are working to contain pressure on labour costs. Moreover, businesses are likely to be focusing on lifting efficiency under conditions of moderate demand growth. These trends should help to keep inflation low, even as the effects on prices of the earlier exchange rate appreciation wane. The Bank’s assessment remains that inflation will be consistent with the target over the next one to two years.

During 2012, there was a significant easing in monetary policy. Though the full impact of this will still take further time to become apparent, there are signs that the easier conditions are having some of the expected effects: the demand for some categories of consumer durables has picked up; housing prices have moved higher; there are early indications of a pick-up in dwelling construction; and savers are starting to shift portfolios towards assets offering higher expected returns. On the other hand, the exchange rate remains higher than might have been expected, given the observed decline in export prices, and the demand for credit is low, as some households and firms continue to seek lower debt levels.

The Board’s view is that with inflation likely to be consistent with the target, and with growth likely to be a little below trend over the coming year, an accommodative stance of monetary policy is appropriate. The inflation outlook, as assessed at present, would afford scope to ease policy further, should that be necessary to support demand. At today’s meeting, taking into account the flow of recent information and noting that there had been a substantial easing of policy as a result of previous decisions, the Board judged that it was prudent to leave the cash rate unchanged. The Board will continue to assess the outlook and adjust policy as needed to foster sustainable growth in demand and inflation outcomes consistent with the target over time.”

Now is a good time to be reviewing your mortgage with home loan interest rates on hold. Call us at The Home Loan Company and we will compare your mortgage.


Choosing the Right Investment Loan

Great article from VOW Financial:

“When structuring a home loan, investors have different needs to consider than owner occupiers. It’s not uncommon to see investors make the costly mistake of taking out loans that don’t have the flexibility required to help with the purchase of their next property. The correct loan structure can not only make loan restructuring easier, but can also help protect your assets and increase the tax effectiveness of the loan.

The first step in choosing a loan is to decide on your investment objectives. Are you planning to hold on to the property over the long term or are you planning to renovate and sell? Are you looking to build a portfolio of investment properties quickly or focus on investments that will generate income in retirement?

It’s these kinds of questions that will determine the loan structure. Different scenarios suit different loan structures, and your mortgage broker will help find the best way to match one to the other.

1. ‘Principal and Interest’ or ‘Interest Only’

Interest-only loans may work well for investors who only want to pay what is tax-deductible and use any excess cash flow to buy more properties rather than paying down the capital.
If you are more interested in building equity and eventually repaying the loan fully, a ‘principle and interest’ loan would be more appropriate.

2. Tax deductions

If you’re a high income earner and you borrow the full purchase price of the investment property, the cost of owning and maintaining the property may outweigh the rental income you receive. The difference is a loss that can be claimed as a tax deduction (negative gearing), which reduces the tax payable on other types of income like your salary.

Maximising your borrowings will increase the rental shortfall each month that must be funded from your own pocket so you must be financially comfortable with this added expense.

3. Flexibility to buy and sell when needed

Your loan structure needs to be flexible enough to allow you to move quickly and easily when you decide to buy your next property or sell your existing one.

4. Fee structure that allows for adding on new properties

You don’t want to have to pay set-up costs each time you add a new property so take care to compare the entry and exit penalties of different loans.

5. Line of credit and redraw

In deciding whether commonly offered loan features like redraw or line of credit will benefit your investment loan you need to ask yourself whether you would actually use the facility, what fees are involved and whether you have the financial discipline to make it work.”

If you would like us to provide you with complimentary mortgage loan advice, contact us. The Home Loan Company can compare home loans for you and take the guess work and stress out of this for you.


Have you any Unclaimed Money?

Have you heard that the ABA has changed it’s unclaimed money legislation so that if no deposits or withdrawals are made for 3 years (previously 7) in bank, super, insurance accounts the money is handed to ASIC. Also lost super and bank accounts will no longer be eroded by fees and instead, interest will be paid. Be careful of scam websites and go to the MoneySmart by ASIC website to check to see if you have any unclaimed money http://ow.ly/fL58U


Lenders’ Cut Rates following RBA Rate Decision 4/12/12

Since the RBA cut interest rates on 4 December by 0.25%, here’s how some of the lenders responded. **********************************************************************************
ING Direct SVR cut 0.25% to 5.72%
ME Bank SVR cut 0.2% to 5.88%
ME Bank SVR cut 0.2% to 5.88%
NAB SVR cut 0.2% to 6.38%
Bankwest SVR cut 0.2% to 6.39%
Commonwealth Bank SVR cut 0.2% to 6.4%
Homeside SVR cut 0.2% to 6.41%
St George Bank SVR cut 0.2% to 6.49%
Suncorp Bank SVR cut 0.2% to 6.49%
Westpac Bank SVR cut 0.2% to 6.51%
Bank of Queensland SVR cut 0.2% to 6.51%
ANZ SVR 6.6% (no change)


RBA Cuts Cash Rate to 3% from 5 December 2012

At its meeting today, the Board decided to reduce the cash rate by 25 basis points to 3.0%, effective 5 December 2012. If the full cut is passed on, it would save someone with a $300,000 variable rate mortgage around $60 per month.

Fixed rates may be worth considering in this current market. The 3 year fixed rates are at their lowest point since January 1999. If you haven’t reviewed your mortgage in the last 2 years, we would be happy to do it for you.


Lenders Interest Rates at 2 Nov 2012

Here is a summary of some of the lenders rates which does not include fees. In many cases fees over the life of the loan can equate to a higher interest rate. This is a guide only and is based on mortgage amounts of $250k or more. At HLC we are often able to secure you a better rate.
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Adelaide Bank Std Variable Rate 6.01%, 3 year fixed rate 5.69%
AMP Bank Std Variable Rate 6.7%, 3 year fixed rate 5.49%
ANZ Std Variable Rate 6.6%, 3 year fixed rate 5.54%
Bankwest Std Variable Rate 6.59%, 3 year fixed rate 5.39%
Citibank Std Variable Rate 6.89%, 3 year fixed rate 5.35%
Commonwealth Bank Std Variable Rate 6.6%, 3 year fixed rate 5.54%
HomeLoans Ltd Std Variable Rate 5.79%, 3 year fixed rate 5.69%
Homeside Std Variable Rate 6.61%, 3 year fixed rate 5.39%
ING Direct Std Variable Rate 5.91%, 3 year fixed rate 5.54%
Macquarie Bank Std Variable Rate 5.79%, 3 year fixed rate 5.39%
ME Bank Std Variable Rate 6.08%, 3 year fixed rate 5.39%
NAB Std Variable Rate 6.58%, 3 year fixed rate 5.49%
St George Bank Std Variable Rate 6.69%, 3 year fixed rate 5.54%
Suncorp Bank Std Variable Rate 6.69%, 3 year fixed rate 5.54%
Westpac Bank Std Variable Rate 6.71%, 3 year fixed rate 5.59%
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