Archive for February, 2010

Spanish Banks Desperate To Sell Their Growing Property

Friday, February 26th, 2010

More and more banks in Spain are offering discounts to current valuation on properties they own or are in the process of repossessing.

Bank stock now provides probably the widest and most cost effectively priced property you can find.

Many properties are very much resident style property being in major Cities or areas within coastal regions that are not suitable for holiday homes but if you look hard enough a few gems are around.

Considering bank owned stock before buying is good for clients for two key reasons. The first being the price per square meter you can achieve and secondly because despite tight criterias on finance for non residents of Spain each bank is far more flexible on underwriting and loan to values where the client is buying one of the banks own stock.

There is no hard fast rules each case is taken on an individual basis and individual merit but getting up to 100% Spanish mortgages for right profile client is possible.

In most peoples book this activity is a form of blackmail “buy from us and you get a loan don’t buy from us and loan will be difficult and restricted”. It however works for both parties in the current environment and should not be ignored. Individual private sellers may have issues with it as selling a property in Spain at present is tough enough without the banks being your main competitor for the limited buyers available but until bank stock flows through the whole market will remain static. Perhaps it is just a pill we all have to swallow for the long term good.

If you are a buyer the ability to buy keenly priced property without parting with chunks of your own cash is now more of a reality again; as long as you source the property from the bank you are getting finance from.

Clients would be well advised to talk to brokers who can check up front what might be available if a client buys from the bank. The client then can make any offer to the bank secure in the knowledge the mortgage finance fits their budget and is available.

A good Spanish mortgage broker will be able to search the banks portfolio for you and provide details of possible purchases and then speak to the bank and get an agreement in principle for that property should you decide to proceed.

For more information contact us here.

Mortgages in UK To Reflect Mortgages in Spain

Friday, February 26th, 2010

For many years the banks in Spain have worked off debt to income ratios rather than multipliers of gross incomes.

The FSA in the UK who are looking at changes to be implemented this year after the credit crisis of 2008 and 2009 are looking like they will insist in future lenders in UK work on affordability ratios in the same way.

Fast track lending and self-certification will almost certainly disappear from the market and the documents required for a mortgage approval increase considerably for all applicants as has been the case in Spain.

UK residents will have to get used to providing a significantly increased levels of paperwork which will no doubt come as shock to everyone except perhaps those clients who have applied for mortgages in Spain recently who will already have experienced the high level of due diligence required and heavy document requirements that are insisted on.

Debt to income ratios often provide a higher level of funding for those clients with little or no other debts outside the mortgage but penalize heavily anyone with personal loans or credit card balances.

If the UK follows Spain banks will work off debt to income ratios of around 35%. This means that the amount of money going out each month on repayment of loans, cards and mortgages cannot exceed 35% of after tax not pre-tax incomes.

After years of easy money many clients who previously experienced no issues in obtaining further loans because of a high credit rating will find obtaining lending a much more difficult and painful process.

As brokers in Spain arranging Spanish Mortgages, we are very used to working with these restrictions but know from feedback from our clients that there is a real resistance on their behalf’s to supply so much information and a complete lack of understanding of why and how the banks work. Often clients who are rejected by Spanish banks cannot understand, as they have never had issues raising money in the UK. These very clients may in the future find UK lending difficult to achieve.

One of the key issues of the application process when working off debt to income ratios is everything has to match up so what appears on credit files must match with what is seen going out from bank statements. Because credit files and actual payments do not always match exactly the level of detail, a client then has to provide to confirm actual payments is high and precise and becomes extremely frustrating when dealing with an application as logic and judgment don’t apply just tick box verified facts.

It looks like the days of “The bank has the property as security so what’s the problem” are going to be well and truly over.

I many ways affordability ratios in fact make a lot of sense but there will almost certainly be a cultural backlash to the changes.

For once the UK will follow Spain rather than the other way round.

The Spanish Economy as Seen by the Little People

Thursday, February 11th, 2010

I am no high flying economist but recent days has seen much activity with the UK press about Spain and the Spanish Economy. Thank god someone is finally asking some questions

It is interesting that, until recently, little has been done by the Spanish Press.

Unlike UK press Spanish newspapers rarely go on crusades or overtly criticise the government preferring it would seem to just report facts or what is said rather than getting beneath issues.

This may well be a throwback to Franco days where freedom of speech was non existent. One should remember the press in Spain from that perspective is very much in its infancy and perhaps will take sometime to catch up particularly in the area of investigative journalism.

The current size of the crisis in Spain could have been avoided and even myself without the benefit of an economic degree or full understanding of the political dynamics recognised the issues some 6 to 7 years ago.

Having lived in Spain since 2002 I have seen the impact of the current economic situation but also the drivers that caused many of the internal issues we now have.

These experiences are not derived from the press or authority as to my shame I still neither speak or read Spanish fluently enough but as a small business owner who has been involved in the property industry as mortgage broker.

Most recent quotes from UK and economic authorities point to the fact that whilst Spanish Banks did not have exposure to worldwide toxic debts they have created their own.

This is in fact very true. Much is now reported about the problems the Spanish Banks have as they become more like estate agents than banks.

It is quite perverse that in 2003/2004 before the new government took over the then governor of Bank of Spain in his monthly report warned all Spanish banks in very strong terms that the level of funding they were putting into construction was too high and unsustainable. This statement was made formally and is available via public records.

Back at the point the governor shot this warning across the banks bows the level of funding for new construction was small in comparison to the level funded during the boom years of 2005 to 2007. What a shame for Spain that because of a terrorist bomb they voted out a government that had a handle on what was happening and was taking steps to prevent overheating; and voted in instead a government who had neither the desire or intellectual capacity to recognise that even without the now widely reported credit crisis Spain was heading for disaster.

The Spanish Banks themselves cannot say they were not warned. They just chose to ignore the warnings they were given and take heed of the appeal from the Bank of Spain to restrict the level of funds being provided for new construction.

It is very easy to look at the whole Spanish system, how licences for new builds are provided, who has authority to grant them what controls central government takes to see why the complete mishmash and vast amounts of unoccupied properties we now have has happened. The whole political infrastructure needs to change dramatically for Spain to ever sustain their G20 status in the longer term. Without fundamental changes it is difficult to see Spain ever pulling out of the boom to bust syndrome which has dogged them since Franco died.

I am; all this said; at loss as to why the country is in such a financial mess and where the vast amount of expenditure goes.

Taxation levels are high; it is a fallacy that tax in Spain is low. On costs of employing people are a big disincentive and rigid labour laws compound this issue.

Average monthly wages are very low and social support also much less than other European countries.

There are for instance no

• Tax credits
• Rent support for low earners
• Social security payments for unemployed are 400 euros a month once the initial dole runs out. This is it a flat payment that is not even enough to feed a family.
• Healthcare is generally good but the state does not support the health system in the same way as the UK and many opt for private health insurance and many hospitals are completely privately run
• Money spent on education again is combined with many private or partly funded schools
• Roads are not extensively lit and most new ones built done from EEC funds
• Post service appalling
• Public transport very limited

The bulk of expenditure must be spent on supporting a Civil Service that is bigger and more bureaucratic than Gungerdin. The level of inefficient government services and departments is scary.

Lack of control of expenditure by central government is well demonstrated at even micro levels. In my village alone around € 200k has just been spent on building a so called memorial that had to be built before end of 2009 or the money sent back to central government. I expected a statue which I already thought was a complete waste given current climate what in fact has been built is a property. For what purpose I am not sure.

We already have a completely refurbished and grand Town Hall and more facilities than one might expect for a population of 2000 people whilst one third of its population live in sub standard housing often with no running hot water.

Having lived in both UK and Spain I know public services are not as good in Spain and social support woefully lacking. It is therefore in fact quite frightening how much the government are in debt in comparison to what tax money supports.

Making cuts to avoid a Greece type collapse should be easy but getting Zapatero, who is known as Mr Bean by the Spanish,  to actually get to grips and resolve matters is rather like asking a 3 year old to explain the theory of relativity.

Low Rate Spanish Mortgages -Update

Tuesday, February 9th, 2010

Further to my article on yen mortgages supplied by Dominion credit I have received 2 further communication inputs from clients who have applied for a mortgage via Low Rate Spanish Mortgages.

Over the Christmas period Low Rate Spanish Mortgages pulled back their pay for click and paid for link activity but are back with a vengeance. They state 800 applications were approved last year. This is pretty spectacular as even at the height of the selling market we; who were the leading supplier of non resident loans; completed on about 500 mortgages each year. Given lack of non resident sales in Spain last year they must have cornered the whole market with no-one else lending at all!

They say they charge no fees but the feedback I have received indicates you are asked to pass an amount of money apparently for a valuation and this is payable upfront but the property is not visited a desk top valuation is done and what is considered for the valuation is not clear.

The Chief Executives house in Mexico which is being raffled in a spot the ball competition which was due previously to have the winner announced in November 2009 has now been extended to when they have 76,000 entries. At € 25 a pop, this would pull in 1.9m euros for the owner if closing date does not get extended again.. European competition laws that cover this type of competition appear to be being contravened.

Many quality websites and portals like Eye on Spain, Guardian financial site are accepting Google ads giving credence to the company.

It is amazing that no-one checks the advertisers on their website.

The solution to this surely sits with the companies that allow the advertising to be run who should undertake far more due diligence to ensure the advertiser is following European laws.

See latest feedback on Low Rate Spanish Mortgages below .
The comments from Clive Ballard are posted below.

As you say, Dominion Credit and Finance website is new, The name was only registered Jan/Feb 2009. Low Rate Spanish Mortgages were advertising the Yen mortgages in Oct 2008. The DC&F website, like the LRSM website is not very professional for the nature of what it is supposed to sell, and the office in Singapore is not an office but only a phone answering service. Like yourself I could not find any references to Henry Braithwaite in the banking world. I phoned/e-mailed him on a number of occasions in March 2009 requesting information on agents, other than LRSM for these mortgages.
I got no responce to the messages left.
Since DC&F were not contactable, and had no website until Jan 2009, I wonder how LRSM were able to offer their mortgages in Oct 2008, and purchased the domain name in May 2008.

Low Rate Spanish Mortgages charge a non refundable, 500 € to apply for a Yen mortgage.
I applied for a mortgage from them in Jan 2009, when there office was in Valencier. Approximatly 6 weeks later when I chased the mortgage, they had apparently moved to Bilbao, though were working through a UK phone answering service. When they rang back, I was told the morgage was not granted, due to the financial situation, but if I liked to apply again in 3 months (and pay another 500€) the situation might have changed.
It seems to me that the only ones making money out of this, are “Low Rate Spanish Mortgages”, a 1/2 man run business who as well as running lotteries, also run a dating site under their other company name of Marverose S.L
They also have interests in an Estate Agents (wherepropertysells.com), though I think this may now, have closed.
N.B. The original UK company named Dominion Credit and Finance went bust in the 1990′ies.

Brian McKenzie says:
January 25, 2010 at 12:17 pm

Hi.
Similar story as clive only this time they said the mortgage was not approved because the valuation was wrong,which made no sense as no valuation had been made on the property. This email stating the above information was sent to me only after repeated attempts to contact them and also they said that they had sent me an email stating this a month previous which was total rubbish. Further attempts to contact them to clarify this has been ignored. I am now quite sure after reading Clives letter that I have been well and truly scamed..
B.Mckenzie

G F Crudgington says:
February 22, 2010 at 4:46 pm

Like Bryan & Clive I have also had similar experience with Low Rate Spanish Mortgages and paid £228 for survey only to find that the survey was never done and the mortgage was refused on the basis of an “In House Valuation” made by a company Dominion Credit and Finance located in Singapore, thousand of miles away from my property in France and that the loan was below the Dominion Credit and Finance funding level. Communications have not been good. I doubt whether they will refund the money paid for a survey which was never carried out. I had hope that it was all above board but I am now convinced that it is a scam and it is highly unlikely that I will get the survey fee back.

However we have received this positive comment from a Mrs Barbara Gosling in Mexico

I read your warning with interest!

While I cannot comment on Clive’s own application, all I can say is that I found the service provided by LRSM to be of an extremely high standard. Indeed, thanks to them I am happily residing in my new property soaking up the sun.

3 International Mortgage Pitfalls You Must Be Wary Of

Thursday, February 4th, 2010

The mortgage industry is like a minefield that could blow up on you suddenly, even when you’ve planned everything and done all your research, which is why you must tread carefully when attempting to secure a mortgage to buy a home or other real estate. You need to choose your lender with care and also take into account the interest rates, both fixed and floating, because you don’t want to find yourself battling with a debt that you cannot afford to pay back. This process is complicated, to say the least, when you’re looking for a suitable mortgage package in your own background, so when you have to do it overseas and in a relatively strange country, you can imagine how much more difficult your task becomes. The process is loaded with pitfalls that you must avoid, the most important of which are:

  • Trusting mortgage providers without meeting them: Yes, some of the best deals are found on the Internet, but the downside of this great communication tool is that people are anonymous. This raises the question of how much you can trust them to finance your mortgage, especially because the sum is large. So don’t jump at the cheapest offer you get without doing your research about the lender or the broker you are dealing with. In general, your safest bet would be to conduct the transaction through trusted brokers who have established a strong reputation in the international mortgage business, although some people prefer to deal with the local branch of large international banks like HSBC, Lloyds TSB or the Bank of Scotland who have a wide international presence and who are accustomed to dealing with international mortgages on a regular basis. You may have to pay a little more by way of fees or interest, but this beats getting cheated out of all your money. Trustworthiness is the most important factor when you’re securing an international mortgage.
  • Not understanding all the terms and conditions: International mortgages come with a host of terms and conditions, all of which vary according to the bank you’re dealing with, the country of your origin, and the country in which you wish to purchase property. So do your research thoroughly and be aware of all that could possibly go wrong before you sign on the dotted line. For example, some banks finance only 70 percent of your mortgage, others require you to pay upfront at least 30 percent of the cost of the property as a down payment, and yet others will want access to all your credit records before they sanction your mortgage. So be prepared, and understand all that you need to know before you commit to anything.
  • Not being aware of local laws and customs: When you’re buying property in another country, you must be aware of local customs and laws, whether you’re going to live there or if you’re just buying the property as a vacation home. Your property may be subject to special taxes besides what you regularly pay; you may have to follow certain customs and change your habits in order to live there on a regular basis (follow unwritten laws of the neighbourhood to ensure harmony and avoid rifts with the neighbours); and seek the help of translators if you’re not familiar with the local language and culture. Also, if you’re going to be away from the property more often than not, ensure that you set up adequate protection methods to prevent theft and vandalism.

This guest post is contributed by Nicole Adams, she writes on the topic of Construction Management Degree . She welcomes your comments at her email id: nicole.adams83@gmail.com .