The Salary Calculator

The ins and outs of Equity Release

by Madaline Dunn

According to research, the number of new and returning equity release customers reached 93,421 in 2022, meaning more people are choosing these products and it’s likely that the cost of living crisis has something to do with it.

Legal & General, for example, which is one of the UK’s largest equity release lenders, outlined that 25% of those taking out loans are now doing so to supplement their income; this is reportedly up from 19% in the previous year.

You might be wondering whether equity release is a good option for you, or you may be new to the term and keen to learn more; either way, at The Salary Calculator, you’re in good hands. This week, we’ll explore the following:

• What equity release is and the different types
• The advantages of equity release
• The drawbacks
• The Equity Release Council’s new guidance

What is Equity Release?

Equity release products enable you to access the equity (money) tied up in your home as you get older. There are two main types of equity release, the first being Lifetime Mortgages, which allow you to take out either a lump sum or instalments of cash against the value of your home, while retaining ownership. Typically, you can borrow between 20% and 50% of your home’s valuation, and the amount you can take out, will depend on your age.

You can begin to access these plans from age 55. Interest is applied on an increasing sum, meaning that your interest is added to your debt on a continual basis. That being said, you’ll never pay more than the value of your home. The loan and any interest will be paid off by selling the property when you either pass away or move into long-term care. Statistics show that these kinds of equity-release products make up around 95% of the market.

Home reversions, on the other hand, are offered to those aged 60 and up, and with this product, you don’t retain ownership of your home, or at most, only part of it (between 25% – 100% is sold). While you give up full ownership of your house with home reversions, you maintain the legal right to remain in your home until you die or move into long-term care. Likewise, your lender will pay you less than the market value of your home.

To find out which equity release product best suits your needs, it’s worth speaking with an equity release advisor; if you choose to take one out, you’ll have to do it through a financial adviser, too. The former will take into consideration a number of different factors in their recommendation to you, including:

• The value of your property
• Your current and future financial and lifestyle requirements
• Your age

The advantages of equity release

When it comes to assessing the advantages of equity release, it’s worth noting that in both versions of equity release, any of the cash that you receive is tax-free, and you won’t find yourself in negative equity because, when your property gets sold, additional debt not covered by the property sale will be written off. Likewise, you can take money out of your home when you need it, and aren’t required to make monthly repayments.

Further, you also have the right to move home, and take your mortgage with you, so you’re not bound to one property.

Similarly, with both, you can opt to pay back your loan or buy back your home, however, it’s worth bearing in mind that this can cost you quite a bit. The same goes for paying your loan off early, it is doable, but you may be hit with early repayment charges.

The drawbacks

While there are undoubtedly some attractive qualities to equity release, there are some downsides, too, which are worth taking into consideration. With lifetime loans, for example, you could end up in a position where you owe more than you borrowed when the home comes to being sold. Although, there are ways out of this, and you can decide to pay off the interest each year as you go. To make things more bitesize, you can also opt for a series of smaller lifetime mortgages.

When it comes to equity release, you may also impact your entitlement to mean-tested state benefits, this includes Pension credit, savings credit and council tax benefit, so be wary. You will also encounter lender fees, solicitor fees, and equity release advisor fees; expect to spend between £2,000 and £3,000.

More generally, opting for equity release also means that you might leave behind less inheritance for your family when you pass on.

With home reversion, on the other hand, you can only receive a maximum of 60% of the market value of your home, and in more cases than not, it will actually be much less than this.

Equity Release Council releases new guidance

When thinking about pursuing equity release, you can be safe in the knowledge that all firms that either advise on or sell equity release are regulated by the Financial Conduct Authority (FCA). That being said, it’s wise to make sure you go with a company that is a member of the Equity Release Council. Members follow a voluntary code of conduct, which ensures certain product standards.

There have been recent updates in this area, too. The council recently released its consumer guide, which advises potential customers on fees, enabling them to understand what they mean and compare fees and charges across different equity release deals. The council is also recommending that equity release advisors adopt the language in the guide to simplify things for customers and make it more accessible. The guide can be found here.

Speaking about this, Jim Boyd, CEO of the ERC, explained that customers are often presented with unfamiliar terms and definitions, and to complicate matters further, different firms often use slightly different language, which can complicate things for customers.

He outlined: “The council’s guidance describes all the fees and charges that could be relevant to an equity release application, depending on its complexity. Our aim is to establish a set of standard definitions to help consumers to understand their options as they explore the equity release process with a regulated adviser.”

He added that the council understands that adopting changes takes time, but that the arrival of the “Consumer Duty” is a chance for the industry to take stock and “move towards a standardised approach.” “We hope all firms will take this guidance on board when they next revisit their approach, so it becomes the standard across the equity release market,” he said.

Tags: Consumer goods, Equity release, home, Loans

The mini-budget and its impact on personal finances

by Madaline Dunn

If the headlines have got you feeling concerned, you’re not alone. It’s been an incredibly difficult few years financially, and the knocks appear to keep coming. The Conservative government’s recent mini-budget has brought in a raft of changes and sent shock waves across markets. However, the implications for personal finances have stretched much further than simply tax cuts, with the pound crashing to a record low, with, what has been called “open revolt” in markets.

At The Salary Calculator, we understand that there is power in knowledge, and the best way to equip yourself for the changes ahead is to be informed. So, below, we’ll explore:

• The changes introduced by the mini-budget,
• How the budget will impact personal finances,
• What the mini-budget means for the value of the pound and living expenses,
• The government U-turn.

The mini-budget

During his emergency Budget speech on Friday, 23 September, the new Chancellor Kwasi Kwarteng introduced the mini-budget which brought in sweeping changes to income tax, National Insurance (NI), Universal Credit, Stamp Duty, and bankers bonuses.

For income tax, from April 2023, the basic rate of income tax will be cut by 1% (from 20% to 19%). Under former Chancellor Rishi Sunak, this was meant to come in the following year. In addition to this, Kwarteng announced that the additional rate of income tax, currently applicable to earnings above $150,000, would also been scrapped, meaning that the highest earners would pay the 40% tax rate on their earnings, rather than 45% (more on that later).

According to the Treasury, these changes will result in 31 million people being better off by an average of £170 per year. However, an analysis from the thinktank The Resolution Foundation at the time of the announcement outlined that “only the very richest households in Britain” would see their incomes grow as a result of the tax changes, with the wealthiest 5% to see their incomes grow by 2% next year (2023/24).

With regards to NI, from 6 November, employers and employees will pay 1.25 percentage points less in NI. This will result in employees paying NI at 12% on earnings between £12,570 and £50,270 and 2% on anything above. Employer rates, on the other hand, will revert to 13.80%.

For those on Universal Credit, in a move that Kwarteng said would “get Britain working again,” rules will get tighter. Set to come into effect in January 2023, the new rules will impact 120,000 claimants, who will be asked to “take active steps” to increase their working hours or find better-paid jobs or have their benefits reduced.

As interest rates on mortgages are projected to reach 6%, the Chancellor has also scrapped Stamp Duty. As a result, you won’t pay any stamp duty on the first £250,000 of a property. The Treasury has outlined that 200,000 more people every year will be able to buy a home without paying any stamp duty; first-time buyers will now pay no stamp duty up to £425,000 (up from £300,000). Some have voiced concerns that this will lead to further hikes in house prices, much like when Sunak announced the Stamp Duty holiday.

In a surprising move the Chancellor has also made strides toward deregulation of London’s financial industry to “boost growth.” This has come, in part, in the form of Kwarteng scrapping the banker bonus cap. Explaining this decision, the Chancellor said: “We need global banks to create jobs here, invest here and pay taxes here in London, not in Paris, not in Frankfurt and not in New York.” Unite, on the other hand, called the move an “insult to workers,” while Positive Money, a non-profit research and campaigning organisation, called it “shameful.”

The value of the pound and its effect on day-to-day living expenses

The currency markets have reacted to Kwarteng’s mini-budget with volatility, and subsequently, the pound has plummeted. At a record low, on Monday, 26 September, the pound was worth $1.0327 against the dollar. The pound also dropped sharply when the Bank of England was forced to intervene over what was being called a “material risk” to the UK economy.

But what does this mean for consumers? Well, unfortunately, it’s not good. With the pound so weak against competing currencies, the price of imports will be much higher. This is especially bad news considering that when it comes to food self-sufficiency, overall, the UK imports more than 50% of its food, with supermarkets specifically relying on imports for 40% of their food stock, meaning that the price of groceries is set to increase yet again. Moreover, regarding travelling via car, according to the AA, a weak pound means that filling up a family car could cost an extra £7.50, and that’s not taking into consideration the fact the fuel prices are already at an all-time high.

The struggling pound will also have a staggering impact on mortgages. On Monday, the financial markets forecast that the base rate could nearly treble to 6% next year. Likewise, those on variable rates (2.2 million) will immediately feel the effect of raised interest rates.

The 45p rate U-turn

In the wake of serious backlash over plans to scrap the 45p rate for those earning over £150,000 a year during a time of rising living costs, the government has announced a U-turn. This U-turn also comes following the circulation of reports that new Chancellor Kwasi Kwarteng met with hedge fund managers for a champagne reception just after his mini-Budget.

In terms of what the U-turn means for the pound, those from the financial sector have warned that while sterling has performed better, a lot of questions still remain, considering that the 45 pence tax rate was only a small part of the unfunded tax cuts announced. As Jane Foley, head of FX Strategy, Rabobank, London, said: “UK assets, the pound and gilts are not out of the woods yet, and the British government has a lot to do to get back credibility.”

Moreover, while the U-turn seemed to bolster the pound, with sterling jumping as much as 1pc in early trading amid reports, it fell back to around $1.12 following the Chancellor stating he wouldn’t resign.

Tags: Consumer goods, cost of living, income tax, mini-budget, national insurance