16 May

5 ways you can kill your mortgage approval

General

Posted by: Livian Smith

DLC BLOG

5 ways you can kill your mortgage approval

5 ways you can kill your mortgage approvalSo, you found your dream home, negotiated a fair price which was accepted. You supplied all the needed documentation to your mortgage broker and you are waiting for the day that you go to the lawyer’s to sign the final paperwork and pick up the keys.

All of a sudden your broker or the lawyer calls to say that there’s a problem. How could this be? Everything has been signed and conditions have been removed. What many home buyers do not realize is that your financing approval is based on the information the lender was provided with at the time of the application. If there have been any changes to your financial situation, the lender is within their rights to cancel your mortgage approval. There are 5 things that can make home financing go sideways.

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16 May

Brokers More Important Than Ever

General

Posted by: Livian Smith

DLC BLOG

Brokers More Important Than Ever

Brokers More Important Than EverNearly half of all existing mortgage in Canada will be up for renewal in 2018. Stated in a Financial Post article by Armina Ligaya, CIBC Capital Markets estimates 47% of all existing mortgages will need to be refinanced in 2018. All of this coming on the heels of rising interest rates and changes to key mortgage regulations.

                                                CLICK HERE TO READ MORE 

14 May

Jobless Rate Remains At 40-Year Low As Wage Growth Accelerates

General

Posted by: Livian Smith

Dr. Sherry Cooper - Chief Economist, Dominion Lending Centres

Jobless Rate Remains At 40-Year Low As Wage Growth Accelerates

Statistics Canada announced this morning that employment was virtually unchanged in April (down 1,100) following a surge in March and the unemployment rate remained at 5.8%–its lowest level in four decades. Wages growth accelerated signalling tight labour markets. April’s stall was only the second time since mid-2016 that the job market did not grow.

On a positive note, the job losses were in part-time work, which registered a 30,000 downfall. Full-time employment was up 28,800, which is near average over the past 12 months
When labour markets approach full capacity, job growth stalls as job vacancies become increasingly more difficult to fill. This excess demand for labour pushes up wage rates to lure qualified workers from other jobs.

This trend poses a substantial challenge for the Bank of Canada as inflation is now at or above its 2% target. Economic activity has slowed this year, and considerable uncertainty remains, especially concerning NAFTA. In the face of a meaningful slowdown in housing and consumer spending, the Bank is reticent to hike interest rates too quickly as mortgage rates are already rising.

The posted five-year fixed mortgage rate rose to 5.34% this week, as banks have tightened credit conditions and five-year bond yields have edged upward. Borrowers must qualify for mortgages based on the posted mortgage rate, and one-in-three borrowers have purportedly already been squeezed out of the housing market.

Apropos the housing slowdown, employment declines were most significant in the construction industry, which suffered an 18,900 job loss offsetting the gains in March. Services-related employment was up 14,800 in April.
Since the start of the year, Canada’s labour force has shrunk by 25,500, and the number of jobs is down by 41,400.

The average hourly wage in April was C$27.02, up 3.6% from a year earlier. That’s the fastest pace of growth since 2012.

Employment Was Little Changed In Most Provinces

In April, 4,100 more people worked in Manitoba, all in full-time employment. The unemployment rate was virtually unchanged at 6.1%. Compared with April 2017, the number of employed people in the province increased by 5,900 (+0.9%).

In Nova Scotia, employment increased by 2,700 in April. The unemployment rate continued on a downward trend, falling by 0.7 percentage points to 6.7%, the lowest rate since comparable data became available in 1976. On a year-over-year basis, employment was up 8,000 (+1.8%), primarily due to a strong upward trend in full-time employment that began in the autumn of 2017.

There were 4,900 fewer employed people in Saskatchewan in April, and the unemployment rate rose 0.5 percentage points to 6.3%. Compared with April 2017, employment was little changed in the province.
In Ontario, employment held steady in April, and the unemployment rate was little changed at 5.6%. On a year-over-year basis, employment in the province rose by 133,000 or 1.9%, all in full-time work.

In Quebec, both employment and the unemployment rate were little changed in April. Compared with 12 months earlier, the number of people working in the province was up 73,000, mainly as a result of growth in the second and fourth quarters of 2017. Over the same period, the unemployment rate declined by 1.0 percentage points to 5.4%.

The number of people working in British Columbia was little changed in April, as growth in full-time work was offset by a decline in part-time employment. At the same time, the unemployment rate increased by 0.3 percentage points to 5.0% as more people looked for work. Employment in the province has been relatively flat since June 2017, while on a year-over-year basis it was up 23,000 (+0.9%).

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres

14 May

It’s not all about the rate: Amortization & Renewals

General

Posted by: Livian Smith

DLC BLOG

It’s not all about the rate: Amortization & Renewals

It’s not all about the rate: Amortization & RenewalsHave you spoken to a mortgage broker lately? When it’s time to renew your mortgage you have the freedom to do a number of things that are not possible at any other time without a financial penalty. Renewal time is an opportunity.

Have you looked at your mortgage amortization lately? Let’s say that you started your present mortgage 10 years ago and you had a 30-year amortization. You now have 20 years left on your mortgage but your situation has changed. Your children have grown up and one is ready to leave for college and another one will follow in a couple of years. An easy way to help the kids out would be to refinance your home. However, the rules have changed and if the value of your home has not risen a lot and you have not paid down the balance, you may not have the 20+% you need to withdraw the equity.

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11 May

5 Things to know before buying a Rural Property

General

Posted by: Livian Smith

DLC BLOG

5 Things to know before buying a Rural Property

5 Things to know before buying a Rural PropertyAfter several years as a home owner, my friend was set to buy the home of his dreams. He always wanted to own an acreage outside of town. He had visions of having a few animals, a small tractor and lots of space.
As a person with experience buying homes, he felt that he was ready and that he knew what he was getting into. Wrong. As soon as you consider buying a home outside of a municipality there are a number of things to consider, not the least being how different it is to get a mortgage.

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9 May

Why We Chose a Mortgage Broker

General

Posted by: Livian Smith

DLC BLOG

Why We Chose a Mortgage Broker

Why We Chose a Mortgage BrokerFor Arthur Dubreuil, the recent purchase of his new house will sound like a similar story for many homebuyers. Looking to upsize to meet the needs of his growing family, the Toronto area resident looked east outside the city for a more affordable option. What he found was a perfect affordable 2,000 square-foot home on an acre of land in the community of Cobourg, Ont.

“The price point and what you get for the value moving out of the city… we couldn’t have something like that in the city,” Dubreuil said.

So when it was time to get financing, he turned to a trusted source, a Dominion Lending Centres mortgage professional he used in the past.

                                                CLICK HERE TO READ MORE 

9 May

Fake-ish News

General

Posted by: Livian Smith

DLC BLOG

Fake-ish News

Fake-ish NewsFake(ish) News: ‘Mortgage Rates Went Up Last Week

Real News: On April 27th TD increased their ‘posted rate’.

What’s a posted rate?

It’s the list price, the MSRP — you know that price that nobody actually pays…’rack rates’.

Posted is not Prime, Prime is not Posted – there is no connection between Posted and Prime.

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4 May

What is a Refinance?

General

Posted by: Livian Smith

DLC BLOG

What is a Refinance?

What is a Refinance?Refinancing a home is one of those things where people understand what it is but have trouble explaining how it works. To put it simply, refinancing your home allows you to access the equity you have built up, by changing the mortgage amount.

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4 May

Rates Held Steady Now, But Gradual Hikes Signalled

General

Posted by: Livian Smith

Dr. Sherry Cooper - Chief Economist, Dominion Lending Centres

Rates Held Steady Now, But Gradual Hikes Signalled

The Federal Open Market Committee (FOMC) met this week for the second time under the chairmanship of Jerome Powell. In a unanimous decision, the Committee left the target range for the federal funds rate unchanged at 1-1/2 to 1-3/4 percent. Unlike the Bank of Canada, which has a single objective of targeting inflation at roughly 2 percent, the Fed has a dual statutory mandate to both foster price stability and maximum employment.

U.S. labour conditions remain strong, and the economy continues to grow at a moderate pace. Inflation has now moved to close to 2 percent. The growth of household spending has moderated from their strong fourth-quarter pace, although business fixed investment continued to grow rapidly.

“The Committee expects that economic conditions will evolve in a manner that will warrant further gradual increases in the federal funds rate; the federal funds rate is likely to remain, for some time, below levels that are expected to prevail in the longer run. However, the actual path of the federal funds rate will depend on the economic outlook as informed by incoming data.”

The yield on 10-year U.S. Treasury notes slipped slightly to 2.96 percent following the release of the statement, while the S&P 500 Index of U.S. stocks climbed to its highest level of the day and the Bloomberg Dollar Spot Index fell.

U.S. economic growth cooled in the first quarter to an annualized pace of 2.3 percent after averaging higher than 3 percent in the previous three quarters.

Expectations are that the Fed will hike rates once again at the next meeting in June. The Fed signaled in March that they expect to raise rates three or four times this year. They hiked the target federal funds rate three times last year and began to gradually reduce their holdings of securities.

The Bank of Canada will likely raise rates twice this year–probably in the summer and fall. As always, central bank policy will remain data dependent and will adjust with any significant changes in the economic backdrop. It is widely expected that the NAFTA negotiations will be satisfactorily completed in the near future, but that still remains a wildcard.

Increased U.S. protectionist fervour is a significant negative for the global economy. Today, 1,100 U.S. economists signed a letter to President Trump warning him of the dangers of tariffs, reminding him that the 1930 Smoot-Hawley tariffs led to a sustained economic depression.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres
drcooper@dominionlending.ca
2 May

What does a “Rate Hike” actually mean?

General

Posted by: Livian Smith

DLC BLOG

What does a “Rate Hike” actually mean?

What does a “Rate Hike” actually mean?TD Bank has increased it’s posted rates and RBC did the same on Monday. This increase, from 5.14% to 5.59% at TD, is the “biggest move in years.” The change came because of the bond yields increasing. We do expect every other lender to follow suit.

But, actual interest rates have not changed… so what exactly is going on?

The banks have specifically increased something called the “posted” rate.

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