Our Recommended Service Providers

Barb Eglauer – Here To Make Mortgage Financing Work For You

Visit website Email me! (780) 720-5185 Barb Eglauer

Here to Make Mortgage
Financing Work for You

 

New mortgage rules, stress tests, and slowing markets have definitely had an impact on home buyers. And there has been an impact on those with existing mortgages who want to refinance, renew or those who want to switch (transfer) lenders to take advantage of a better rate or product.

Despite the challenges, there are solutions. Part of my job is to problem solve and help make mortgage financing happen for you, whether a new home purchase, a refi or a better alternative at renewal time.

First, let’s look at renewals. At renewal time, you have the option of increasing your mortgage or keep it the way it is. In the latter case, if you’re happy with your lender, simply renew and move on. However, if you plan to shop for a better rate, change the amortization, or look at refinancing, then you must re-qualify – even with your current lender.

Here are a few situations you may encounter:

  • Switching lenders to take advantage of a better rate. Many lenders will transfer in your mortgage as-is as long as there are no increased risks, meaning no changes in amortization or increases in the amount of the mortgage. But, if your housing expenses or debt servicing ratios increase, then you may not qualify for a new mortgage and may have to stay with your current lender.
  • Penalties can be high. If you have a fixed rate that is higher than what’s available today and you’re two years into a five-year mortgage, you may want to break your mortgage and get a new one, but the penalties could be high. We can analyze the situation to see if there is value to paying the penalty.
  • New ratios will impact your ability to get approved. The mortgage rules changed the qualifying ratios that traditional lenders use, although recently the benchmark rate has been reduced slightly.  That said, if you are carrying a high debt load, you may not qualify.
  • Your line of credit and changing your lender. Rules for home equity lines of credit (HELOCS) have changed dramatically. No longer can you borrow up to 80% loan-to-value (LTV). The max amount you can access as a revolving line is 65% LTV. However, some lenders will allow you to transfer in collateral mortgages.

Now let’s look at home purchases. For those purchasing a home, the government introduced a new initiative – a Shared Equity program that could reduce another 5% to your required down payment. In addition, changes to the RRSP Home Buyers Plan allows first time homebuyers to withdraw up to $35,000 — this is an increase from the previous limit of $25,000.

As mentioned earlier, even better news for everyone is that the qualifying rate just went down, which may mean that more people could qualify for a mortgage.

Each client has different needs and different financial goals. I can help make your mortgage financing happen.

Call me today!

Watch my video Call me today.
Yes, buying a house can be stressful but it doesn’t have to be.Call me today and let’s talk about your homeownership plans and how I can help the process go smoother.

Buying A Vacation Property?

Vacations give us time to spend with family and friends, a time to kick back and relax, away from the noise and hustle of home. Some might consider owning their own piece of paradise. Having a second home for getaways sounds great, and often, it’s even a really good long-term investment.

Here’s the good news — buying a vacation property is easier than you think, but don’t jump in blind. You absolutely need to work with professionals with specialized knowledge to help you purchase and finance that property.

Working with a local Realtor is essential simply because they know the area and will likely know the property as well.

Working with me is also essential to help you arrange a mortgage. As a mortgage broker, I have access to lenders with more flexibility than many banks, and often at preferred rates.

Here are some other considerations:

Spend Time There First

Make sure to visit the area a few times. It sounds simple, but it’s important to make sure you’re going to love it before committing to buying. You’ll be spending a lot of time there, unlike hotels and timeshares, where you have the option of changing destinations.

Also, if you’re financing the purchase, many lenders will not consider a vacation property that’s too off-the-beaten path.

Know All Your Costs

Just like your primary residence, you have to understand the total price of ownership including property taxes, insurance, and any other carrying costs.  When you’re not there, you’re still being charged for water, gas, electrical, trash removal, landscaping, and other maintenance services.  Remember, you’re purchasing a property that likely needs year-round upkeep.

You’ll Want A Rental Income Option

You may want to consider purchasing a home with rental potential. Some of your costs may be offset by allowing renters while you’re away. From a long-term investment standpoint, rental income may allow you to build equity and eventually pay off the property.  Do some research, talk to local agents and vacation rental property management companies. Before you even consider this option, find out if rentals are permitted in the area.

Vacation Property Checklist

  • What type of heating used?
  • Is there electricity?
  • What type of water source?
  • Does it have seasonal or all-year access?
  • Is the property a freehold or on leased or Crown lands?
  • Is it easily accessible or do you need to depend on a ferry or a service road to get there?
  • Is this really a location you’d like to come back to year after year, even if the great people you met last year are never there again?
  • As your kids get older, will they still enjoy family vacations?
  • Could your kids or extended family use the cabin without you there?
  • If the property increases in value, what additional tax implications could you face because it’s not your primary residence?

Finally, consider what you value most about your lifestyle before taking on an additional commitment.

Call me today for more information.

Missed A Mortgage Payment? By Barb Eglauer – One Of Our Preferred Service Providers

 

Missed a Mortgage Payment?

There are times in our lives when the unexpected happens and we find it difficult to cope financially. It could be a job loss, an unexpected illness, the death of a loved one or separation and divorce. There may be enough money to get by for a few months, but soon families may find themselves overwhelmed as the bills start to mount and household finances begin to dwindle. If you’ve missed a mortgage payment, there are probably cash flow issues going on and you are likely juggling and deciding which debts to repay. While missing a mortgage payment is serious, you do have options.

When will the lender be concerned? 

Whenever a borrower fails to meet his or her mortgage commitments as per the original mortgage lending contract, the lender will consider the borrower to be in default. It’s important to be proactive and speak to the lender to try to work with them. Lenders will first want to work with borrowers (and potentially the mortgage insurer, if there is one, to help bring the client current)

Consider the following steps:

Step 1: Contact your mortgage professional or lender immediately.
Homeowners may be reluctant to do this but the goal is to help you find a reasonable and affordable solution. There is a difference between a missed payment and a late payment. A missed payment is one that is completely missed and never made up. A late payment is one that’s not paid on time, but made up.

If there are a few missed mortgage payments, it might be difficult to get a bank loan to pay the arrears since it looks as if there might be an issue repaying the loan.

I can work with the lender to look at a number of different options including:

  • A longer amortization period to lower monthly payments
  • Switching from a variable rate to a fixed mortgage to provide a consistent payment plan you can budget for without fear of any future interest rate increase
  • Refinancing or second mortgage
  • There may be an option for a payment holiday or adding missed payments to the back of your current mortgage

Step 2: Be proactive about the next missed payment
If you’ve agreed to a temporary solution and you think you might miss another payment, make a call before you miss the payment. Pro-actively addressing this will give you more options than trying to deal with it when you have already missed payments.

Since every situation is unique, it’s important for us to talk as soon as problems start – it can be the difference between keeping a home and losing it.

 

 

The New Budget and You – Barb Eglauer one of our Preferred Service Provider

The New Budget and You

 

If you’re a first-time homebuyer, the recent federal budget announcement may help you get into your first home.

The Federal government introduced two measures in their recent budget to address first time home buyers and affordability — A withdrawal increase to the RRSP Home Buyer’s Plan and a new Shared Equity mortgage program.

These measures are aimed at helping first-time homebuyers like millennials and new Canadians break into a housing market. The Shared Equity program, with its interest-free loan program may help earners most affected by the stress test.

Here are the two announcements:

Home Buyer’s Plan Withdrawal Increase. First time home buyers can now withdraw up to $35,000 from their RRSP, tax free, up from $25,000, for a down payment. If you have a co-borrower, that total could be up to $70,000.

First Time Home Buyer Incentive. Billed as a “shared equity mortgage”, the government will lend first-time home buyers’ money to buy a home. According to the budget document, this new incentive “enables homebuyers to reduce the amount of money required from an insured mortgage without increasing the amount they must save for a down payment.”

The loans can be worth up to 10% of the purchase price of newly built homes, or 5% of the price of resale homes. The program is available for buyers with household incomes under $120,000 annually, and the loan portion has a cap of four times annual income.

Shared-equity mortgages do not require interest payments or continuing principal repayments, with the loan repaid when the home is sold.

While that might not seem doable for many households, especially in higher-priced markets, the program is aimed at first-time homebuyers who have been shut out of housing by new mortgage stress-test rules.

Mortgage Professionals Canada, the association for mortgage brokers has estimated that the original stress test would compel about 200,000 potential home buyers to change their plans in the first two years of operation. This program may help a number of those people.

Of course, the devil is in the details, which are still being worked out and I will keep you up-to-date on any new information.

If you would like to know more or have any questions, please call me today. (780) 720-5185

Kahane Law Office, our top recommended Law Office for our clients

Kahane Law Office offers a variety of legal services, including a number of real estate law services. We understand that buying, selling and refinancing property can be stressful, which is why we pride ourselves on our ability to simplify and explain the process to ensure that our clients’ transactions are as smooth as possible. Our team of experienced Calgary-based lawyers and legal assistants assist clients by facilitating residential and commercial transactions from start to finish. Examples of our real estate legal services include:

  • Residential Real Estate Law (including purchases, sales, refinances, construction mortgages, bridge financing, private lending, title transfers, dower releases, filing and defending against builders’ liens, reviewing real property reports, and drafting and reviewing purchase contracts, rent-to-own agreements and condominium bylaws);
  • Mobile & Manufactured Homes (including purchases, sales, refinancing, and drafting and reviewing purchase contracts and lease agreements);
  • Commercial Real Estate Law (including purchases, sales, refinances, private lending, drafting and reviewing purchase contracts, joint venture agreements, lease agreements);
  • Real Estate Litigation; and
  • Notary Services for Out of Town Real Estate Transactions.

Through high standards and excellence in customer service, Kahane Law Office has seen tremendous growth in a relatively short time frame. Providing legal assistance on as many as almost 300 real estate transactions in a single month, Kahane Law Office has been responsible for well over a billion dollars worth of transactions.

While Kahane Law Office started primarily as a residential real estate firm, our office has grown into a full service law firm offering a variety of legal services. In addition to Real Estate Law, our experienced lawyers provide legal assistance in the areas of Civil and Commercial Litigation, Employment/Labour Law, Wills and Estates, Powers of Attorney, Corporate Services, Criminal Law, Family Law and Uncontested Divorces and Immigration Law.

Kahane Law Office’s awards include:

  • Top Choice Award: Real Estate Law Firm 2015-19
  • Top Choice Award: Top Family Law Firm 2013-14
  • Calgary Choice Awards Winner 2011
  • Calgary Inc. magazine ‘Best Places to Work’ 2006

The owner and founder of Kahane Law Office is Jeffrey Kahane. Jeff graduated from law school in 2000 and thereafter worked in the legal department of Canadian Pacific Limited (former parent corporation of CP Rail, CP Hotels, Fording and CP Ships) and at Ernst & Young’s affiliate law firm, Donahue, Ernst & Young. In 2004, Jeff’s entrepreneurial spirit won out and he opened Kahane Law Office.

Jeff enjoys bringing his warm, caring, and personable approach into the practice of law. He also regularly volunteers his time, leadership and teaching skills to many educational institutions, community enhancement organizations and family and child service organizations. Jeff’s great personal commitment to his community was recognized by the province of Alberta when he was awarded the Alberta Centennial Medal.

In addition to his community involvement, Jeff has also been recognized for his business leadership by a number of organizations. He was nominated for the Ernst & Young Entrepreneur of the Year Award, and most recently was featured in Business in Calgary magazine’s Leaders of Tomorrow. Calgary Inc. magazine also identified Kahane Law Office as one of the best places to work in Calgary.

Jeff works with a team of incredible real estate lawyers and staff. To find out more about our other real estate lawyers as well as information on finding the best real estate lawyer for you, please visit our website by clicking here.

We are a law firm that cares. To contact us regarding your real estate or other legal matter, please call us at 403-225-8810.

 

 

Barb Eglauer Mortgage Update February 2019

Down Payment Options and Tax Credits for First Time Home Buyers

Purchasing a home is a big financial commitment. In addition to moving costs and closing costs, most home purchases require a down payment of at least 5% of the purchase price.  This is the amount of money you are personally committing.  Coming up with a down payment can be challenging; however, there are options, depending on the lender, the location of the purchased property, the loan to value and your credit score.

Ideally, you’ve saved the down payment in a savings account or have an RRSP, from which you can withdraw up to $25,000 with no penalty under the Home Buyer’s Plan (HBP). If you choose to take advantage of the HBP, here is what you need to know.

RRSP Withdrawal Conditions

  1. Must be a resident of Canada at the time of the withdrawal.
  2. Must receive or be considered to have received, all withdrawals in the same calendar year.
  3. Only the person who is entitled to receive payments from the RRSP can withdraw funds from an RRSP. You can withdraw funds from more than one RRSP as long as you are the owner of each RRSP. Your RRSP issuer will not withhold tax on withdrawal amounts of $25,000 or less.
  4. Your RRSP contributions must stay in the RRSP for at least 90 days before you can withdraw them under the HBP.
  5. You have to buy or build a qualifying home for yourself, for a related person with a disability, or to help a related person with a disability buy or build a qualifying home.
  6. Also, there are a number of rules for repayment that we can review together.

If an RRSP withdrawal is not an option, here are some other avenues to consider:

  • Non-repayable gifted funds from an immediate relative
  • In some cases, you can borrow the down payment, just be aware that the loan payment will be factored into your affordability calculation
  • You can sell some personal property. Make sure you have proof of ownership and a paper trail. If a lender sees a large amount of money deposited into your account, they want to know where it came from.
  • You can sell any assets, such as stocks or bonds
  • Use the cash value built up in your life insurance policy
  • You can use your TFSA. Remember you can withdraw as much as you want tax-free. As with an RRSP withdrawal, there are few rules to repayment that we can review.

Because different lenders have different down payment requirements, I would be happy to discuss all your options.

I’d also like to mention the First Time Home Buyer’s Tax Credit (HBTC). You will qualify if:

  • You or your spouse or common-law partner acquired a qualifying home; and
  • You did not live in another home owned by you or your spouse or common-law partner in the year of acquisition or in any of the four preceding years.

A qualifying home includes existing homes and those being constructed as well as single-family homes, semi-detached homes, townhouses, mobile homes, condominium units, and apartments in duplexes, triplexes, fourplexes, or apartment buildings.

The tax credit is not connected to Home Buyer’s Plan so your eligibility for the tax does not change whether or not you also participate in the Plan.

Call me today.

Clark & Clark Lawyers – One of our preferred Law Firms to Deal with your Real Estate Needs

 

Clark & Clark has been serving the Calgary Real Estate community since 1995. Whether you are a first time home buyer, an experienced seller/ buyer, a new client or a repeat client, we are committed to providing exemplary service to you.

 

The Calgary Real Estate legal community is a competitive environment with many law firms competing for your business. We are proud to say that our long successful track record is partly due to the fact that once our clients are introduced to us they keep returning to us for all their future real estate and legal services. We have many realtors and mortgage brokers across Calgary and Alberta, that continue to refer their clients to us because they know they can trust us with their valued clients.

 

At Clark & Clark we are in the business of building long term relationships and as a valued client you will have the benefit of our teams pooled capabilities, knowledge and experience to ensure you receive the best results.

 

We offer free parking and are currently located next to the Chinook L.R.T. station.

 

If you looking for real estate law firm with an exemplary track record, call us on 403-777-1444 or email us at info@clarklegal.com.

 

We will be happy to talk to you and to provide you with a fee estimate or go online and use our Real Estate Fee Calculator at http://clarklegal.com/real-estate/fees-calculator link.

 

Thank you,

 

Clark & Clark Lawyers

 

 

KJ HOME INSPECTIONS – Our Preferred Home Inspection Agency

Why get a home inspection? Home inspections are a critical step in the home buying process with single family homes, acreages, duplexes, townhomes and condominiums. Having a home inspection on a house is like having a mechanical completed on a car you want to buy. In this way, you know that all the systems are working properly, have been maintained and you will not be surprised by expensive repairs, safety concerns and renovations. In a home inspection, the inspector evaluates the HVAC (heating, ventilation, air conditioning), Roofing, Exterior, Electrical, Plumbing, Insulation/Venting, Interior, Attic, Attached or Detached Garage, Deck/Patio, Grading/Drainage, Eavestroughs/Downspouts, and much more… You need a person to evaluate these parts of the home who are experienced and formally educated in all these systems.

 

Why get a KJ Home Inspection? Kerry Palyga, CPI is a Certified Professional Home Inspector. Licensed by the Province of Alberta, bonded, insured and accredited by The International Association of Certified Home Inspectors (InterNACHI), subscribing to the high expectations of their Standards of Practice and Code of Ethics. Kerry has been involved in all aspects of residential construction and renovation since 1995 with single family homes, townhouses, acreages, manufactured homes and condominiums of all sizes and ages. Having been involved in the restoration and repair of almost everything that can go wrong with a home, he is well qualified to evaluate any home for pre-purchase, pre-listing or end of first year new-home warranty. He brings a keen eye for detail, a thorough investigative background, construction, renovation and safety experience. Coupled with the Industries Best Home Inspection Training and Continuing Education Program, a KJ Home Inspection will give you the peace of mind to proceed with your purchase or selling decision.

To learn more about KJ Home Inspections, please visit our website at:

http://www.kjhomeinspections.ca/

See what a KJ Home Inspection looks like in this video:

http://www.kjhomeinspections.ca/video.html