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Equity Release Plans – Do The Maths First

Wednesday, March 2nd, 2011

With the main concern over equity release schemes being the inheritance passed down to beneficiaries, here we discuss the pro’s & con’s of these lifetime roll-up mortgages.

Firstly, we look at the effect on beneficiaries & the sources of these areas of concern. This then leads us onto the equity release calculator with facts & figures showing how these schemes fair for the beneficiaries at the end of the day.

Ok, we’ve have all heard the saying; bad news travels faster than good news & this is synonymous with term ‘equity release’.

Although equity release plans originate back to 1965, the damaging news about them generally dates back to the late 1980′s when ‘home income plans‘ were initially launched.

Linked to an annuity or investment bond & an interest only mortgage, these plans were destined to fail, relying heavily on investment performance in a period of falling property values & rapidly rising interest rates.

The mid 90′s then introduced the much derided shared appreciation mortgages (SAM’s), the focus of most causes for campaigns against equity release including the Trevor MacDonald Tonight programme.

Is it any wonder reputation was soured?

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So what has the equity release industry done about it?

At the time of the SAM’s debacle, SHIP (Safe Home Income Plans) was launched.

Formed from its originators – Ecclesiastical Life, Hodge, Home & Capital Trust and GE Life all members agreed to abide by a strict code of conduct, which still exists to this day.

Soon, new lenders entered the market with household names such as Norwich Union & Northern Rock introducing the first roll-up schemes & bringing a significant boost & trust to the industry.

Although the volume of applications began to blossom around 2003 with 25,000 loans completed, a lack of regulation still overshadowed the equity release sector. The market was still somewhat blighted by its previous misdemeanours.

Thankfully, partial regulation was soon imposed on the industry with lifetime mortgages coming under the auspices of the Financial Services Authority on 31st October 2004. Home reversions joined lifetime mortgage schemes soon after & by 2007 full regulation & confidence was brought back to the sector.

Therefore, the market has evolved & strived to restore pride; a far cry from the negative perceptions of decades previous.

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So what does this all mean for today’s beneficiaries?

The main ‘clean up act’ came with the introduction of SHIP & its rules imposed on the members. The ‘no negative equity guarantee‘ affords the greatest level of protection this industry can offer.

Safe in the knowledge that any amount borrowed by their parents can never escalate to more than the eventual sale price of the property, beneficiaries are at least guaranteed no debt can ever be passed onto themselves.

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A crumb of comfort maybe, but peace of mind for the parents.

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An equity release adviser should always encourage involvement of the heirs to the estate. With their input & assurance, feelings can then be vented either for or against equity release being taken as for many elderly people this is a major financial proposition.

Again qualified advisers should play an important role in explaining the pro’s & cons of lifetime mortgages & convey these issues to all parties concerned.

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What else does the equity release sector afford by way of protection?

Interest rates for home equity release schemes, albeit not the lowest ever, are still historically low. One positive feature of these schemes is the lifetime fixed rate on all loans now.

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So what is the benefit of this?

If you borrowed an amount of capital, with a fixed interest rate for life it enables you to calculate the exact future balance.

This is building further reassurance for potential mortgage applicants.

A client will always be made aware that the equity release balance escalates over the lifetime of the scheme; this is the nature of these plans & should never be entered into unless this has been clearly explained. The effect of the interest compounding annually, approximately doubles the balance every 10-11 years, depending on interest rate charged by the equity release companies.

Sounds daunting? Well, let’s now look at the sums as promised:

One of the lowest interest rates around at present would be the Aviva Lifetime Lump Sum plan, which at the time of writing this article has a fixed lifetime interest rate of 6.65% (6.9% APR) annual.

A male, aged 65 borrowing a lump sum of £25,000 on the Aviva Lifestyle lump sum at a fixed interest rate of 6.65% would know exactly what the future balance will be, even before taking out the equity release scheme. The Key Facts Illustration provided by the equity release adviser will confirm these figures & also the costs & additional features involved.

For instance, given the aforementioned figures at the end of 10 years the mortgage balance would be £47,594 & after 20 years it would be £90,606.

This may seem expensive given only £25,000 was borrowed initially; however there are two factors that could still rule in favour of the a lifetime mortgage scheme.

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One common issue overlooked is the potential for property values to increase. If so, & with 100% ownership of the house still being retained, then the homeowner will fully benefit from any escalation in the house price. This will then offset some of the compounding effect of the interest & mitigate its effect on the estate somewhat. Again, we are looking here at the longer term & no guarantee can be given they will go up; nevertheless historical records show they have indeed.

Consequently, a rule of thumb is never to borrow anymore than required beyond the initial 12 months. Plans are now flexible enough & with drawdown equity release schemes introduced & now being the most popular roll up lifetime mortgage, then the funds can be drip fed over time as & when required.

Additionally, by taking a lower initial amount, results in less interest being charged, thus meaning more inheritance passed onto the beneficiaries.

The second factor affecting the balance accruing & is also the primary cause of roll-up & that is purely down to the fact that NO monthly payments are required. This helps retirees to have access to the some of the equity tied up in their property & at the same time having NO effect on their budget.

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Finally, equity release schemes do have an ever increasing part to play in the retirement planning for the over 55′s. Care must always be taken & should never rushed into without discussion & involvement of third parties. Advice should always be provided by an industry qualified equity release adviser.

Hopefully lessons have now been learned from the past & the industry can move forward, innovate & develop further over time. If so, & in the right circumstances equity release can provide for many, a comfortable & enjoyable retirement.

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If you require furthjer advice on equity release schemes, please call freephone 0800 783 9652 or email mark@equityreleasesupermarket.co.uk

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Equity Release Schemes – Do The Sums Actually Add Up?

Wednesday, February 16th, 2011

The main concern of equity release schemes is the reduced inheritance which is passed down to beneficiaries. Here we discuss the pro’s & con’s of roll-up equity release plans.

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First, let’s look at the effect on the beneficiaries & the source of the causes for concern. This then leads us to the equity release calculator with facts & figures showing how these schemes fair for the beneficiaries on final redemption of the plan.

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Ok, we’ve have all heard the saying; bad news travels faster than good news & this is synonymous with terminology ‘equity release’.

Although equity release plans were initiated in 1965, the news damaging these schemes generally dates back to the late 1980’s when the first home income plans were launched.

Linked to an annuities or regular income investment bonds & an interest only mortgage, plans such as these were destined to fail, relying heavily on investment performance in a period of falling property values & rapidly rising interest rates.

X

The mid 90’s then introduced the much derided & chastened Shared Appreciation Mortgages (SAM’s), the focus of most causes for campaigns against equity release including Trevor MacDonald’s Tonight TV programme.

Therefore, its no wonder the industries reputation was soured.

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So what has the equity release industry done about repairing this negative sentiment?

At the time of the SAM’s debacle, SHIP (Safe Home Income Plans) was launched. Formed from its originators – Ecclesiastical Life, Hodge Equity Release, Home & Capital Trust & GE Life all members agreed to abide by a strict code of conduct, which still exists today.

Soon new lenders entered the equity release market, with household names such as Norwich Union & Northern Rock with their newly developed roll-up equity release schemes bringing a significant boost & trust to the industry.

Although equity release schemes began to blossom around 2003 with approximately 25,000 equity release loans completed, a lack of regulation still overshadowed the equity release sector. The market was still somewhat bighted by the previous misdemeanours.

Thankfully, partial regulation was soon imposed on the equity release industry with lifetime mortgages coming under the auspices of the Financial Services Authority on 31st October 2004. Home reversions soon joined lifetime mortgage schemes & by 2007 full regulation & confidence was brought back to the equity release marketplace.

Therefore, the market has evolved & strived to restore pride; a far cry from the negative perceptions of decades ago.

X X

So what does this all mean for today’s beneficiaries?

The main ‘clean up act’ came with the introduction of SHIP & its rules imposed on the members. The ‘no negative equity guarantee’ affords the greatest level of protection the industry has to offer.

Safe in the knowledge that any amount borrowed by their parents can never escalate to more than the eventual sale price of the property, they are at least guaranteed no debt can be passed onto themselves.

A crumb of comfort maybe, but certainly peace of mind for parents.

X

As an equity release adviser, encouragement must always be shown to involve the heirs to the estate. With their input & assurance, feelings can then be vented either for or against equity release being taken as for many this is a major financial proposition.

Again qualified advisers should play an important role in explaining the pro’s & con’s of equity release mortgages & convey these issues to all parties concerned.

X

What else does the equity release sector afford by way of protection?

Interest rates for home equity release schemes, albeit not the lowest ever, are still historically low. One positive feature of these schemes is the lifetime fixed rate on all equity release loans now.

X

So what is the benefit of this?

If you borrowed an amount of capital, with a fixed interest rate for life it enables you to calculate the exact future balance.

This is building further reassurance for potential equity release applicants.

We know the equity release balance escalates over the lifetime of the scheme; this is the nature of plans & should never be entered into unless this has been clearly explained. The effect of the interest compounding annually, approximately doubles the balance every 10-11 years, depending on interest rate charged by the equity release companies.

X

Sounds daunting? Well, let’s now look at the sums as promised earlier:

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One of the lowest interest rates around at present would be the Aviva Lifetime Lump Sum scheme, which  currently has a fixed interest rate of 6.65% (6.9% APR) annual.

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A male, aged 65 borrowing a lump sum of £25,000 on the 6.65% Aviva Lifestyle lump sum would know exactly what the future balance will be, even before taking out the equity release scheme. The Key Facts Illustration provided by the equity release adviser will confirm these figures & also the costs & additional features involved.

For instance, based on a release of £25,000 in this scenario would lead to a balance in 10 years of £47,594 & after 20 years would be £90,606.

This may seem expensive given only £25,000 was borrowed initially; however there are two factors that could still rule in the equity releases favour.

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One common issue overlooked is the potential for property prices to increase. If so, & with 100% ownership of the house still retained the homeowner will fully benefit from any future escalation in the house price. This will then offset some of the compounding effect of the interest & mitigate its effect on the overall estate.  Again, we are looking longer term & no guarantee can be given prices will go up; nevertheless historical data confirms they still have.

As a consequence, a rule of thumb is never to borrow anymore than required beyond the initial 12 months. Plans are now flexible enough with drawdown schemes being available that funds can even be drip fed over time as & when required.

hence, by taking a lower initial amount would result in less interest being charged, meaning more inheritance passed to the beneficiaries.

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The second factor affecting the balance accruing & is the main cause of equity release roll-up is purely down the fact that NO monthly payments are required. This helps retirees to have access to the equity tied up in their property & at the same time leave their budget unaffected.

Nevertheless, equity release schemes do have an increasing role in retirement planning for the over 55’s. Care must always be taken & never rushed into without discussion & involvement of third parties.

Advice should always be provided by an industry qualified equity release consultant. If so, & in the right circumstances equity release can provide a comfortable & enjoyable retirement.

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Finally, hopefully lessons have been learned from the past & the industry can move forward, innovate & develop further over time.

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To discuss any of these issues & with no obligation whatsoever, please contact the Equity Release Supermarket team on 0800 783 9652 or email mark@equityrelease supermarket.co.uk

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New Equity Release Scheme Launches To Help Landlords in the Buy to Let Mortgage Market

Friday, February 11th, 2011

The resurgence of the equity release market gathers momentum in 2011 with the news that New Life Mortgages are set to re-introduce their landlord & second home equity release schemes on 11th February 2011.

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Following the additions of more2life & New Life Mortgages to the equity release market late in 2010, the latest launch from the innovative lifetime mortgage lender signals a degree of diversity to their portfolio.

New Life Mortgages temporarily withdrew from equity release market in 2009. They obviously haven’t been sat idle, but instead waited for their opportunity to re-enter at the right time & with the right products.

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Following on from my previous article on New Life Mortgages rejoining the equity release market in November 2010, here we discuss the features & benefits to landlords of this unique equity release plan.

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How does the scheme work?

The New Life Mortgages Landlord Loan provides a tax free cash lump sum based on a percentage of the value of the residential investment property & the age of the applicant. Plans start at age 55 & any landlord with a portfolio of upto 5 rental properties can potentially release some of the equity tied up within them.

This buy to let equity release has no set repayment date & no monthly repayments to make. The loan is eventually repayable on the sale of the property when the last surviving borrower has died or gone into care.

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How do I qualify?

  • Minimum age of 55 (for joint applicants minimum age 55 of the youngest)
  • Investment property must be in England & Wales
  • Landlord loan minimum property valuation  of £100,000 & a maximum of £1million
  • Minimum release is £25,000 & maximum is £500,000
  • The property should be standard construction with flats over 5 storeys excluded
  • If leasehold property, then 80 years must be remaining on the lease
  • Any existing mortgage must be repaid on commencement of the Landlord scheme

How Much Can I Borrow?

This is determined by the age of the youngest applicant & the value of the investment properties:-

  • Age 55 –  16%
  • Age 60 –  21%
  • Age 65 -  26%
  • Age 70 -  31%
  • Age 75 –  36%
  • Age 80 –  41%
  • Age 85+ – 45%

Therefore, as an example a 65 year old landlord with a single investment property of £200,000 could potentially release a capital lump sum of £52,000.

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How does it compare to a normal equity release scheme?

The scheme in principle works exactly the same. You borrow the money, the interest accrues on a monthly basis & it is repaid when the property is finally sold.

The differences lie in the rental side; an assured shorthold tenancy agreement must be in place to qualify & cannot be let to family members.

Also, there are maximum borrowing criteria, similar to a buy to let mortgage. This states that the monthly interest charged cannot be more than the rental income received.

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What are the costs involved?

  • Valuation fee dependent upon the value of the investment property
  • Application fee which can be added to the loan
  • Solicitors legal fees
  • Lifetime fixed monthly interest rates of 6.39% (age 55-80) & 6.55% (age 81+)
  • Early repayment charges only 5% for the first 5 years. No charges thereafter.
  • Any advice fee charged by your equity release specialist

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Practical uses of the New Life Landlord buy to let mortgage?

The equity release funds can be utilised in many ways.

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With market opportunities growing in the rental market as house prices fall & yields increase, bargains are there to be had.  Should any residential landlord wish to expand their portfolio & have concerns over the expense of buy to let mortgages they can consider schemes such as this.

Should a potential landlord spot a new investment opportunity, but has limited capital for deposit, then landlord equity release schemes could assist. The borrower could review all properties under his portfolio & by using an equity release calculator; assess how much could be released individually to meet the shortfall required.

Additionally, with the age group eligible for this buy to let mortgage there could be tax implications. Therefore, should some of these assets need to be disposed of, rather than selling the property & incurring capital gains tax, then equity release can be undertaken instead.

Finally & the most common purpose for this could be for debt consolidation purposes. Should financial difficulties arise on a buy to let mortgage or other personal finances, then subject to the amount that can be released, these debts can be repaid.

Perhaps one has just had enough repaying a buy to let mortgage & would rather receive the gross rental income to support their retirement?

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The uses of the New Life Landlord scheme can be many; so to discuss how the features of this unique buy to let lifetime mortgage can benefit you contact the Equity Release Supermarket team on 0800 678 5159 or email mark@equityreleasesupermarket.co.uk.

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Two reasons why you should consider purchasing equity release schemes

Monday, February 7th, 2011

Not many people are aware of the benefits of purchasing an equity release scheme. An equity release scheme is a type of loan scheme which allows you to receive a sum of money without having to make monthly repayments. This amount of money can be ascertained by the use of an equity release calculator.

Here are some reasons why you should consider a home equity release scheme.

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Back-up for your retirement

Everyone plans to relax and enjoy their retirement years. After all it is the longest holiday of your life!

However, this is possible only when you have a steady flow of income and many pension schemes have been unreliable in both performance & trust.

On the other hand, an equity release mortgage allows you to release money according to both your age & the value of your home. This amount can then be used for your retirement period to assist with any expenditures that are incurred in retirement; whether it is a new car, holiday, home improvements or debt consolidation.

You can also receive money on a monthly basis with equity release schemes. Equally, you could opt for the more popular lump sum.

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Debt Consolidation

Equity release schemes can allow you to take a percentage of the total value of your home in order to repay credit card, mortgage or any other form of debt. An equity release mortgage will enable you to clear the debts which in turn will alleviate your finances & provide surplus monthly income with which retirement can be made all that much easier financially.

Consider these options and take advantage of an equity release scheme to take care of your retirement worries.

A free initial consultation is available with any of Equity Release Supermarket’s experienced & friendly advisers.

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Call today on 0800 783 9652 or email mark@equityreleasesupermarket.co.uk

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Planning to opt for equity release schemes? Read the following tips

Sunday, October 17th, 2010

If you are 55 or over and experiencing financial problems then equity release schemes might be the solution for you. To qualify for equity release, you have to own a home and have little or no mortgage. The main aim of equity release schemes is to provide money against the value of your property. One of the main advantages about equity release is that it allows you to continue living in your home.

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Other benefits of all equity release schemes that Equity Release Supermarket recommend are:-

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No Negative equity guarantee
Equity release schemes should always offer a ‘no negative equity guarantee‘. This feature is included at no extra cost by the lender. All equity release plans we recommend are members of SHIP (Safe Home Income Plans) therefore the no negative equity guarantee will always be offered by ourselves.

The guarantee means that your debt can never be greater than the value of your property. Therefore, worst case scenario would be that on eventual sale of the property, if the equity release has surpassed the value of the house, then the lender can only request the sale price of the house, & no more.

This ensures that you can never pass a debt onto your children, which gives much peace of mind to equity release planholders.

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No restriction on how you spend the funds

You have the ability to spend the equity release monies on whatever fulfills your financial requirements.

Today, different types of equity release schemes have been introduced by lenders. Some of these schemes allow you to borrow 100% of the equity in your home which an provide substantial funds to spend your money on.

As the equity release money is tax-free, you can use it in different ways such as:

  • Home improvements
  • Pay off outstanding debts including mortgages
  • Holidays
  • Gifts to children
  • New car
  • Lifestyle changes

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If you want to know how much equity you can release against your home then use Equity Release Supermarket’s online calculator.

Alternatively you can find one of their specialist independent financial advisers who will guide you through the process by clicking here.

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Various equity release schemes for different financial needs

Thursday, September 16th, 2010

Equity release is a plan which allows the homeowner to release some amount of cash against the value of their home. If you are over 55 and own a home worth more than £60,000 then equity release is an ideal solution for you. Although you receive money against your home, there is no need to move & no monthly payments.

The amount of cash which you can release against your property depends on the age of the youngest person on the deeds and the current value of your property. To find out how much you can release, you can use the online calculator.

You can ascertain the maximum release possible by using the equity release calculator & clicking here.
One of the best things about equity release is that it offers tax-free money. This means that you can use all of this cash in whichever way you want.

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Due to different financial needs, two different formats of equity release schemes have been introduced.

• Lifetime mortgage schemes
• Home reversion plans

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The above mentioned schemes offer different features, so you can opt for the one which suits your requirements. Lifetime mortgages are further categorised into different types such as roll up mortgages and interest only mortgages. Roll up mortgages are preferred by most homeowners these days & account =for approx 90% of all equity release plans completed.

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Roll up lifetime mortgages

By opting for this equity release scheme, you can keep a lump sum and forget about any monthly the repayment. The best thing about this scheme is that the interest is compounded year on year and paid eventually by selling the property.

The process of releasing equity is complicated, so it is recommended to equity release expert, such as a member of the Equity Release dept. who will guide you in choosing a right option.

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To discuss equity release & its implications, please contact Mark Gregory on 0800 783 9652

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An equity release scheme – The perfect way to enjoy your retirement

Monday, August 9th, 2010

Equity release schemes are preferred by an ever increasing number of retired homeowners, as they allow people to release tax-free cash against their property.

If you are 55 or over and own your own home then you are eligible to release some cash to boost your finances in your retired life. Home reversion plans and lifetime mortgages are the two main types of equity release schemes.

To release cash against your property, you must have little or no mortgage and the value of the property should be more than £70,000. Once you have received the lump sum of cash then you can spend it anyway you want. Compared to other loans or schemes, equity release schemes offer various benefits.

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Advantages of equity release schemes

One of the best features about equity release is that it allows you to live in your property even after selling it against the lump sum amount of cash. Also, you can transfer the equity plan to another property without paying any financial penalty. By opting for an equity release scheme, you do not have to worry about repayment as it will be done on death of the second owner or moving into long term care.

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As equity release schemes offer tax-free cash, you can spend it in different ways such as:

• Buy a second home or a car
• Repay outstanding debts
• Invest in home/garden improvement projects
• Go on a holiday
• Improve your retired lifestyle

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If you want to know the amount of cash you can release then an online equity release calculator is the best option. Once you have applied for equity release, the whole process will take around 6-8 weeks. At that point you will then receive the tax free cash & it can be paid by cheque from your solicitor or it can be sent by telegraphic transfer directly into your bank account.

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The process from application stage will require the services of an experienced equity release solictor, your independent equity release adviser & the equity release provider.

Your adviser will liaise between all parties concerned in order that the application runs smoothly & can ensure that any issues can be resolved quickly.

For these services the adviser will usually charge an advice fee which is deducted on completion of the equity release scheme. To understand the equity release process in further details including the step by step guide click here.

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Equity Release Supermarket advisers can help you calculate the amount you require & the equity release scheme that best meet your individual requirements.

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Please call freephone 0800 783 9652 to speak to an qualified adviser today

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Finding ways to get some income after retirement? Consider equity release schemes

Sunday, August 8th, 2010

If you are over 55 years of age and own your own home then you can enjoy the benefit of equity release schemes. With the help of these schemes, you can release a lump sum amount of cash against the value of your property. Some equity release schemes also allow you to get a regular income from the value of your home.

Due to different market needs, three different types of equity release schemes have been introduced in the market. These include:

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• Lifetime mortgage
• Drawdown lifetime mortgage
• Home reversion plan

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Out of these above mentioned schemes, the lifetime mortgage is preferred by almost 90% of homeowners. So if you have decided to release the value of your home then make sure that you consider the features of a lifetime mortgage scheme.

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What is a lifetime mortgage scheme?

This is one of the most popular equity release schemes because it allows homeowners to release a lump sum amount of cash against their property. The interest and released amount is repaid by selling the estate when the homeowner passes away. This means that you can enjoy the cash and live in your home for the rest of your life.

Filling in the forms and understanding the documentation to release the value of your home should be under the guidance of an equity release consultant or advisor. He/she will consider the value of your home and select the right plan for you. Once you get this tax-free cash then you can spend it in clearing your mortgage, improving your lifestyle or on home improvement projects.

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To know how much cash you can release against the value of your property, you can use an online equity release calculator – click here to see how much you can release.

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2 types of equity release schemes – Which one is right for you?

Monday, July 5th, 2010

Equity release is a form of mortgage, which allows homeowners who are older than 55 years to release some equity from their property. This scheme is perfect for people who have no or little mortgage and want some more money to improve their lifestyle. If you own a property and you are over the required age limit then equity release is an ideal option to raise specific sums of money.

One of the best features about equity release schemes is that they offer tax free money which can be used for various purposes.

First of all, any mortgage that current exists must be repaid from either the funds raised via the equity release, or from any savings that exist. It is obviously essential therefore that you seek independent financial advice to ascertain whether enough can be released in order to complete this.

The Equity Release Supermarket calculator can assist in this respect by working out the maximum release possible.

Once this assessment has been done once, the tax free lump sum can then be used to spend on anything. Thus, you could opt to use the money to pay for any home improvements or repay debts such as credit cards or loans which can then be cleared immediately. There are many people who buy a second home or motor homes including caravans with this money.

You can even choose an option through which you will receive the money on a monthly basis, similar to a monthly wage or pension. This equity release scheme is beneficial for people who want to improve  income in their retirement.

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If you have decided to opt for equity release then you should know more about two types of equity release schemes:

Lifetime mortgages – This type of scheme is known to be a secured loan which requires to be paid back only when the property is sold.

Home reversion plans – This scheme allows you to sell some or all of the property in exchange for a proportional amount of money. By opting for this type, the property does not 100% belong to you, but you can live in it as long as you require by acquiring a lifetime tenancy in the property.

Out of the above mentioned types, you can choose the scheme which best suits your financial requirements.

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Always seek advice from an independent equity release adviser – call 0800 783 9652.

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