Buying your first home is a significant milestone, and it often comes with a mix of excitement and stress. Many first-time buyers focus on finding the perfect property without realising the crucial role that a mortgage broker plays in the overall decision-making process.
Understanding Mortgage Strategy
Mortgage strategy, a vital but often overlooked component of planning to buy a home, is more than simply chasing the best interest rate. A Strategic Mortgage Broker will put together a plan that encompasses six core elements: money management, risk management, optimising tax deductions, using offset accounts effectively, an appropriate repayment strategy and planning for property accumulation.
Long-Term Goals
A comprehensive mortgage strategy looks beyond your immediate needs as a first home buyer and is aligned with your long-term goals. A critical aspect often overlooked by investment professionals is the family home, which can play a crucial role in long-term wealth creation. Strategic planning involves choosing between a dream home, a stepping-stone property, or an investment property and ensuring that the borrowing strategy is appropriate in each case and considers any future property purchases.
Rent Vesting vs. Homeownership
For some first-home buyers the best option to get into the property market is through buying an investment property first. The mortgage strategy for a rent vestor is likely to be different than that of an owner occupier because there are tax deductions to be taken into account. One of the reasons this strategy can makes sense is because it can often allow a first-time buyer to purchase for a greater value and therefore, get a larger foot print into the property market. This may also allow the investment to become a home in the future when it is more affordable.
Borrowing and Mortgage Strategy for Future Investments
A common mistake in setting up a mortgage, is neglecting to consider whether the home will one day become an investment property and the subsequent impact on future tax deductions. First time buyers may not be thinking yet about buying an investment property in the future, but it is important to be one step ahead. For example, the counterintuitive approach of making the lowest repayments initially, preserving the loan balance, and utilizing offset accounts can optimize tax deductions and provide financial flexibility for future investments.
Interest Rates vs. Borrowing Strategy
Contrary to popular belief, first home buyers need to resist an obsession with interest rates. There are other ways that the wrong loan can cost a buyer and the real complexity lies in borrowing and mortgage strategy. By delving into the intricacies of individual financial situations and matching the lenders with the products and policies that best fit the borrower, a Strategic Mortgage Broker can provide personalised advice beyond the allure of low interest rates.
Risks of Online Lenders
Beware! Online lenders will offer attractive interest rates to hook in buyers. Their cookie-cutter approach and the lack of personalised advice and strategy could prove costly. Mortgage brokers on the other hand, must be qualified and adhere to regulatory standards, ensuring a higher level of disclosure and thoroughness in the mortgage application process. Just as importantly, they provide a variety of options and should have access to over 40 lenders. When dealing direclty with a lender, you are being sold a product.
The Role of a Strategic Mortgage Broker
The unique value proposition of a Strategic Mortgage Broker is to make sense of a market flooded with options. Brokers have access to a diverse range of products from various lenders and make a personalised recommendation based on your needs, providing a holistic and tailored approach to mortgage solutions.
Pitfalls to Avoid for First-Time Buyers
Getting the first property right is crucial and it’s advisable to avoid rushing into the property market. Rushed decisions can lead to regrettable choices, such as buying an unsuitable home or a poor asset. Property selection is crucial for capital growth, providing the leverage needed for subsequent property acquisitions. A Strategic Mortgage Broker can guide first home buyers through the balancing act of knowing when the time is right to buy.
Becoming an Attractive Mortgage Customer
A Strategic Mortgage Broker can effectively coach first-time buyers to enhance their attractiveness as mortgage customers. For example, eliminating consumer loans, understanding the impact of job changes, and managing financial habits contribute to a favourable borrowing capacity.
Starting Early and Planning Ahead
A common trap that many first home buyers fall into is waiting too long to reach out to a mortgage broker and then discover that they could have purchased a lot sooner. Whether it’s two years or more into the future, engaging with a Strategic Mortgage Broker and developing a comprehensive borrowing strategy is crucial for success in the real estate market. As the saying goes, “If you fail to plan, you plan to fail.” Don’t let the excitement of your first home purchase overshadow the importance of a well-thought-out mortgage strategy.
This blog covers a number of important points that are discussed in more depth on this podcast interview with co-founders of Home Buyer Academy, Veronica Morgan & Meighan Wells.
