Purchase Plus Improvement Mortgage

Purchase plus improvement

This product helps qualified home buyers to make renovations, upgrading, changes, etc. to make their new home just right for them. Extra funds are provided after taking possession and presenting receipts or the work done. No added insurance premiums.  Depending on the renovation costs CMHC/ GE may determine an extra appraisal or not required.

Borrower Qualification:

• Existing requirements related to income, down payment and credit worthiness apply
• Gifted down payments from immediate family member can be used, provided they are properly verified, non-repayable and all other characteristics of the borrower are acceptable
• Government grants may be considered if pre-approved by Genworth

From TD Economics:

·         The Bank of Canada kept the overnight rate constant at 1.00% this week, in a communiqué which was interpreted as more dovish than the last. Markets reacted swiftly and the Canadian dollar plunged to a three-year low.

·         Canada’s trade balance tipped into surplus in October, as imports fell further than exports. The trade surplus was a razor thin $75 million, up from a $303 million deficit in September.

·         Employment was solid in November, advancing by 22,000 positions, while the unemployment rate held firm at 6.9%. So far this year, employment growth has averaged 13,400 per month, down from 25,400 over the same period in 2012.

Romy Alegria

Manager, Mobile Mortgage Specialist

Toronto,

T:416 278 2540

W: http://mms.tdcanadatrust.com/romy.alegria/

This could also apply for seniors and their desire to Age in Place rather than moving to a Retirement Home. A Mortgage that could be used to cover Improvements could solve many problems like lowered kitchen cabinets that are wheel chair accessible, chair lifts and ramps, elevators that aid mobility and roll in bathrooms / showers.

What do you need to be done in the home that will give you another 10 or 15 years of being on your own?

New To Canada 2014 update

Mortgage news:

Risk fee plus 10 basis points extra on the low-ratio bulk insurance will be charge to CMHC and Genworth by the federal Government starting January 2014.  Apparently there will be no impact on the cost of buying a house or the cost of mortgage funding

Product ”NEW TO CANADA”, qualified homebuyers who have immigrated or relocated to Canada within the last 5 years are eligible under Genworth's/CMHC New to Canada program to purchase a property with as little as a 5% down payment

Borrower Qualification:

• Must have immigrated or relocated to Canada within the last 60 months
• 3 months minimum full time employment in Canada (borrowers being transferred under a corporate relocation program are exempt)
• Must have a valid work permit or obtained landed immigrant status
• For 95% LTV, down payment must be from own resources. For LTV's less than 95%, the remainder may be gifted from an immediate family member or from a corporate subsidy
• All debts held outside of the country must be included in the total debt servicing ratio(Rental income earned outside of Canada is to be excluded from the GDS/TDS calculation)
• Guarantors are not permitted
• Foreign Diplomats who do not pay tax in Canada are ineligible for this program

Rates:  2.99% 3Y FIXED MORTGAGE

From TD Economics

The Canadian economy turned out a decent performance in the third quarter of the year. Real GDP grew by 2.7% annualized – the fastest pace of growth in over two years.

• Some of the strength in the quarter can be attributed to temporary factors, including a rebound in oil and gas production following supply disruptions during the first half of this year and a sharp inventory build.

• Still, there were some encouraging underlying details in the GDP report released today. Household and business spending moderately supported economic activity. While net trade was a drag on growth, improvements in exports towards the end of the third quarter spell good news for economic growth in the fourth quarter.

• The Q3 performance is unlikely to move the Bank of Canada’s monetary policy stance. We expect the

Bank of Canada will be on hold at least until the end of 2015

Bridge Financing - When ?

Bridge Financing

·       Bridge financing assists a customer with the sale and purchase of their residence. When the sale of their current residence closes the loan is paid off with proceeds from the sale.

Examples: 

·      The purchase date their new home closes on is 15 days before the closing date of their current residence. The net equity from the current residence is not available on the closing date of the new home.  A Bridge Finance Loan provides the customer with short-term assistance to meet this shortfall.

** TD Canada Trust does not provide Bridge Financing to customers who have not committed to take a TD Canada Trust mortgage product.

From TD Economics

* Local real estate boards have begun to release September housing data, and the numbers issued thus far are all of double digit magnitude. Toronto (+30%), Calgary (+19%) and Vancouver (+64%) have reported solid year-over-year sales increases.

* In a speech earlier this week, Senior Deputy Governor of the Bank of Canada, Tiff Macklem, focused on the prospects for Canada’s exports. This segment of the economy accounts for one-third of Canada’s national income, but prevailing global economic uncertainty will likely mean a delay in the rotation of growth drivers in Canada from consumers and governments towards exports and investment.

* The Ivey PMI edged higher to 51.9 in September following what was a modest recovery in August. The reading is con­sistent with an economic rough patch over the past few months

Romy Alegria

Manager, Mobile Mortgage Specialist

Toronto,

T:416 278 2540

F:1-866-222-5708

W: http://mms.tdcanadatrust.com/romy.alegria/

Collateral Mortgages

Td Collateral Charge /Collateral Mortgage A collateral mortgage is a security agreement registered against a borrower’s property that allows them to secure the initial loan and possibly future loans.

Benefits

• With a collateral charge mortgage, TD mortgage customers can switch from a mortgage loan to a home equity line of credit (HELOC) in the future without incurring any new registration fees.
• Where they choose to register the collateral charge for a higher amount than their current loan agreement (to a maximum of 125% of the current property value), they may be able to reuse the existing collateral charge for future borrowings and avoid incurring additional costs of registering a new charge on the property. 

From Td Economics

• This week TD Economics released our latest Quarterly Economic Forecast for Canada (attached) which outlines how Canadian households continue to drive growth, while exports and business investment are stuck in the backseat.
• A rebound in July retail sales confirmed the resiliency of the Canadian consumer. The retail data rounds out our expectation for July GDP, which is expected to recover after a decline in June.
• On the other hand, the CFIB Business Barometer for August showed that the mood among small busi­nesses remains quite flat. Stronger business investment is required to help kick start Canada’s economy, but businesses need to become more confident about the future before that takes hold

Romy Alegria

Manager, Residential Mortgages

Line of Credits, Refinances

Toronto Core

C. 416.278.2540

P. 416.614.5446

Having a collateral mortgage permits you to use part as a credit line in addition to fixed financing.  This is good but in a declining value condo market a few percentage points, advance to value, could result in your spending your equity.

Be ever mindful of market conditions

Cash Back on Closing is still around

I thought this was gone from the Toronto Real Estate Market;  You cannot use this as part of your closing disbursements but it is there for certain buyers who are doing a 95% down and getting the 5% back after closing.  

You need to have and front all the deposits, expenses and fees related to your purchase  for 60 - 90 days prior to the closing.  

Cash back mortgage product

Did you know that Cash Back is available on 2 - 10 year term up to a system maximum of $35,000. Cash Back amounts set as follows:

Term	CashBack	System Maximum
2 years	1%	4,000
3 years	1.5%	6,000
4 years	2%	8,000
5 years	5%	20,000
6 years	5%	25,000
7 years	5%	35,000
10 years	5%	35,000

Money is deposited into clients account the next day after activation and might be spend as clients wish; maybe they want to make small renovations, buy new appliances, pay out some debts, pre pay the mortgage or simply have some extra money in their account. 

Rates: My best rate: 2.99% for 3y fixed; Variable 2.6% (see attachment)

From Td Economics:

·         The housing market has proven more resilient in 2013 than we had anticipated. The outperformance has been particularly notable on the price side.

·         The recent strength in Canadian housing needs to be kept in perspective. Sales are still well below historical peak levels. Four rounds of insured mortgage rule tightening have worked to temper home sales, which are still 11% below the peak reached in late 2009.

·         After Bank of Canada Governor Stephen Poloz gave an economic pep talk on Wednesday, U.S. Federal Reserve Chair Ben Bernanke killed the buzz by not beginning the widely expected “taper” of its asset purchases

Romy Alegria | Manager, MMS 

P: 416.278.2540 | F: 1-866.222.5708

E: Romy.Alegria@td.com

W: http://mms.tdcanadatrust.com/romy.alegria/

Home Equity Line of Credit - HELOC

HELOC - Customer Level Pricing (CLP)

• CLP is being introduced to provide customers with a competitive HELOC (Home equity line of credit) variable interest rate.
• The CLP Rate is generated by evaluating a number of attributes that incorporate customer relationship, credit worthiness and HELOC application details such as appraised property value, collateral charge position, Equity Lending, credit worthiness etc.
• If client is not satisfied with the CLP Rate, we still can submit a HELOC Pricing Exception Request.
• Heloc is a good option for an equity take out for future investments. Send your inquiries now. 

From TD Economics
Housing starts fell to 180K units on an annualized basis in August, a 6.6% decrease from the month prior. Yet, the six-month moving average remained steady at 187K units. 

• Home prices rose for the sixth consecutive month as the 11-city Teranet House Price Index (HPI) increased by 0.6% month-over-month in August. 
•  Household leverage, as measured by household credit market debt to disposable income, increased to 163.4% in Q2, up from 162.1% in Q1. The showing snapped the streak of two consecutive quarterly declines, but in level terms, the ratio has stabilized over the past year. 
• The National Household Survey (NHS) release confirmed what we had previously observed only anecdotally – one-quarter of Canadians devote more than 30% of their total income to shelter costs, surpassing the threshold at which housing becomes unaffordable. 

Romy Alegria | Manager, MMS | TD Canada Trust
P: 416.278.2540 | F: 1-866.222.5708
E: Romy.Alegria@td.com
W: http://mms.tdcanadatrust.com/romy.alegria/

Business for Self Mortgage Guidelines

Here’s a refresher when dealing with “buyers” that are business for self:

ü  Maximum LTV (loan to value) 90%

ü  Self employed for more than 2 years but less than 3 years

ü  No previous bankruptcy

ü  No tax arrears as per most recent Notice of Assessment (NOA)

ü  Minimum 3 years on Credit Bureau with 3 trade lines.

ü  Beacon Score Requirements (defined by the lowest score from all borrowers average score):   LTV </= 90% - minimum beacon score of 650

ü  Maximum TDS 42% - based on stated income.

** Latest statistics from Bank of Canada indicates that the total mortgage amount is $879 billion in the year to July.

** In its interest rate announcement, the Bank of Canada held the overnight at 1.00% and reiterated its forward looking language. The Bank acknowledged that the rotation in economic growth drivers has not been as quick as many had hoped – a theme that was reinforced by data releases this week (From Td Economics)

Romy Alegria is a Mobile Mortgage Specialist with TD Bank who specializes in Residential and Commercial Real Property Mortgages in the Greater Toronto Area.

Romy Alegria | Manager, MMS | TD Canada Trust
P: 416.278.2540 | F: 1-866.222.5708
E: Romy.Alegria@td.com
W: http://mms.tdcanadatrust.com/romy.alegria

2013 CMHC Housing Outlook

TD ECONOMICS
*One year following the federal government tightened mortgage insurance regulations, the existing home market has fully recovered 
• In July, existing home sales were up 9.0% from year ago levels and home prices raised 8.1% from year ago levels. From a regional perspective, strength in Greater Toronto, Greater Vancouver, Calgary and Edmonton was offset by weakness in Montreal and most major urban areas in the Atlantic Provinces. 
• Overall, while the housing market has shown some signs of revival in recent months, activity is likely to be tempered by rising interest rates and the market is still expected to achieve its soft landing. 
• In other news, manufacturing shipments fell 0.5% in July – a fourth decline in 6 months. In real terms, sales were down an even larger 1.3%. 

Housing Market Outlook - CMCH  third quarter review (attached) – here’s couple of key factors affecting housing starts at a glance …
• Mortgage rates:  Mortgage rates are expected to increase gradually and steadily, over the forecast horizon.  However, they will remain low by historical standards. Current mortgage rates are supportive of housing demand. 
• Employment : The labour market has gotten off to a slower than expected start in 2013, with employment growing in the first six months at a little over half the rate in 2011 and 2012. Nevertheless, employment is expected to improve during the course of the year and is forecast to grow 1.4 per cent in both 2013 and 2014, which will support Canada’s housing sector.  
• Population:  Lower population growth among the 25 to 34 year age group is expected to lead to a slight moderation in demand from first-time home buyers this year and over the longer term. Furthermore, Canada’s low birth rate should lessen the demand for additional housing stock in the medium and longer term. Population aging, however, is likely to impact the type and tenure of housing demanded.

Housing Market Outlook 3rd Q 2013 by David Pylyp

Romy Alegria is a Mobile Mortgage Specialist with TD Bank who specializes in Residential and Commercial Real Property Mortgages in the Greater Toronto Area.

Romy Alegria | Manager, MMS | TD Canada Trust
P: 416.278.2540 | F: 1-866.222.5708
E: Romy.Alegria@td.com
W: http://mms.tdcanadatrust.com/romy.alegria