Negative equity and avoiding repossession
This week we look at how NOT to get repossessed. Here, first of all are the scary headline figures. The Council of Mortgage Lenders tells us that the number of homes repossessed in the first half of 2008 was 18,900, that’s nearly 50% up on the first six months of 2007. There’s also strong evidence that lenders are getting tougher on those in arrears. There are a number of reasons - with many people coming off fixed interest mortgages and finding new deals hard to come by. Shunted onto the lenders’ Standard Variable Rate they are pushed over the edge by a sudden hike in their monthly repayments. Add the fact that the cost of living has surged in recent months - we all know about the soaring cost of fuel and groceries - and some people have been pushed beyond their limits. Repossessions and negative equity are often talked about in almost the same breath. But though being beset by both at once is VERY bad news, it’s important to separate the two things out.
To clarify - negative equity is when the amount of your house is worth less than the mortgage on it. It’s an obvious risk with so many lenders offering mortgages that exceed the property value in recent years. The gifted deposit racket was one face of this, though Northern Rock’s infamous 125% ‘Together’ mortgages weren’t much smarter … being an instant turnkey introduction to negative equity. The insanity of these deals was easy to hide when prices were rising, but come the fall it all starts to look less clever.
But actually, negative equity doesn’t really matter unless it coincides with a need to sell. You may be left rueing the fact that you overpaid for a property that’s now fallen 10% in price … but unless you put it on the market, it’s irrelevant. Give it five or ten years and the surges and dips in house prices are forgotten. In fact, forget all about the putative market value of your home - it’s somewhere to live in, not a piggy bank.
But what if you ARE forced to sell. That could arise if you start missing mortgage payments, and some lenders are turning the screw after just a couple of missed payments. That’s because they know that things don’t miraculously just get better - the first missed payment is just the top of a very slippery slope.
So what should you do if you start getting into problems? Contact your lender before it gets out of hand. Although we all love to bash the banks, they generally don’t want to repossess homes - it’s not that they are softhearted, it’s simply an expensive business. The first month you THINK you may miss a payment, let them know first. It may be that they can offer a payment holiday, or put you temporarily on an interest only deal … though bear in mind these make the mortgage more expensive in the long run. Have a plan for repayment when you approach your lender - Financial Services Authority guidelines say that they SHOULD listen.
If things get really bad, you may have to sell. Better if you initiate the sale then have your home repossessed and lose the lot. But however you slice it, selling now could see you in negative equity … so take our preventative measures first. Type ‘avoid repossession’ or the like into Google just now, and you’ll find dozens of companies offering to solve your problem by taking your house off your hands for cash. Be VERY careful here - you are far better turning to Citizens Advice first. Short term cash fixes are unlikely to get you anything but a rock bottom price.
Assuming you’re not at this desperate pass yet … What pre emptive measures can you take? Good mortgage deals are hard to come by just now of course, but that shouldn’t stop you searching for the best possible deal. Amid all the angst about borrowers coming to the end of their fixed deals and having to go onto lenders’ Standard Variable Rates, many observers have ignored the fact that a lot of borrowers are on Standard Variable Rates anyway. Many of us are incredibly cavalier about overpaying for our mortgages, loans, credit cards and the rest. If you have a £100,000 mortgage at 6%, and you re mortgage at 5.5%, you’ll save £500 a year.
And don’t pay for mortgage advice. There is great free advice from brokers such as John Charcol and London & Country, and the web is full of best buy advice - see moneysupermarket.com or moneyfacts.co.uk for current best buy mortgages. Indeed, you may not even HAVE to re mortgage. Try your lender first, asking them what is the best deal they can offer you … it’s always worth a try. If you DO have any spare cash, overpay your mortgage as much as possible. You may have cash on deposit in savings accounts earning miserable rates of interest. Put it to work reducing your mortgage and getting you out of negative equity and into the black. People usually don’t realise how much they can save over time by doing this. For instance, overpay by £100 a month on a £150,000, 25-year mortgage and you’ll save more than £38,000 over the term. You’ll also pay it off nearly five years early.
And when you re mortgage, switch to a repayment from an interest-only mortgage if you can. Interest only become very popular when house prices were rising in double digits each year - after all, why worry about a debt that never went down if the equity was constantly rising? But stick with interest only in a flat market and you’ll just be servicing debt that never goes away - get it paid off. There’s another point about these hitherto unfashionable ideas of paying more each month. It’s the old saving principle of ‘paying yourself first’. Reduce your mortgage by £200 each month and you’re effectively saving that £200. After a month or two of higher payments you probably won’t even notice that you have less spending money after the mortgage is paid.
Cut the contingent costs of your home. Shop around (moneysupermarket.com again) for the best deals on buildings and contents insurance. Most of us just take the same deal from the same lender year after year. It goes without saying that you should slice any unnecessary fat from your monthly expenditure … do a budget now! But also consider making some money from your house. The ‘Rent a Room’ scheme lets you earn £4250 a year tax free for doing just that.
Related: Money Supermarket, Council of Mortgage Lenders, Rent a Room scheme, Financial Services Authority, Citizens Advice, John Charcol, London & Country
Tags: Negative equity and avoiding repossession, Negative equity, avoid repossession, repossession, mortgage, housing
