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How to deal with mortgage payment difficulties

Sometimes unforeseen financial circumstances can impact your ability to make your regular mortgage payments. Or perhaps your debt demons have been caused by taking on too much other high-interest debt. It can be tempting to want to conceal your debt problem for as long as possible – but that’s almost never the best strategy. With early intervention, there are weapons available that can help you fight these demons! Your mortgage lender doesn’t want to see you default on your mortgage; they’d much rather help homeowners find a way to keep their home.

For mortgages insured by the Canada Mortgage and Housing Corporation (CMHC), they have identified several tools available to help you ride out a period of financial uncertainty:

1. Converting a variable-interest rate mortgage to a fixed-rate mortgage to protect you in the event of a sudden jump in interest rates.
2. Your lender may be willing to offer a temporary payment deferral, or other flexible options for short-term relief. If you’ve made any lump-sum payments against your mortgage in the past – or if you’ve been on an accelerated payment schedule – that history can help.
3. You may be able to extend your amortization period to reduce your monthly payments. You can shorten the amortization again later if your circumstances change.
4. If you’ve actually missed a few payments already, you may ask if the lender is willing to add them to the mortgage balance and extend the payment period accordingly. (Best, however, to start talking before you start missing payments!)
5. A special payment arrangement unique to your situation may also be possible.

Genworth Canada also has a Homeowner Assistance Program designed to help homeowners who are experiencing temporary financial difficulties that may put their mortgage at risk.

Ultimately though, it’s best to seek help at the first sign of financial trouble. Getting in touch and having a conversation is a great place to begin – because as an independent mortgage professional, I work for my clients and look out for their best interests, not the lenders, and I know what the lenders are after.

It’s possible that your financial situation just requires some extra penny-pinching to stay on budget. But if you find yourself adding to your credit card debt – or borrowing to make mortgage payments – then it’s time have that conversation. The earlier you get help, the easier it will be to conquer those debt demons!

How will private [mortgage] channel fare in 2018?

by Neil Sharma15 Nov 2017 Mortgage Broker News

With the OSFI rules slated to take effect at the beginning of next year, the private lending channel is expecting business to boom.

Recent Teranet data estimates 10% of new mortgages in Ontario are provided by the private channel, with mortgage investment corporations leading the way.

Wasah Malik, a private lender with Mortgagepedia Inc., agrees with that estimate and says many buyers will have few options but the private channel.

“Firstly what happens when people do not get qualified on the A side is they go to the B side,” he said. “If that doesn’t work, then I think private lending money is going to become even bigger, and I personally think it will become bigger next year.”

Malik doesn’t see the market slowing down in the long run. While its players will pull back, he believes they’ll come back with gusto.

Frances Hinojosa, a mortgage broker and managing partner of Tribe Financial, believes the market will be resilient, thanks to strong demand.

“Immigration will continue to be strong, so there’s still going to be enough demand out there,” said Hinojosa. “I believe it’s going to come from population growth.”

Hinojosa doesn’t believe the OSFI rules are necessarily a bad thing. Even though Canadians’ buying power is expected to be drop—it’s been speculated by much as 20%—Hinojosa says there’s nothing wrong with staying within one’s means.

Purchasers might have to trade in the detached house for a condo, or the short walk to work for a commute, but at least they’ll be protected.

“Ultimately the rules I feel are there are to protect consumers from overleveraging themselves, not slowing down the market,” she said. “Those who can still qualify will still go out and purchase a property for shelter. People need to live somewhere, so it’s a decision of, ‘Do I rent or do I purchase, and what’s more cost effective for me at the end of the day?’”

She isn’t entirely sold on the private channel. She says it’s incumbent upon brokers to adapt and cover all of their clients’ options.

“Maybe privates aren’t the right fit for some clients if they’re looking for long-term solution. Private mortgages should really be put in place, in my mind for short-term strategies to get them from A to B, not from A to forever with the financing of their homes.”

Brokers fielding panic calls ahead of January 1

by Neil Sharma 13 Nov 2017 Mortgage Broker News

With new mortgage lending rules about to kick in, brokers’ phones are ringing off the hook with frenzied queries about refinancing—and even purchasing—homes before January 1.

Steve Garganis, a mortgage broker with Mortgage Intelligence, began reaching out to clients who are due for renewals in the near future immediately upon hearing about the mortgage rule changes.

But as it turned out, he was receiving just as many calls as he was making. While Garganis says this is the busiest he’s ever been, he’s become weary about why.

“The clients that are calling me right now are the ones always thinking about borrowing money, and this is triggering them to make sure they qualify,” he said. “There are people who are taking action and it’s good to see. However, as with earlier, the vast majority of Canadians don’t have a clue what these rules mean.”

Garganis says that many prospective homebuyers have been sitting on the sidelines, waiting for prices to drop, but now they’re rushing to buy before being subjected to 200-basis-point stress tests.

“What’s happening right now is there’s a panic going on,” he continued. “I call it panic buying. People buying because they’re thinking about purchasing homes, waiting for prices to fall, and now they’re saying, ‘Wait a minute, I better jump in because I may not qualify.’ These are people with 20% down payments or more.”

Garganis began client outreach after the Office of the Superintendent of Financial Institutions made its announcement a few weeks ago because, he says, whether clients’ mortgages come due next week, month or year, getting a review is crucial.

Many consumers aren’t aware of the new lending rules’ magnitude because they think they’re exempt, but Garganis says they’re in for a rude awakening.

“Next year we’ll have a big problem where Canadians get up in arms, and it may be too late,” he said. “They’ll say, ‘Wait, I’ve been able to qualify for the last 10, 15 years, so why can’t I qualify now?’”

That’s why during client reviews, Della Dwyer, an Invis mortgage broker and team lead, hammers home the importance of debt reduction. A starting point, she says, is to get rid of surplus credit cards.

“People typically have more than three credit cards, and they need to concentrate on condensing their credit cards from five to one,” said Dwyer. “We have always overspent. I know having credit out there is wonderful, but condense and manage, and don’t leverage so high.”

Dwyer emphatically stated that Canadians need to learn to say ‘no’—especially when banks dangle lines of credit in front of them.

“What you’ve done is just allow that person who has three credit cards to have a fourth, and a line of credit,” she said. “Stop it. If people can refrain from the want-to-have things and stop feeling like they need to have something today, and that it’s okay to save for it and get it in two years, maybe we wouldn’t have problems with credit cards and we wouldn’t have the rules tightened on us.

“If banks could stop increasing credit and lines of credit, and the government could leave the rules alone, we’d be far better off. Let them meddle with the banks instead.”

Growing to prominence in the alternative lending sphere

by Ephraim Vecina Nov 2017 Mortgage Broker News

With nearly 15 years of experience in the industry, Alfonso Casciato currently lends his talents to Street Capital Bank of Canada as the institution’s Senior Vice-President of Sales. Casciato previously served as Vice-President of Credit Operations at FirstLine Mortgages & CIBC.

Can you provide an overview of Street Capital’s situation, especially of your alternative products?

The Street Solutions (Solutions) program, which addresses the needs of customers in the uninsured segment of the mortgage market, was launched on May 23, 2017 through a small group of mortgage brokers. We are pleased to report that the introduction of the program has been highly successful, with many thanks to our launch group of broker partners. It is evident that there is a strong demand in the Canadian market for alternative mortgage solutions. We are planning a broader roll-out of the program in early 2018.

Read more: Lender goes alternative

How do your offerings help Canadians?
The Street Solutions program assists Canadians with unique financial circumstances, by applying a more practical/common sense approach to underwriting practices. The program helps Canadians who may face challenges qualifying under traditional lending guidelines, qualify for an alternative mortgage solution.
 
What are the problems that these client groups struggle with?
The most significant challenge that these clients face is qualifying for a mortgage under traditional lending guidelines. Additionally, it is important for these clients to obtain a mortgage with a lender who can facilitate an array of product offerings, as it provides them with an opportunity to graduate into the prime space as their mortgage reaches maturity.

In your view, what does the future hold for Street Capital?
2017 has been a year of change for the mortgage industry as a whole and specifically for Street Capital. On February 1, 2017, Street Capital officially commenced operations as a Schedule I Bank, which has strategically positioned the company for sustainable growth. More recently, we welcomed our new President & CEO, Duncan Hannay. At Street Capital, we are continuing to innovate and engage with our stakeholders in various and unique ways, always striving to provide Canadians with more financial options than ever before.

OSFI’s rule changes will hurt small towns [sic, small cities]

by Neil Sharma 08 Nov 2017 Mortgage Broker News

In a bid to quell rising prices in the Vancouver and Toronto markets, the government may be causing irreparable damage in smaller cities and towns across Canada with mortgage underwriting rules, set to take effect January 1.

Shane Bruce, founder of the ACME Group of Companies, says he’s already transacting fewer mortgages; and the drop isn’t just noticeable in his base of St. John’s, Newfoundland, it’s apparent throughout the region.

“It’s certainly affected all of the markets,” Bruce told Mortgagebrokernews.ca. “A lot of these changes have just made it more difficult for borrowers to get financing. Supply and demand kicks in; if you have more supply than demand, it drives down prices. It’s been more difficult to maintain mortgage volume compared to past years.”

According to Bruce, the new 200-basis-point stress test has caused some lenders to pull out of the St. John’s marketplace, and he anticipates 2018 being slower than this year because monolines are being torpedoed by the government in favour of the charter banks.

“We maintain most of our business through the monolines, and it looks like they’re going to get affected more than charters,” he said. “We’ve always persevered, but it can get very difficult if more monolines pull out. In the smaller markets, I believe people do get more affected because we don’t have as many lenders as bigger metropolitan areas.”

What Bruce calls a “one-size-fits-all” government policy, primarily intended for the country’s largest cities, is a head scratcher.

“We don’t have a real estate supply problem like Toronto does and we certainly don’t have a growing population, and it seems like that’s what the government is focusing on while ignoring things like unsecured credit and credit card debt. There’s no rhyme or reason.”

“We’ve always found that smaller markets are more susceptible to shocks one way or the other. Just as a percentage of the overall supply in the market, they’re just more susceptible to bigger swings,” said Gordon McCallum, founder, president and CEO of Edmonton-based First Foundation, which operates all over Alberta.

“The rule changes by design depress demand and reduce buying power for consumers. When you depress demand in a small market that already has depressed demand, and there are people who have been trying to get out of that market and sell, it doesn’t do good things for that local market.”

Given the oil sector’s decline in recent years, OSFI’s rule changes come at an inopportune time for Alberta, he added. While the province may welcome government intervention for buoyancy purposes, it’s presently intruding with legislation intended for Canada’s two largest housing markets, and there will be collateral damage.

“The legislation wasn’t intended to slow an out-of-control marketplace in Edmonton or Calgary,” said McCallum. “This is the danger of nation-wide policy for a nation-wide housing market that doesn’t exist: We’re such a diverse place, with unique local markets, that it’s a pretty broad brush to be painting with.”

Mortgage seekers wonder: broker or bank?

ADAM STANLEY Special to The Globe and Mail

This “full financial service” message is what bank employees are trained to say. Today most clients go to a specialist for their investments and should do the same for their mortgage needs.

Among the many tough decisions first-time home buyers face is whether to use a mortgage broker or rely on a bank to secure a mortgage. As the housing markets in some of Canada’s biggest cities continue to heat up, buyers are looking at skyrocketing prices at the same time that the federal government’s concern about the situation resulted in several rule changes over the past few years, making it harder for some to get mortgages.

The latest, passed last fall, requires those who are applying for an insured mortgage to show they can afford to pay it back even if interest rates rise. This stress test uses the Bank of Canada’s posted rate and means that some applicants are being approved for lower mortgages than they would have been before the rule change.

Previous rule changes included tightening lending rules for homes worth more than $500,000, lowering the amortization period down to 25 years for high-ratio insured mortgages in 2012 and tightening processes for mortgage approvals based on income, which can affect the self-employed. This has left some borrowers with less negotiating power with the banks. But even those who would easily be approved by a bank may wonder whether to turn to a bank or a broker for a mortgage.

Jessi Johnson, a mortgage broker in Vancouver and the head of Jessi Johnson Mortgage Team, says using a broker allows for clients to have a one-stop shop when it comes to playing the field with lenders.

“If you go to the bank, and if they provide their approval, they may not have the most favourable options. Or, if they simply decline the file, you have to start from scratch with another lender,” he explains. “Whereas with a broker, we can take you to 40 lenders and it’s only one credit check. Mortgage brokers have access to lenders that a bank doesn’t, because a bank has access to just that bank.”

A bank, however, can help clients paint a wider financial picture. And while purchasing a home is a large financial decision and will affect home buyers for many years, it is just a part of a larger personal banking conversation, says Nicole Wells, vice-president of home equity finance at Royal Bank of Canada.

“People are often thinking of the now, and they’re not necessarily thinking of the future. They often seek the lowest rate, understandably, as this is a big expenditure. They want to make sure they’re getting the best rate and the best product features and they think by going to a broker that might be possible,” she explains. “But what a bank like RBC offers is an army of expertise that helps not only in the present, but in the future as well.” She adds that while some smaller financial institutions and lenders may provide slightly better rates than a big bank, borrowers should think about the potential effects of future market volatility.

“A bank like RBC offers stability through the cycles, and I don’t think first-time home buyers really think about that. What if there was vulnerability within the bank that a broker put them up with? With RBC, we’ve been here for 150 years, so we’re here for them through the cycles of every part of their life,” she says. “What a broker doesn’t offer is things like advice on retirement, and what other goals you may have.”

But while a bank creates a steady pillar for first-time home buyers to lean on, the laser-like focus on mortgages – and mortgages only – by brokers can be a key asset as well.

“In this environment over the last four or five years, and with all the government regulations and the tightening of the regulatory bodies, you really need a specialist. I do real-estate secured lending. I do mortgages. I don’t do anything else,” says Darren Keck, a mortgage agent with Mortgage Brokers Ottawa.

“Sometimes when people walk into a bank and see their financial advisor, sometimes that person knows mutual funds compliance, they know business banking, they know about car loans, and the ins and outs of their job. But they may do 15 mortgages a year and not 200.”

There are, however, many questions that mortgage brokers would not have the capacity to answer.

Barry Gollom, vice-president of mortgages and lending for Canadian Imperial Bank of Commerce, says having someone who can provide advice on a first-time home buyer’s broader financial needs, and not just on the borrowing solution for a home, is key.

“You want to ensure you’re working with someone who can have that fulsome conversation, or at least bring that expertise to the table, because the discussion really needs to start long before the house hunting begins. What are your personal and financial goals? Do you have a family? Are you planning to start a family? Will you take time off work? What about retirement? What about an RESP to fund your child’s education?” he says. “You have to connect with somebody who looks at it beyond just the mortgage transaction.”

As with any major financial decision, buyers need to educate themselves to a certain extent.

“The whole process is very stressful without proper education,” says Mr. Johnson, the mortgage broker. “There are a lot of issues that can arise, and you need to do your due diligence.”

Is the government guilty of facilitating anti-competitive practice?

by Neil Sharma 07 Nov 2017 Mortgage Broker News

The Office of the Superintendent of Financial Institution’s new regulations governing underwriting practices — set to take effect at the beginning of next year — have been the source of much acrimony in the mortgage industry, and some are wondering if the federal government is deliberately sabotaging some lenders to benefit large banks.

Two industry veterans echoed each other in stating that certain lenders, like mortgage finance companies, will not be able to keep their heads above water.

Additionally, both not only questioned why credit card debt isn’t a topic of conversation if household debt is, indeed, reaching disquieting levels, but they both believe many first-time homebuyers will be precluded from entering the housing market.

Before the latest regulation amendment, the Department of Finance updated lending practices in October 2016.

“I thought last year’s changes were more than enough,” said Fisgard’s Senior Vice President of Residential Mortgage Investments & Broker Relations, Hali Strandlund-Noble. “The problem I have with that is I’m a believer that household debt being on a mortgage is something tangible. Why are they not dealing with unsecured lines of credit, credit cards at 19.99%-plus? There’s no talk about that, no talk about qualifying those people. That’s a big concern of mine. I’m okay with healthy mortgage debt.”

While Strandlund-Noble agrees that housing prices in Vancouver and Toronto need to come down, she’s confounded by the government’s one-size-fits-all policy because she sees small cities and first-time buyers being pilfered. Atlantic Canada and the Prairie provinces are among large swaths in which she sees trouble brewing.

“I would love to see [the federal competition bureau] step in and take a look,” she said. “I would have thought they would have stepped in by now, and if they don’t step in this time, especially with how it’s affecting monolines and mortgage finance companies, I don’t think they will. It’s very disappointing.”

Asked how precarious the rule changes will be for consumers, Strandlund-Noble said, “I don’t know if ‘precarious’ is the right word. It’s lack of opportunity to become a homeowner at this particular time in their life cycle of buying, selling or renting. Many will have to wait, save and maybe even get rid of some credit cards. There’s a lack of opportunity, definitely for first-time homebuyers. It’s hard enough for them to get in.”

David Mandel, president of First Source Mortgage, concurred with Strandlund-Noble about the government needing to rein in credit card companies “as opposed to telling Canadians how much they should spend on a home and where they should live.”

But Mandel also blames the government for the astronomical cost of housing because they did precious little to solve the supply issue. Given the government’s immigration policy, he believes they exacerbated the supply problem by not ensuring enough inventory was available in the marketplace.

“If you’re going to maintain a policy of steady immigration and bring in 300,000 people annually, most of whom will try to settle in the GTA, you need to deal with the supply of developable land and remove the red tape associated with change-of-use of existing lands so that builders and developers can readily convert or create infill projects to meet demand through higher density,” he said.

This can create more urban sprawl —which would be at odds with growth plans — he added.

Mandel ultimately believes lenders and consumers are getting fleeced by government policy that he says is convoluted enough to fly beneath the average Canadian’s radar.

“The banks are going to win huge at the expense of the monolines, and what we see, ultimately, that nobody is talking about, is further concentration in the banking industry in Canada,” he said. “There’s no competition for them. Unfortunately, I think that’s anti-Canadian, anti-North American, and it’s anti-competitive — and that’s wrong. I think Canadians are getting a raw, raw deal and I think it’s a little too sophisticated and widespread for the average person to understand.”

BoC in no hurry to cool down the economy

by Ephraim Vecina Mortgage Broker News

The Bank of Canada indicated it’s in no rush to cool an economy that is very close to running up against capacity constraints, citing a long list of worries ranging from gains in the Canadian dollar to risks associated with growing protectionism in the U.S.

Policy makers led by Governor Stephen Poloz left the benchmark overnight rate at 1% on October 25, after consecutive hikes at the bank’s last two decisions in July and September, and warned they will remain “cautious” when considering future hikes.

Spooked by a jump in the currency this year, the Bank of Canada is trying to curb expectations for accelerated rate increases after a growth surge over the past year eliminated the bulk, if not all, of the economy’s excess capacity.

The Canadian dollar dropped 1% after the statement, with investors pushing out odds for the next rate hike. A rate increase is now fully priced in by March, with another in September. Before the latest announcement earlier this week, investors had been fully pricing in the next rate hike in January.

In addition to a stronger loonie that is weighing on inflation and exports, the bank highlighted growing risks associated with renegotiation of the North American Free Trade Agreement, slowing housing market plus evidence of continued slack in the labour market despite recent strong economic growth. There is also some uncertainty over the impact higher interest rates will have on households given record-high personal debt levels.

“While less monetary policy stimulus will likely be required over time, Governing Council will be cautious in making future adjustments to the policy rate,” policy makers said, as quoted by Bloomberg. “The Bank will be guided by incoming data to assess the sensitivity of the economy to interest rates, the evolution of economic capacity, and the dynamics of both wage growth and inflation.”

With this week’s drop, the Canadian dollar has declined 5.3% since peaking on September 11. The Canadian dollar is still up 7.5% since May 4, when it hit its lowest closing rate.

New mortgage rules have considerable negative impact – industry association


 
by Ephraim Vecina 03 Nov 2017 Mortgage Broker News

Earlier this week, Canada’s national mortgage industry association met with over 50 Members of Parliament and senior government officials to discuss the country’s persistent housing market issues.

Foremost among Mortgage Professionals Canada’s concerns were the various negative effects (upon consumers and industry players alike) of last month’s changes to national mortgage rules, along with the long-running problems of housing affordability, availability, and accessibility.
 
“We are concerned that the cumulative impact of recent mortgage changes are slowing housing market activity, decreasing competition and increasing costs for consumers,” MPC president and CEO Paul Taylor said.

“That said, we have been encouraged that Members of Parliament are listening to our concerns, and we continue to inform them of the positive role mortgage brokers play in the market.”

Read more: Consumers’ real estate sentiment worsens amid tighter mortgage rules

While MPC acknowledged that the rational of the recent changes was to moderate the hottest markets—which has somewhat borne fruit in the Greater Toronto Area, and “to a lesser extent” in Vancouver—latest numbers have shown that “there is evidence of reductions in housing activity, both sales and housing starts, in areas of the country that were already moderate, flat, or even declining.”

The association pointed at figures released by the CMHC, which showed that the Crown corporation’s insured volumes drastically dropped by 34% in the first half of 2017, “indicative of a reduction in home purchases by young Canadians from middle and low income families, and first time home buyers.”

“The association is concerned that the combination of the changes, and the speed with which they have been cumulatively implemented, have created some adverse effects which could cause a potentially significant decline in housing activity nationally,” MPC stated.

These trends “will be accelerated by the recent OSFI decision to add a stress test to all uninsured mortgages,” the association warned.

Flurry of activity expected before January 1


 
by Neil Sharma 01 Nov 2017 Mortgage Brokers News

Ambivalent consumers appear to be taking the plunge into homeownership before OSFI’s rule changes take effect on January 1.

By most accounts, homeownership will become less attainable for a sizeable portion of the consumer market  by the beginning of next year, and it appears that many are less reticent about pulling the trigger on one of the biggest financial decisions they’ll ever make.

“I’ve talked to a number of realty brokers and mortgage brokers, and more so from the real estate broker side they’re seeing a flurry of activity,” said Mortgage ArchitectsPresident, Dong Lee. “They’re informing customers of the potential impact of the rule changes, so those on the border are making decisions quickly to either get into the market or wait for the market to change. So, really, you’re seeing a lot of people trying to get in before everything changes.”

Lee says Canada’s two most expensive markets, Vancouver and Toronto, will feel the mortgage rule changes the most, and are likely the two places wherein the most buyer activity will occur before January 1. But they aren’t the only places.

“I think the impact is in the bigger markets, where it’s harder to qualify for mortgages, but we’re seeing it everywhere,” he said.  “I was talking to a broker in Calgary and they’re starting to see it too.”

Mortgage holders who come up for renewal in the new year may experience problems with their renewals.

“The challenge for those who come up for renewal in five years is may be that they don’t have another lender to go to,” said Lee,” so, in other words, their only option may be to renew with who they’re with. If they try to transfer or refinance somewhere else they may run into problems through qualification.

“I think another big problem is a lot of private mortgages out there, where the thought was ‘I’m going to convert them into an institutional A or Alt-A lender, those exit strategies might not be there anymore, and I think that’s more of a concern for some of those lenders out there who lend privately.”

Diane Bertolin, a mortgage agent with Unimor Capital Corporation, doesn’t expect a huge spike in business – although she has received more enquiries – but she believes mortgage agents and brokers will see a boost elsewhere.

Where I think you might see a flurry of change or business for a mortgage agent or broker is if somebody wants to refinance,” she said. “I’m sure agents will go through their rolodexes and inform clients if their purchasing power is a little better right now, or if they want to consolidate some debt or do some home renovations so that they’re not subject to stress tests if they want to be with a bank.”

Bertolin doesn’t think there’s as much incentive for consumers to act just yet because credit unions have been mum.

“We haven’t heard whether or not the credit unions are going to adopt the rules,” she continued. “When the first stress test came out, of course they had to because they were insured mortgages and they had to comply with CMHC, but with these mortgages credit unions have a lot more leeway. They’ll adjudicate them based on loan-to-value, credit history, all that stuff and they’re not subject to the Bank Act.

“They have their own stress tests, but they tend to have a lot more leeway. I think the other big winner is going to be the B lenders who have a lot more latitude, and I think the consumer will be more savvy in terms of who they deal with. I think the credit unions will be the big winners in all this at the expense of the banks.”

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