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UK mortgage approvals edge higher

The number of new mortgages approved by the main high street lenders nudged upwards in January, data published on Tuesday showed.

UK Finance, the trade body for the big banks and building societies, said that approvals for home purchase rose 1.5% year-on-year in January, while re-mortgage approvals were 3.1% lower, giving an overall rise of 0.3%.

The drop in re-mortgaging follows several months of strong growth as customers looked to lock in deals, with some doubt over what the Bank of England’s plan will be for rates amid the extra uncertainty of Brexit.

Gross mortgage lending was 1.5% lower, at £21.6bn.

Samuel Tombs, chief UK economist at Pantheon Macroeconomics, said: “January’s data indicate that mortgage lending is holding up much better than surveys of house buyer demand have suggested.

“We’re reluctant to conclude, however, that housing market activity is on a sustainable recovery path. The new buyer enquiries balance of the RICS Residential Market Survey fell to its lowest level since June 2008 in January; the balance usually is a great guide to the lending data. The sharp downturn in lending in 2016 also demonstrates that Brexit uncertainty can be very damaging.

“Even a sluggish pace of rate hikes, following the resolution of Brexit uncertainty, will prevent mortgage approvals from recovering to pre-referendum norms over the next couple of years.”

UK Finance said that £10.8bn was spent on credit cards in January, a 4.4% hike on the same month a year earlier, with the outstanding level of credit card borrowing also growing by 4.4% in the 12 months to January. Personal borrowing through loans and overdrafts was ahead 4.7%.

Personal deposits grew by 0.4% in the year to January, which UK Finance said “suggests that the recent rise in real wages has not yet translated into higher levels of savings”.

Source: ShareCast

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Buy To Let Mortgage Choice Hits New High

The choice in buy to let mortgage products has hit the highest level seen since before the global financial crisis.

Figures released by Moneyfacts have shown that landlord choice when it comes to buy to let mortgage finance products has increased hugely over the past few years.

Total product numbers have increased by 397 over the past year and by 706 over the past two years to now give buy to let investors a total choice of 2,162 products today.

The choice in buy to let finance products has not been higher since October 2007, when 3,305 products were available.

Interest rates on buy to let mortgages have started to creep up however, despite the huge choice. The average two-year fixed buy to let rate has increased by 0.20 per cent to 3.12 per cent since September 2018 and the average five-year fixed rate has increased by 0.15 per cent over the same period.

Finance expert at Moneyfacts, Darren Cook, said: ‘It is encouraging that buy to let landlords have more mortgage choice than they have had at any time in almost 12 years.

‘Despite ongoing uncertainty in the property market, providers are not shying away from offering landlords a greater choice of products, although it is also evident from our research that heightened competition to try and attract buy to let business has not resulted in a fall in interest rates, as has recently happened in the residential mortgage sector.’

He continued: ‘As there appears to have been no sustained increases in interest SWAP rates since September 2018, a strong argument can be made that the recent increases to buy to let mortgages interest rates have been a result of buy to let mortgage providers attributing a little more to risk into their product rates due to uncertainty over future economic conditions.’

Source: Residential Landlord

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Getting a UK mortgage as an expat

If you’re applying for a UK mortgage but live abroad, be prepared for a complicated process.

Expatriates looking for a mortgage on a property in the UK now have a wider choice of loans. Cambridge Building Society and Tipton & Coseley Building Society have both launched new ranges of buy-to-let mortgages aimed at British people living overseas. Both ranges include fixed and discount deals, available for both new purchases and remortgaging.

About five million UK nationals live overseas, and many are keen to hold on to a home in the UK, or to invest in one to rent out. But the available mortgage options are quite restricted – and in most cases, you’ll need to get a specialist landlord mortgage.

It is possible to secure a standard residential home loan as an expat, but it’s tricky to arrange, says Guy Stephenson, director of specialist expat mortgage broker Offshore Online. “Lenders will want to see evidence that close family are living in the house. Since most expats work abroad and cannot live in two places, for the majority, a buy-to-let is the more appropriate solution.”

You will typically need to seek out a specialist lender: options include Paragon, Saffron Building Society, Market Harborough Building Society, Al Rayan Bank, Skipton International, Natwest International and Kent Reliance. And be prepared to jump through a lot more hoops than for the standard home loan.

“It can be a difficult process to secure a mortgage when clients are overseas, especially with the time difference and tighter lending criteria,” says Aaron Strutt of Trinity Financial. “Many… lenders like borrowers to work for multinational firms, have a minimum income of at least £25,000.” Interest rates tend to be higher, and a deposit of 25% is usually required.

Another factor is the European Mortgage Credit Directive, introduced in 2016, which means individuals paid in a foreign currency now come under closer scrutiny when their loan applications are assessed. The underwriting process needs to take account of possible exchange-rate fluctuations, as well as looking at a borrower’s overall financial position.

Keep the tax office up to date

Unsurprisingly, salaried expats have the greatest choice of mortgages. Lenders often exclude the self-employed, on the basis that income cannot be verified to a high enough standard, unless it is audited by a reputable accountancy practice.

Expats face tougher identity checks. Getting a correctly certified passport can be tricky if the borrower lives in a remote area without access to international lawyers, accountants or diplomats. And don’t rely on your employer to help out. “Big multinational companies… will have standard formats for issuing employee references which seldom match the requirements laid down by a lender, who is trying to underwrite on the basis of very specific individual information needs,” notes Stephenson.

It is also easier to get approval for a UK mortgage from certain countries than others. Most lenders have a “restricted” list of countries where they won’t lend (for example, countries subject to sanctions or with a weak reputation for regulation). Many African nations and some in Eastern Europe meet this category.

Finally, if you do buy, remember to keep the tax office informed. If you live abroad for six months or more per year, and rent out a property, you’ll be classed as a “non-resident landlord” by HMRC – even if you’re a UK resident for tax purposes. Wherever your income is taxed, you’ll be required to pay tax on the rent you receive.

Source: Money Week

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Carney predicts interest rate cut in no-deal Brexit

Bank of England governor Mark Carney has told members of the Treasury select committee that interest rates would “more likely than not” be cut in the events of a no-deal Brexit.

Mr Carney said the job of the central bank in the event of the UK leaving the EU without a deal and without a transition period would be to support economic growth while also maintaining inflation close to the 2 per cent target.

Those objectives can be mutually exclusive. For example, if a no-deal Brexit leads to a sharp decline in the value of sterling relative to other currencies, that would lead to higher inflation.

To put inflation back down towards the target level the central bank could put rates up.

But higher interest rates are generally negative for economic growth as they incentivise saving rather than spending and push borrowing costs up, denting the amount of cash available to consumers and businesses.

Lower interest rates would be supportive of economic growth, but would also act to make the currency fall further in value, as the market treats the decision to cut rates as a sign the economy is in trouble. This further fall in the value of the currency would lead to yet higher inflation.

Mr Carney said: “The challenge with actually doing that [supporting the economy] is that a no-deal, no-transition Brexit will be inflationary.”

He said the central bank would provide “what support it can” for the economy, but that economic growth would be very much lower than it has forecast to date if the UK exits without a deal.

If the interest rate cut simply leads to more inflation and not more growth, that would itself lead to weaker growth.

He added that the central bank would try to stimulate economic growth in another way, by making cheap money available to banks in exchange for collateral from those banks.

This method was used in the immediate aftermath of the global financial crisis and the initial Brexit vote.

The idea is that if banks can access cash cheaply and easily, they are more likely to lend to the wider economy, stimulating economic growth.

Edward Park, deputy chief investment officer at Brooks Macdonald, said the direction of sterling had a material impact on the FTSE 100, and that whenever sterling rises, the FTSE 100 tends to fall.

This was because the majority of the earnings of companies in the FTSE 100 are generated in other currencies, and the value of those earnings rise as sterling falls.

Source: FT Adviser

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Bank of England Stands Pat on Interest Rate Outlook, Focus on Brexit Reaction

The Bank of England reiterated its stance that interest rates could move in either direction depending on the outcome of negotiations for the U.K.’s withdrawal from the European Union.

In the Inflation Report hearings delivered to the U.K. Treasury Select Committee, BoE governor Mark Carney repeated his view that Brexit was causing tension for British consumers and businesses but promised that the central bank would “provide all stimulus possible” in the event of a no-deal outcome.

Gertjan Vlieghe, a member of the BoE’s Monetary Policy Committee, told the committee that, in the event of a shock to consumer confidence from a ‘no-deal’ Brexit, the central bank would likely hold policy steady or cut interest rates.

However, that risk appeared to have shrunk considerably Tuesday, after both the U.K.’s major parties appeared to shift their policy stances on Brexit. Prime Minister Theresa May is set to propose to her cabinet that the government rule out the possibility of leaving the EU without a transitional agreement in place. The opposition Labour Party, meanwhile, has said it will back a second referendum on Brexit if there is no majority in parliament for a withdrawal agreement.

Carney, however, noted that if the economy performed as currently forecast a gradual increase in rates would be warranted.

The hearings come after the Bank slashed its growth forecasts earlier this month. It now sees the British economy growing only 1.2%, the slowest pace since the financial crisis, amid uncertainty surrounding the U.K.’s departure from the EU and the broader economic slowdown worldwide.

“The fog of Brexit is causing short term volatility in economic data, and more fundamentally is creating a series of tensions in the economy,” Carney said at the Feb. 7 press conference following the BoE’s decision to hold interest rates steady.

“Although many companies are stepping up their contingency planning, the economy as a whole is still not yet prepared for a no deal, no transition exit,” he warned.

The BoE left the possibility of rate hikes “at a gradual pace and to a limited extent” on the table at that meeting.

Source: Investing

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Buy-to-let products hit 12-year high! Is it time to plough into the rental market?

If you’re looking to get into the rental market, you may well find yourself spoilt for choice when shopping for a mortgage. According to price comparison expert Moneyfacts, there are some 2,162 buy-to-let products to choose from right now, the highest number since October 2007 when 3,305 mortgages were available.

Lenders are falling over themselves to grab a slice of buy-to-let despite the uncertainties created by the Brexit saga and the possible consequences of it on the British housing market. “It is encouraging that buy-to-let landlords have more mortgage choice than they have had at any time in almost 12 years,” Moneyfacts finance expert Darren Cook commented, noting that product numbers have jumped by 397 over the past year and by 706 since the same point in 2017.

Costs are rising Whilst competition might be on the up, the fight amongst the UK’s banks and building societies has not made investment in the rental market any more cost-effective for landlords. As Cook commented: “It is also evident from our research that heightened competition to try and attract buy-to-let business has not resulted in a fall in interest rates, as has recently happened in the residential mortgage sector.”

The average rate for a two-year fixed-rate mortgage has edged both higher and lower over the past two years, but the current level of 3.12% stands at a premium to the 2.92% average seen around six months ago and the 2.96% witnessed in March 2018.

Meanwhile, the average rate on a five-year fixed-rate mortgage currently sits at 3.61%, up from 3.46% in September and 3.43% a year ago.

Dive in or stay away? Rising mortgage rates are the last thing that proprietors need right now because of the stream of tax changes in recent years that have pushed up the cost of owning and letting out property, from an increase on stamp duty to 3%, to axing tax relief which allowed mortgage interest to be subtracted from rental income before tax was calculated.

Bigger payments to HMRC aren’t the only problem, though. There’s a galaxy of certificates and therefore additional charges that proprietors need covering everything from maintenance to safety, to the listing and management of their properties, extra costs that all add up.

The government now has a huge appetite for restricting the activity of landlords through extra costs and tighter renting rules. It’s been identified as a critical vote winner given the ocean of Britons struggling to get onto the housing ladder as a result of the country’s huge property shortage. So if you grab a slice of buy-to-let, you’ll to be braced for investment here to get a lot more expensive, as well as restrictive, in the years ahead as government policy evolves.

What’s more, you’ll need to be prepared for Bank of England interest rate hikes, possibly as soon as later this year, and a subsequent increase in mortgage costs. A possible house price dip as we have seen in London over the past year or so could be on the horizon as well to smack the value of your investment portfolio. All things considered, I think buy-to-let is far too complicated and costly to participate in today, and I for one would rather use my money to invest elsewhere.

Royston Wild has no position in any of the shares mentioned. The Motley Fool UK has no position in any of the shares mentioned. Views expressed on the companies mentioned in this article are those of the writer and therefore may differ from the official recommendations we make in our subscription services such as Share Advisor, Hidden Winners and Pro. Here at The Motley Fool we believe that considering a diverse range of insights makes us better investors.

Source: Investing

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No-deal Brexit would lead to food shortages and cost business billions, government reveals

A no-deal Brexit would lead to food shortages, higher prices in the shops and cost UK firms billions of pounds, a new analysis from the Government has revealed.

Ministers also admitted that up to a third of “critical” infrastructure projects were now behind schedule, partly due to firms failing to view a no-deal scenario as “sufficiently credible”.

Members of the public are also failing to prepare for a no-deal Brexit, according to the 15-page document, which warned that industries like the automotive sector would be “severely” impacted by new tariff and non-tarriff barriers if the Commons does not back the Withdrawal Agreement negotiated by Theresa May.

“In the absence of other action from Government, some food prices are likely to increase, and there is a risk that consumer behaviour could exacerbate, or create, shortages in this scenario. As of February 2019, many businesses in the food supply industry are unprepared for a no deal scenario.”

The stark analysis warned that harsh new customs arrangements would be implemented if the UK is treated as a third country by the EU in the event that no managed exit is agreed between London and Brussels.

“Every consignment would require a customs declaration, and so around 240,000 UK businesses that currently only trade with the EU would need to interact with customs processes for the first time, should they continue to trade with the EU,” they wrote.

“HMRC has estimated that the administrative burden on businesses from customs declarations alone, on current (2016) UK-EU trade in goods could be around £13bn pa.”

On Whitehall’s preparedness, the document said: “In February, departments reported being on track for just under 85 per cent of no deal projects but, within that, on track for just over two-thirds of the most critical projects.”

According to a Government survey, 55% of British adults did not expect to be impacted by a no-deal Brexit.

They added: “Despite communications from the Government, there is little evidence that businesses are preparing in earnest for a no deal scenario, and evidence indicates that readiness of small and medium-sized enterprises in particular is low.”.

The study also warned that consumers would be hit by rising food prices and shortages due to a “very significant reduction” in the amount of goods able to pass through the Channel crossings which the government say could last for months.

Downing Street had been initially reluctant to release the report but was forced into publishing it after a Commons vote.

The warnings come just hours after Theresa May vowed to give MPs a vote on whether they would be willing to accept a no-deal Brexit or a delay to Article 50 if she is unable to secure their backing for her deal.

She added: “If we have to, we will ultimately make a success of a no-deal.”

Responding to the report, Labour MP Martin Whitfield of the Best for Britain campaign, said: “These are truly shocking admissions by a government looking to abdicate responsibility for the oncoming chaos.

“We’ve known for a while that businesses aren’t ready for Brexit and that it’s disrupting their work already – big or small. Now we know a third of the most critical government projects aren’t ready, while the economy is due to shrink. The government has full ownership of this mess.”

Source: Politics Home

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How to ride the pound sterling rollercoaster through a no-deal Brexit

Sterling has been particularly sensitive to significant developments in Westminster and Brussels – analysts and investors are watching closely.

The value of the pound affects the price of our imports, such as food and raw materials, and our exports, such as cars. So while a fall in sterling’s value might help exporters, the knock-on effects are that our weekly food shops and our overseas holidays are likely to become more expensive.

So how did we get into this situation, and what should investors do?

The UK economy was relatively stable during 2018. The labour market has strengthened, supported by a benign global growth backdrop, allowing the Bank of England to raise interest rates for the first time in a decade.

However, it’s clear that the UK has suffered a bout of idiosyncratic economic weakness since the middle of 2016, which has weighed on the exchange rate and interest rates.

The recent political instability has cast an even greater shadow of uncertainty over the UK. In fact, chances of a no-deal Brexit have probably increased slightly in the last few weeks thanks to the parliamentary deadlock. Although the majority of MPs do not want that outcome, the fear is that May will be faced with a cliff edge before a deal is done.

Parliament will no doubt keep trying to pass a deal eventually, but, as history shows, policymakers are notoriously difficult to predict, meaning that deriving an outlook for the UK feels like peering into the fog through a kaleidoscope.

Focusing on the wider outcome of Brexit on our society and economy is important, but investors will be equally concerned (if not more so) with the impact on their portfolios.

The stark fall in sterling after the EU referendum reminded Britain how much its currency matters, and why investors are right to prepare for periods of poor performance. One strategy to guard against downturns is to be globally diversified, so many investors (ourselves included) will likely have chosen to hold a larger allocation of overseas currencies.

But that doesn’t mean simply ditching sterling. Indeed, we also worry about the fate of the euro if negotiations turn sour. It is possible that the value of the euro will also slide against the US dollar even if it gains against the pound. This could have ramifications for single currency investors or those doing business on the continent.

And there is a place for sterling in your portfolio. Despite all the politics, we still think that there’s a chance of the final deal resulting in a softer Brexit, or at least a less negative exit than markets have been pricing in.

If a final deal is reached, we anticipate higher interest rates, a stronger pound, and a moderation to inflation expectations. Paradoxically, this outcome may support the euro as well, at least in a global context.

We believe that once a decision on the deal is made, investors could benefit from this subsequent rebound in sterling. If this arrives in the next few months, as expected, British holidaymakers may be in for a pleasant surprise as the pound in their pocket packs more of a punch.

However, a no-deal scenario is still a possibility, and it would likely create political and economic turmoil. We would expect to see exchange rates plummet, with the pound potentially being worth less versus the euro and dollar, leaving a monetary policy dilemma for the Bank of England.

With less room for the Bank to manoeuvre at present, maybe we would not see a repeat of the interest rate cut and quantitative easing which followed 2016’s referendum result.

With such uncertainty, the rollercoaster ride is likely to continue. Whatever happens, keep an eye on sterling – it’s in for a bumpy ride.

Source: City AM

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Buy To Let Property Rent Rises On The Up

The number of tenants experiencing rent rises in the private rental sector rose in January for the first time since September last year.

According to the latest January Private Rented Sector (PRS) Report from ARLA Propertymark, the number of tenants experiencing rent rises increased in January, with 26 per cent of agents witnessing landlords increasing them, compared to 18 per cent in December.

This is the highest figure recorded since September, when 31 per cent of tenants were experiencing rent rises in their private rental properties.

The year-on-year figure for rent rises in private rental properties is also up, rising by 7 per cent when compared to January 2018.

The uplift in the rate of rent rises in January has come despite the average number of available private rental properties also increasing on a monthly basis, up from 193 in December to 197 in January.

This is possibly due to the increase in tenant demand also registered in the month. Demand from prospective tenants increased in January, with the number of house-hunters registered per branch rising to 73 on average, compared to 50 in December.

ARLA Propertymark Chief Executive, David Cox, said: ‘This month’s results are another huge blow for tenants. With demand increasing by 46 per cent from December, and rents starting to rise in response to all of the cost increases landlords have experienced over the last few years, tenants are in for a rough ride.

‘Last month, there were three landlords selling their buy to let (BTL) properties per branch, and as landlords continue to exit the market, rent prices will only continue to rise.’

He continued: ‘With the Tenant Fees Act passing its final hurdle in the House of Commons and receiving Royal Assent this month, tenants will continue bearing the brunt, as agents and landlords start preparing for a post-tenant fees world.’

Source: Residential Landlord

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Help to Buy smashes through £10bn milestone

The Help to Buy equity loan scheme allowed 1,000 sales a week to be completed in 2018, according to the Ministry of Housing, Communities and Local Government.

The ministry’s statistics, published today (February 26), showed Help To Buy equity loans exceeded £10bn for the first time in the third quarter of 2018.

Kate Davies, executive director of the Intermediary Mortgage Lenders Association, said the statistics show that Help to Buy has become a cornerstone of the UK property market.

Ms Davies said the government’s programme continues to stimulate the bottom of the housing ladder, providing essential support to the whole of the UK property sector.

However in Budget 2018, chancellor Philip Hammond announced Help to Buy will come to an end in 2023.

She said: “These figures show a continuing trend in what looks set to be the strongest year so far for Help to Buy sales, with total completions since the scheme began likely to have passed the 200,000 mark by the end of 2018, with around 1,000 sales a week completing with the support of Help to Buy in 2018.

“We expect Help to Buy to remain invaluable in supporting home buyers into the next decade.

“The support will also help keep the property market on an even keel during a period of heightened uncertainty as a result of the UK’s expected departure from the EU this year.

“Given the important role Help to Buy plays in lifting households into home ownership and the large number of people who have not been able to climb onto the first rung of the property ladder, long-term solutions are required to ensure the continuing prosperity of the housing market, post-2023.”

Mark Dyason, managing director of the specialist property broker Thistle Finance, said in an increasingly glacial market, Help to Buy has kept the new build sector afloat and enabled many first time buyers to get on the ladder.

But he warned when it finally comes to an end, the fallout for the biggest developers that have benefited from it the most could be devastating.

Mr Dyason said: “The major property developers have done exceptionally well out of Help to Buy but at some point the supply of the drug will stop and they will have to go cold turkey.

“Help to Buy is in much the same vein as low rates since the Global Financial Crisis. They have kept the economy going but equally they have kicked the can down the road.

“The Help to Buy scheme is arguably a hollow victory with the potential to cause all manner of problems both for the buyers who have used it and the developers that have offered it.

“We live in an era of short-termism but the fall-out from artificial props like Help to Buy could be long-term.”

Source: FT Adviser