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The end of the Help-to-Buy scheme

by Madaline Dunn

The Help-to-Buy scheme came to an end on the 31st of October, with many experts commenting that it leaves behind a “mixed legacy.” You might be curious to learn what’s next for housing schemes, considering that the housing market has been on a bit of a rollercoaster as of late.

So, at The Salary Calculator, we’ll walk you through the following:

• What the Help-to-Buy scheme offered
• When and why it is ending
• Whether there are any alternatives on offer.

The Help-to-Buy scheme

The Help-to-Buy scheme was introduced back in 2013 and offered first-time buyers (FTB) the ability to purchase a new-build property with a minimum 5% deposit. As part of the scheme, the government lent up to 20% of the purchase price – or 40% in London, which was interest-free for the first five years. Participants in the scheme would borrow the rest from a mortgage lender.

Since 2013, 350,000 buyers have used the Help-To-Buy equity loan scheme to purchase homes, and in the last quarter of 2018, it actually accounted for over 60% of all new home purchases.

According to some commentators, the scheme helped many “break free from the shackles of the rent trap and begin to build property wealth.” Likewise, for those who decided to join the scheme, there was no maximum household income cap, and people had 25 years before they needed to pay back the loan in full. However, it was not all sunshine and roses. Help-to-Buy was also only available on new-build homes, meaning that property developers have made a killing. Additionally, it wasn’t offered by all lenders, and after the initial five-year period, those on the scheme would be charged an annual fee of 1.75% on the amount of the outstanding loan, increasing each year with inflation and becoming more expensive over time, repaid in chunks of at least 10%.

When and why is it ending?

As outlined above, the Help-to-Buy scheme was not without its critics and has been criticised for inflating house prices and making housing less affordable. Over the years, the International Monetary Fund (IMF) and the Organisation for Economic Co-operation and Development have highlighted these dangers. Back when the scheme was first introduced, the IMF warned that while the scheme might temporarily “boost confidence” in the housing market, in the long run, the result would ultimately be “mostly house price increases,” working against the government’s aim of stimulating activity in the housing market and boosting access to housing. Years later, in 2022, this was exactly what was found in the House of Lords (HoL) committee report, which found that the scheme was detrimental to FTB and they would have been in a better position if the scheme had never been introduced.

The government has announced that the Help-to-Buy scheme will end in March 2023 without an extension. That said, Housing secretary Robert Jenrick has said that “all options are on the table,” so an extension is not completely off the cards. For example, ​​Adam Day, estate agency growth leader at eXp, said: “With so many changes ahead for the UK Government, there is the possibility we could see a replacement scheme introduced in the coming months. Only time will tell.”

There are some key dates to bear in mind, though. The Help-to-Buy deadline for new applicants was the 31st of October, while applicants will have until March 31, 2023, to complete housing purchases through the scheme. The Help-to-Buy ISA, on the other hand, closed to new savers back in November 2019.

Is anything replacing the Help-to-Buy scheme and what are the alternatives?

As of yet, there are no plans to replace the Help-to-Buy scheme with another similar scheme; however, the Help-to-Buy ISA has already been replaced with the Lifetime ISA (LISA), which offers a similar 25% bonus on savings paid at the end of each tax year. Through the LISA, you can deposit more each year (and over a longer timeframe), meaning that the total bonus can be potentially much bigger.

If you’re looking for an alternative, it’s also worth looking into the First Homes scheme, which was launched in 2021 for FTB and key workers, with the intention of helping them onto the property ladder with a minimum 30% discount on the market price of certain new builds. To apply, you must earn less than £80,000 per year (£90,000 in London) and put down a 5% deposit. However, speaking about this option, Mark Robinson, managing director at Albion Forest Mortgages, commented: “The government has done very little to replace the Help to Buy scheme, announcing the First Homes scheme during the pandemic, but then not really supporting it further. As the First Homes scheme isn’t widely available and doesn’t appear to be changing to be more widely available, it is not really a viable replacement.”

The Deposit Unlock scheme also enables first-time buyers and existing homeowners to buy a new home with a 5% deposit. Robinson made a similar comment about the Deposit Unlock scheme, saying it didn’t offer anything new.

The shared ownership scheme can also be a way of helping first-time buyers get on the property ladder, and works by allowing buyers to secure a mortgage to buy a stake in a property. This is usually between 25% and 75%, with the buyer paying rent on the remaining share they do not own. Stamp duty is also typically deferred until the buyer is able to increase their share to 80%. Of course, there are a number of downsides that come with shared ownership too. For example:

• While only having a percentage share in the property, you are still required to pay full maintenance and repair costs,
• Increasing the stake you own in your property, or “staircasing,” can be expensive (valuation fees, legal expenses, mortgage fees, etc.),
• Due to only owning a share in the property, you’ll likely have to ask the housing provider’s permission in writing to make structural alterations to your home and redecorate.

Tags: help-to-buy, houses, housing market, Mortgages

Mortgage rates and house prices 

by Madaline Dunn

While Liz Truss recently announced a U-turn on one of the most unpopular items in the mini-budget, scrapping the 45p rate on the highest earners, the effect of the emergency budget has been wide-ranging and is having a huge impact on the housing market.

Breaking news about house prices, mortgage deals and interest rates have hit the headlines, with the UK in financial turmoil. In the hubbub of it all, it might be hard to know where you actually stand, and it’s understandable to be concerned about what the news means for you and your home or housing dreams.

At The Salary Calculator, we’ll explain:

• How interest rates have been affected by the recent budget and what’s going on with mortgage deals
• How house prices are faring
• What the experts are advising

Interest rates and mortgage deals

The Bank of England raised interest rates from 1.75% to 2.25% in September, and following the announcement of the mini-budget, there were predictions that the Bank of England could be forced to raise the base interest rate to 6% next summer. This resulted in nearly 1,000 mortgage packages being pulled overnight from the British market. According to Moneyfacts, 935 out of 3,596 mortgage products were wiped between Tuesday and Wednesday, doubling the record high of 462 back at the start of the lockdown.

This week, it has been announced that the UK’s largest mortgage lenders are putting deals back on the market but also raising rates once more. Moneyfacts outlined on Tuesday that the average new two-year fixed rate jumped to 5.97% – this is despite having already risen to 5.75% on Monday. Halifax, part of Lloyds Banking Group, for example, announced on Wednesday that it would be updating the rates on its homebuyer mortgage rates. The result is that its rate for a two-year fixed deal for a customer offering a 25% deposit is up from 4.61% to 5.84%, while a five-year fix with the same deposit will now stand at 5.44%, and a ten-year fix will be at 5.34%. This is similar across the board.

Alongside those trying to enter the housing market, around 1.8 million fixed deals are scheduled to end next year, meaning that many people are going to be faced with high costs when it comes to taking out a new mortgage.

Of course, the news has been devastating for millions. New research by Property Rescue, which considered the perspectives of over 1,000 UK-based homeowners, found that over a third of homeowners are worried they may have to choose between heating bills and mortgage payments. Not long ago, there were reports of people having to choose between food and heating; now, the roof above their heads is in question. The study, conducted by Perspectus Global, found that 41% will now have to turn to their savings, and 21% believe they may have to sell their homes due to skyrocketing mortgage interest rates.

Speaking to those who are concerned about their mortgage prospects, Rachel Springall, a finance expert at Moneyfacts.co.uk, said: “Seeking advice from an independent broker would be wise, especially for those borrowers who have not yet started the mortgage process and are deterred by the level of choice and much higher mortgage rates than they were perhaps anticipating.”

House prices to fall

While statistics had recently shown that average asking prices were 8.7% higher in September than a year ago, following the mini-budget fiasco, house prices are now projected to fall, at least in London, according to estate agent Knight Frank. Specifically, the agent predicted a fall in the average house price by 10% over two years. Similarly, Capital Economics predicted that “despite the reduction in stamp duty,” this is the beginning of the most “significant correction” in house prices since 2007. They added: “The sharp rise in interest rates now expected means that prices are more likely to fall by 10-15% than the 7% we previously anticipated.”

Pantheon Macroeconomics senior UK economist Gabriella Dicken, on the other hand, while projecting a more conservative fall in house prices, said it “was the start of a prolonged fall in house prices” and that she expected “house prices to fall by around 5% over the next 12 months”.

Discussing the recent impact on interest rates and mortgage deals, Sarah Coles, senior personal finance analyst at Hargreaves Lansdown, said: “It’s difficult to see this as anything other than a sign of things to come, as these pressures raise the risks not only that price rises stagnate, but that they begin to fall. There is the chance that we could see a significant correction in the coming months.”

What are the experts advising

With so much uncertainty around the housing market, some mortgage experts are advising those on a fixed rate with a term of 18 months or less to reach out to their broker and consider their remortgage options. Meanwhile, Martin Lewis says that people should only overpay if their mortgage rate is higher than the rate they’d earn saving: “As a simple example, £10,000 in savings at 2% earns £200 for the year, yet use it to overpay a 3% mortgage and it reduces costs by £300 for the year. Effectively overpaying is tax-free ‘saving’ at the mortgage rate, so if the rate’s higher than savings (after tax) it wins,” he said.

For those entering the housing market for the first time, Chris Sykes at Private Finance, a mortgage broker, said it’s important to make sure your finances are in order and your credit score won’t let you down. He explained: “Borrowers need to be careful in tough times, as something as small as getting a CCJ [county court judgment] by refusing to pay a £60 parking fine, or missing payments on utility bills after moving out of a property, can affect the lenders at a borrower’s disposal, and affect their interest rates if these were recent and they have little other credit presence.”

Ultimately, make sure to think things through and access independent advice before you jump into any decisions related to your mortgage and housing. Moreover, if you’re struggling with mortgage payments, reach out for help as soon as you can. The likes of  Citizens Advice, StepChange, or National Debtline can be of help here.

Tags: cost of living, house prices, housing market, interest rates, mortgage deals

Mortgages and interest rate increases

by Madaline Dunn

The latest figures shows that in the six months to May, UK mortgage rates rose at their fastest pace in ten years. According to research by Hamptons estate agents, this interest rate rise means that it is now cheaper on a monthly basis to rent than to buy. Moreover, over two million households in the UK will see mortgage payments rise.

If you have a mortgage, the headlines are likely causing confusion and concern, and it can be challenging to know where you stand.

At The Salary Calculator, we’ll walk you through:

• What’s happening to interest rates on mortgages and how people will be affected, and
• What options do people have to navigate soaring costs

The interest rate rise and its effect on mortgages

In an effort to address rising inflation, the Bank rate rose from 1% to 1.25% and there have been further warnings that this could increase to as much as 3% by the end of the year. The rate hasn’t been above 1% since 2009, following the financial crash.

According to David Hollingworth, L&C associate director, this means “an entire generation of homeowners used to low rates could be facing a shock. Adding: “Although rates remain low in historical terms the available deals have already risen rapidly. Our analysis shows that the average of the ten largest lenders’ lowest two-year fixed rates for remortgages have already trebled since the lows of last October. That is an increase of more than £130 per month for a £150,000 25-year repayment mortgage.”

But, what does this mean for those with mortgages? Well, those on standard variable rates (SVRs) or tracker rates will be hit the hardest, with the former seeing an average annual increase of £191, and the latter £303, according to UK finance. This will also impact around 2.25 million homes (a quarter of mortgage borrowers).

Those who are on fixed rates (85% of all mortgages), however, will not have to deal with the increase until they remortgage. That said, 1.3 million borrowers are set to come to the end of their fixed-rate deals this year. According to Moneyfacts.co.uk, those remortgaging onto a fixed rate deal will be faced with average rates of around 3.25% for a two-year fix and 3.37% for those locking in for five years.

It’s not just those with mortgages who will feel the sting either. Tom Selby, head of retirement policy at AJ Bell, outlines that renters will also be on the receiving end of this hike and “also likely see costs increase.” Speaking to Sky News, he said: “Landlords will inevitably pass on their own higher costs, although when this happens will depend on the terms of your rental agreement.”

Discussing the impact that these rising rates will have on people, Sarah Coles, senior personal finance analyst at Hargreaves Lansdown, said that rising prices and rates risk will lead to people being trapped in pricey mortgages that they’re unable to escape, turning them into “mortgage prisoners.” Unfortunately, though, this is already happening and according to Rachel Neale, lead campaigner for the UK Mortgage Prisoners group, over 200,000 people in Britain have already been put in this position.

What are the options?

Looking ahead, it’s likely that rates will climb further. Grainne Gilmore, head of research at Zoopla, said to cope with this, “locking into a rate shortly could save hundreds over the longer-term.”

Meanwhile, for those whose mortgage is set to expire in the next six months, it might be a good idea to remortgage, as it could work out cheaper than later on (for example, November or December’s average rates.)

It has also been recommended by some that overpaying now could save you money in the long-term; Alice Haine, personal finance analyst at Bestinvest, said: “Paying down debt or adding an extra monthly sum to their emergency fund would also strengthen their financial reserves against the myriad of challenges ahead.”

Some lenders are also offering help. For example, Nationwide has expanded its lending ratio, and introduced a simple switcher process. Santander, on the other hand, has introduced a 5% deposit for first-time buyers. At the end of June, it was also announced that from 1 August, borrowers’ finances won’t be subjected to the mortgage market affordability test, where banks and building societies calculate how much to lend.

Mortgage Prisoners UK, a not-for-profit organisation that campaigns for fairer mortgage rates for all, argues not enough is being done, and has called on the government to take action. However, in a statement, a Treasury spokesperson said: “We know that people are struggling with rising prices and worried about the months ahead. That’s why we’ve stepped in to ease the burden, helping eight million of the most vulnerable British families through at least £1,200 of direct payments this year – and giving every household £400 to help pay their energy bills.”

Adding: “As part of our £37bn support package we’re also saving the typical employee over £330 a year through the imminent National Insurance tax cut, are allowing Universal Credit claimants to keep £1,000 more of what they earn and have made the biggest cut to all fuel duty rates ever.”

Tags: cost of living crisis, Economy, housing market, interest rates, Mortgages

Our guide to mortgages

by Madaline Dunn

Deciding to get a mortgage can be an extremely exciting move. That said, it’s not without its complications, and people can feel a little bit bewildered by the process. A recent study by Paymentshield found that over half of adults (52%) aged 18-34 have a poor understanding of the mortgage process. The study also found that 32% of 35 to 44-year olds have a similar lack of understanding.

That said, it’s important to make sure that you’re all clued up when it comes to mortgages so that you get the best deal possible.

It has been widely reported that there’s currently an ongoing price war in the mortgage market, with some lenders offering super-low rates. For example, HSBC and TSB recently unveiled mortgage rates below 1%, with an interest rate of just 0.94%. However, when being drawn in by low rates, it’s important to make sure you’re not caught out by other fees.

At The Salary Calculator, we’ll walk you through some of the basics of the mortgage market. This article will explain:

• The different types of mortgage rates
• How to access the better rates
• Initiatives for first-time buyers
• Best rated mortgage lenders
• How to choose the right mortgage for you

The different types of mortgages

There are two types of mortgages out there:

Fixed-rate mortgages: This kind of mortgage will see you pay a fixed rate for a set period of time, usually from between two to ten years.

Variable-rate mortgages: This kind of mortgage is not fixed at a set price, can vary from month to month, and comes in a few different forms.

• Tracker mortgages: This type of variable mortgage follows or ‘tracks’ a specific index, typically the Bank of England’s base rate, for a set period.
• Discounted rate mortgages: This type of variable mortgage is set below the lender’s standard variable rate (SVR) for a defined period of time.
• Capped rate mortgages: This type of mortgage is also variable, meaning it can go up or down, but a cap is placed on the level it can rise.

How to access the better rates

When looking to secure the best mortgage rates out there, several factors can improve your chances.

A good credit score is a big factor taken into consideration when lenders make a decision. A low credit score indicates that a borrower may be less financially reliable and more likely to default on payments in the eyes of a lender. Likewise, a high score indicates more stability and less risk.

However, it’s not the be-all and end-all if your credit rating isn’t the highest it can be. You can boost your score. This can be done by making sure you reliably make payments, keeping your credit utilisation low, and building your credit history.

To get the best deal on your mortgage, you must also compare deals. While you may think that you’ve found a good deal, without shopping around, you may miss out. There are lots of comparison websites out there that can help you with your search.

Another good tip for securing a good rate is to try and pay a large deposit if you can afford it. This will show the lender that you are less of a risk credit-wise and lead to lower interest rates.

Initiatives for first-time buyers

There are some schemes to help those buying a home for the first time to make the process a little smoother.

The First Homes scheme was introduced to create more affordable housing and offers homes at a discount of 30% compared to the market price.

The 95% Mortgage Scheme was introduced in the Spring Budget 2021 and allows individuals to borrow up to 95% of a property’s purchase price and secure a mortgage with just a 5% deposit.

Best rated mortgage lenders

In the UK, there are lots of mortgage lenders to choose from, over one-hundred in fact. Some of the biggest lenders include The Lloyds Banking Group, Nationwide Building Society, and Royal Bank of Scotland.

Trussle found, when comparing customer satisfaction, the mortgage lenders that scored the highest included Bank of Ireland, Post Office, and Aldermore.

Those that scored the highest regarding the fastest approval of new mortgage submissions included Halifax, BM Solutions, and HSBC.

Choosing the right mortgage for you

Each person will be looking for different things when choosing a mortgage; for example, you could be buying a house for the first time, remortgaging, moving house or even buying to let.  As a result, one size does not fit all.

Mortgage comparison websites are your friend here, and it’s also worth reaching out to a mortgage broker for advice. After all, choosing a mortgage is a life-changing and important decision that will affect you and your finances for years to come.

Moneyfacts, an independent money comparison website, lists that for home-movers, some of the lowest rates are currently offered by NatWest and RBS, which both have a rate of 1.04% for the first two years before returning to 3.59%. Both also have product fees of £995.00.

The lowest three year fixed rate for home-movers comes from Virgin Money, which offers a rate of 2.15%, before reverting back to 4.34% and has a product fee of £995.00.

First-time buyers, meanwhile, can secure one of the lowest rates from First Direct, which offers 2.69% fixed for two years, when it reverts to 3.54%. There is a £490.00 product fee.

NatWest also offers a low rate, at a fixed rate of 2.69%, before returning to 3.59%, with product fees of £995.00.

The lowest five-year fixed rate for first-time buyers can also be found at First Direct at 3.14%, which reverts back to 3.54% after five years.

For those looking to buy-to-let, The Mortgage Works offers a rate of 1.19% for two years before reverting to a 4.74% variable. This mortgage has a 2.00% advance.

Another mortgage with a low rate comes from Virgin Money, which has a rate of 1.48%, for two years before returning to a 4.54% variable, with an arrangement fee of £1995.

Virgin Money also offers the lowest 3-year fixed buy-to-let deal, with a rate of 1.71%, which reverts to a 4.54% variable. It has an arrangement fee of 4.54% Variable.

It’s worth noting that just because these providers offer the lowest rates doesn’t mean that they are necessarily the best deals. When making a decision, it’s important to factor in total product fees, incentives and the full costs. Rates are also constantly changing, so it’s best to review the charts regularly before settling.

Tags: Economy, First-time buyer, Loans, Mortgages, savings

Interest rates in the UK

by Madaline Dunn

When it comes to borrowing, be it for a mortgage or a loan, an interest rate will be applied to the amount you borrow. The same goes for any savings you accumulate. That said, it can be tricky to get your head around the ins and outs of interest rates.

According to a study conducted by MoneySuperMarket, 70% of those polled didn’t know what the base rate was. That means there are lots of people out there that could do with a helping hand.

At The Salary Calculator, we’ll give you the rundown of interest rates in the UK and make sure you’re updated with the latest. This article will explain:

• What an interest rate is
• What the base rate is 
• What the current interest rates are
• The different types of interest rates
• Whether or not interest rates will rise
• The pros and cons of the current low rates

What is an interest rate?

An interest rate refers to either the percentage an individual is charged for borrowing money or earned through saving. It is typically expressed as a percentage of the amount you borrow or save over a year.

What is the base rate?

The base rate or bank rate is the most important interest rate in the UK and refers to the rate at which banks and lenders are charged for borrowing. Currently, this rate is 0.1% which influences borrowing and saving interest rates.

Current rates

Interest varies from bank to bank, but often it can cost more to borrow less. According to MoneySavingExpert, the best interest rates for loans of between £3,000 – £4,999 range from 7.3% rep APR and 8.4% rep APR.

For larger amounts, for example, between £15,001 – £20,000, the best interest rates range from between 2.8% rep APR and 2.9% rep APR.

When it comes to savings, easy access accounts with best rates range from between 0.4% AER variable and 0.5% AER variable.

The different types of interest rates

There are a few different types of interest rates, these are:

Fixed Rate of Interest – With this interest rate, the amount you are paid, or the amount you owe, is at a set rate that remains unchanged throughout the term of your account. 

Variable Rate of Interest – Also known as a “floating rate,” with this interest rate, the amount of interest you are paid or the amount of interest you owe can change depending on the base rate.

When exploring loans and savings, you will likely run into two other terms, APR and AER. But what exactly do they mean? 

APR – Annual Percentage Rate: This refers to the total cost of borrowing money in a year (loan or credit card). Included within this are interest and standard fees.

AER – Annual Equivalent Rate: This type of interest applies to saving accounts and is the amount you earn in a year.     

Will interest rates rise?

It is difficult to determine for sure whether interest rates will rise. However, considering the current state of the economy, having shrunk by 19.8% in 2020, interest rates are unlikely to rise any time soon.

The pros and cons of the current low rates

When it comes to low interest rates, there are, of course, advantages and disadvantages. These are as follows:

Pros:

• Lower interest rates make it easier for people to borrow money
• When borrowing is made more accessible, this can drive investment
• Low rates can also make housing more affordable by lowering mortgage payments

On the other hand…

Cons:

• Lower interest rates can detrimentally impact savers because they earn less through interest
• As a result, this can reduce the incentive to save
• Low interest can also lead to people taking on more debt than they can afford 

Tags: interest rates, Loans, Mortgages, savings