The Details: What you need to know about “discount mortgages.”
Grandma always said, “The price is the price, but the details are the details!”
There are discounted and restricted mortgage rates out there but they do not share the details of their disadvantages up front with you.
- Restricted or Limited Products / Bait & Switch
People will not even sign a 3 year cell- phone contact any more but they will try to save $15 a month on a restricted mortgage; which could cost them $30,000 as a payout penalty – BUYER BEWARE is what the regulators say.
Brokers often advertise these products to get you to call them and then they switch you into a “regular product” if you are lucky – or you get a “restricted product” that you probably do not want if you know all the details.
Discount mortgages called “limited” or “restricted” and often have:
- No rate holds
- Only monthly payments
- Only 1 statement a year
- No on-line administration = call centre only
- Only 5/5 extra repayment option – most broker lenders are 15/15 + 2x or 20/20
- The 1st number is the % of the original mortgage amount you can repay every year without penalty
- The 2nd number is the increase in monthly payment in % you can do without penalty.
- The 2x = double the payment!
- And they use the bank payout penalty calculations – as below in the Dirty Trick – AND in addition to that penalty, a 3% fee of the entire mortgage balance added to the penalty!
- This could easily end up at $30,000.
The other main “Details” that are not often disclosed are:
2.Collateral Charge
To keep you from leaving the bank for a lower rate when you renew later, the banks register your mortgage as a collateral charge – which is the same as an “I owe you” / IOU for the home. Other banks will not take another banks IOU for a mortgage; which means:
- A lawyer will have to re-register your mortgage at land titles; $1000.
- An appraisal is needed as the registration is usually for more than the value of the home; $450
- http://blog.markherman.ca/?s=collateral
- This means on renewal you will not get the best rates because it will cost you about $1500 – $2500 to move banks – even after your term is over.
3. The “Dirty Trick” of how the banks calculate your payout penalty
- If you have to move or break your mortgage the payout calculation is usually way lower at a broker-only bank than any of the big banks. The big banks all calcualte the penatly the same way now – to their advantage, not yours.
- http://blog.markherman.ca/2015/08/26/payout-penalties-how-the-big-5-banks-get-you/
To avoid these products, or to disucss what your personal situation may be, call us any time at 403-681-4376.
Mark Herman, Top Calgary, Alberta, mortgage broker for renewals, first time home buyers and home purchases.
A lesson from RBC’s mortgage rate increase
I love this article from the Globe as it explains why rates are going up a bit and what expectaions are for the near term.
Call for a rate hold if you are thinking of buying in the next 4 months!
“Borrowers who use a mortgage broker pay less …,” Bank of Canada.
See our reviews here: http://markherman.ca/CustomerREVIEWS.ubr
Mark Herman, Top best Calgary mortgage broker
The lesson home buyers should take from RBC’s mortgage rate hike
TD collecting all your data on-line
TD does collateral registrations and also look at everything you do on line. Not only do they love your money, they also love your data!
Stop trusting the big banks and talk to a mortgage broker to protect your data and your money.
Mark Herman, Top Calgary Alberta Mortgage Broker.
TD Visa customers’ browsing activities open to ‘surveillance’ by bank
Bank denies collecting general information about what customers do online
By Rosa Marchitelli, Go Public, Posted: Nov 30, 2015 5:00 AM ETLast Updated: Nov 30, 2015 9:11 PM ET
Rosa Marchitelli
Colin Laughlan is one of thousands of Canadians who had his Visa cards switched from CIBC to TD in 2014 after the Aeroplan rewards program changed banks.
“When I saw this — I really had to read it two or three times to make myself believe I was reading what I was reading,” he said.
He points to two lines in the 66-page Visa cardholder agreement that allows TD to collect details about anything — and everything — customers do online.
Under the privacy section of the cardholder agreement:
“COLLECTING AND USING YOUR INFORMATION — At the time you request to begin a relationship with us and during the course of our relationship, we may collect information including:
- Details about your browsing activity on your browser or mobile device.
- Your preferences and activities.
Laughlan, from Vancouver, has a background in privacy issues as a former journalist and communications specialist. He said his radar was up when his new TD Visa card and cardholder agreement arrived in the mail.
“I couldn’t see any reason they had to do that sort of surveillance on Canadians and they weren’t being particularly forthright about it. This was slipped into the fine print of the policy and I’m well aware that the vast majority of people don’t read these things,” he said.
Laughlan said it took almost a year before his complaint finally reached TD’s privacy office.
TD’s privacy office crossed out the lines that Colin Laughlan found problematic in his cardholder agreement and an official signed them. (CBC)
The bank eventually apologized ….
http://www.cbc.ca/news/technology/td-visa-clients-browsing-open-to-surveillance-by-bank-1.3339148?cmp=googleeditorspick&google_editors_picks=true