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Pace Financial Services, 11 Clarence Street, Bellerive (2026)

18/10/2026

How many ways can you buy a swimming pool?

Question: How many ways can you buy a swimming pool?
Answer: At least 8 different ways that I can think of.

And not all of those ways may be suitable for everyone - here is my list.

Not everyone wants a swimming pool either. But perhaps a new car, maybe a boat, a motorbike or a decent holiday? A caravan or a new garage? An aeroplane even?

Doesn't really matter what it is, but if you need to spend a serious amount of money, it may be worth looking at some of the things you can do with your home loan to facilitate your new purchase.

You see, 6 of those 8 different ways I mentioned actually involve your home loan, so it's probably worth a look first, just to make sure.

That's where I can help. It doesn't cost anything to check out what would work for you, and then you can actually make an informed choice.

The least I can do is point you in the right direction and the privacy act ensures our conversation is entirely confidential.

What do you think?

Contact me and we'll see where you stand.https://www.mortgageaustralia.com.au/email/files/8waystobuythatpool.pdf

18/10/2026

How to get a loan when it all seems hopeless?

Jason was 28 when he decided to start looking for his first home. A builder by trade - he had been working for the same employer for over 8 years and he had substantial savings - enough to pay a 10% deposit and cover stamp duties.

He usually paid the phone bills on time, and his credit card was barely ever used.

In spite of all this, Jason was unable to get a loan through traditional lenders. The reason - a mistake from the past.

Against the advice of his parents, he decided to help a previous girlfriend get car finance. She was only working a couple of days a week on a casual basis, and the finance company wouldn't approve her loan.

Always the nice guy, Jason offered to put the car in his own name - and trusted his girlfriend to keep the repayments on track.

When the relationship broke down a couple of years later, he was shocked to learn that no repayments had been made on the car for several months. To make matters worse, the news came from a grumpy middle-aged man who arrived early one morning trying to repossess the car.

A few years on, Jason was growing increasingly frustrated in his search for a home loan. Finally, he found a Mortgage Broker who suggested a 'Non-conforming' loan. Although the interest rate wasn't brilliant, Jason was finally able to get his foot in the door. The lender also offered to review the loan conditions after 12 months, if all of the repayments were made on schedule.

With the help of a non-conforming loan, Jason was able to realise his dream of home ownership, despite having a bad credit record.

Non-conforming loans are designed for people who don't conform to the traditional criteria used by lenders to assess a loan. Some borrowers have a bad credit history, and others might be struggling to get approved because they just changed jobs. Sometimes, even people who have previously been declared bankrupt can still be approved for a non-conforming loan.

Importantly, there is a big difference between 'Non-Conforming Loans' and 'Low-doc Loans'. While non-conforming loans are designed for people who have an imperfect credit history, low-doc loans are designed for the self-employed. Low-doc loans are often quite strict - borrowers usually need to have a 20% deposit, and a very healthy credit history to get approved.

Lenders usually charge a much higher interest rate for non-conforming loans. The good news is, many lenders will agree to review your rate after a set amount of time, providing that you meet all of your repayments.

Whilst it's never a good idea to take out a home loan if you can't afford to repay it, non-conforming loans can be very helpful when your financial position is good now - but your past credit mistakes continue to haunt you.

16/10/2026

"With fewer first buyers taking out home loans than a decade ago, one might have concerns for the future of the Great Australian Dream.

Just because you can�t afford what or where you want to buy first up, doesn�t mean you should forego property altogether. The longer you leave getting into the market, the harder it may become. Property prices may increase beyond your reach or the cost of living in general may climb, making it harder to save for a deposit.

While you may not be able to afford your dream home now, you can still take steps to help you afford it in the future.

Be prepared to compromise

While location remains the main mantra when it comes to property, many buyers may have to compromise on where they stake their first claim.

Rather than honing in on houses, consider an apartment, or even older units, which often have bigger floorplans and greater scope for renovating and redecorating.

If scoping inner-city or even middle-ring suburbs, set your sights on outer suburbs with greater affordability. You may have to commute further if you work in a C*D, and it may take longer to get to the beach on a hot summer�s day, but living on the urban edge can have lifestyle advantages.

You can escape quicker for a tree change, with many outer suburbs bordering bushland or national parks.

Amenities and infrastructure, such as shopping centres and hospitals, are often newer on the city fringe.

Your area is likely to be full of other first-home buyers, which often include young couples and young families, bringing energy and a greater sense of community to a neighbourhood.

Buying in newer, outer suburbs also means newer houses or apartments, which usually means fewer maintenance and repair costs, and more contemporary building materials, d�cor and landscaping.

You may find that once you are in the market and have paid down some of your first mortgage, you are in a stronger financial position to revisit your original desired location.

Make a move

It�s a bold idea � and certainly not for everyone � but is the quest for your first property an opportunity to live in a totally new city or region?

Apparently around one in three of us was prepared to pack up and move interstate to improve our financial lot in 2012, if the ING DIRECT Financial Wellbeing Index of that year was anything to go by.

The reality is around 300,000 to 350,000 Australians move interstate each year4, according to the latest available data from the Australian Bureau of Statistics. While many may move for family or work reasons, first home buyers looking for more affordable digs could also be part of this migration.

Before you call the removalists consider:

Financial security � can you secure employment before you make the move?

Lifestyle � what local hobbies, amenities and attractions will help you have a fulfilling personal life?

Family � if you have a partner and/or kids, will they be happy in the new location?

On the flipside, relocating to a new state, city or town is a potentially exciting opportunity to experience new people and places, and pocket some savings along the way.

Become a rent-investor

There�s no rule that says you have to live in your first property. Many first home buyers are challenging convention by rent-investing � renting where they want to live and buying an investment property in a more affordable location.

The objective for these renters is to buy where they can afford to get a foothold on the property ladder. That could be another suburb in the same city or a town in an entirely different state.

As with any investment, the key is to choose a property on financial merit, not emotion. Are you looking for capital gain over time or high rental yields right away?

The investment property can be positively geared, where the rent exceeds the cost of the mortgage and upkeep to give you a profit, or negatively geared, where the rental income is less than the cost of owning and managing the property, creating a tax deduction.

Seek legal and financial advice so you are well informed about how renting and taking on an investment property impacts your finances and tax obligations.

Maximise incentives

Various grants and stamp duty concessions are offered in each state and territory to give first home buyers a leg up. As at February 2017, here�s a snapshot of what�s available and where, do bear in mind that things could change, so double check before you commit.

For more information, visit www.firsthome.gov.au" www.firsthome.gov.au

15/10/2026

Top 12 Tips for Paying Your Home Loan Sooner.

We all know the most common ones:

Pay off quickly
Pay fortnightly instead of monthly
Make payments at a higher interest rate amount
Consolidate your debts
Abandon minor luxuries
Switch to a new loan or lender with a more suitable rate and package.
What about some others that we often don't think about?

7. Use your offset account to your advantage

Instead of putting your spare cash into an interest bearing account where you earn very little interest and pay tax on the interest you earn, transfer any spare money you have into your offset account.

The additional cash works to offset the interest you are paying on your home loan.

8. Split your loan

If you are the type of borrower who worries about interest rates increasing but you don't want to be tied down by a fixed loan, a good compromise is a split loan.

Split loans allow you to fix part of your home loan and set the balance of the loan with the variable rate of interest.

Essentially this allows you more flexibility knowing part of your loan is safely fixed and won't move.

If interest rates don't go up (or if they rise only slightly or slowly) then you have the flexibility of the variable portion of your loan and can pay that component off more quickly.

9. Use your equity

If you have made good progress by paying down your home loan, many lenders will allow you to use a portion of this equity for investment. Providing you can service the new debt, it is the most common strategy for wealth creation used in Australia.

As long as you are being advised and guided by a reputable credit adviser or financial planner, this type of investment is usually a safe strategy to start planning your financial future.

10. Refinance and invest the difference

When you are fortunate enough to refinance and reduce your monthly repayments, rather than increasing your lifestyle or even paying down your mortgage, it is sometimes wise to invest the difference.

We recommend you seek counsel and advice from a qualified finance specialist, like ourselves, before trying to figure it out yourself. Don't waste the opportunity by making mistakes.

11. Don't be afraid of alternate lenders with cheaper rates

There are many second tier lenders who provide excellent products and rates competitive to the BIG 4. As the competition for business is at its all-time high, it makes lending a very interesting sector to be working in.

With a strong property market and low interest rates, there are plenty of opportunities being provided by alternate lenders willing to take on traditional lenders with low fees and very competitive products.

12. Don't set and forget

There is always the temptation to let your mortgage roll along, make your repayments as they fall due and think as little about it as possible. This attitude could be your biggest mistake.

It is important to keep yourself up to date with the property and finance market. We encourage all of our clients to have an annual review with us to ensure we have you in the best financial situation available at the current time.

Rates change, new products are introduced and changes in the finance market itself may allow you to seize an opportunity or negotiate a better deal.

Stay informed and ahead of the game by reading our updates and committing to regular finance reviews.

14/10/2026

Competition among lenders for home loans remains steep but borrowers may still be missing out on great deals and important information that could save them thousands of dollars.

1. YOU CAN SET UP A LINE OF CREDIT TO HELP FUND YOUR INVESTMENT PROPERTY

If you are negative gearing an investment property, you will have a shortfall between your costs and rental earnings. You can fund this gap with a line of credit (LOC) product using equity in your home or another property.

Say you have a gap of about $500 each month for your investment property, including interest and other costs, such as repairs and rates. You could set up a LOC for $20,000 to fund these expenses for a period of time, which may give you a little more financial breathing room. How long the LOC holds up will depend on interest rate fluctuations and your rental costs.

Like interest on your primary investment loan, the interest on this LOC is tax deductible, providing its sole use is to cover your investment expenses.

One caveat: this strategy works providing there is capital growth in your investment property over the same period, otherwise you are eating into your capital gain.

You also need to have some fiscal discipline and not dip into the LOC for non-investment related expenses, such as holidays.

While lenders will be able to set this structure up quite easily, they are not likely to offer it up front as part of your investment loan. Talk to your broker and financial advisor about whether this strategy is a smart option for you.

2. PEOPLE WITH POOR CREDIT RATINGS CAN STILL GET HOME LOANS

While it's true a poor financial record will probably make it harder for you to land a loan, the doors may not be closed. Lending criteria has tightened in the wake of the global financial crisis but there are still plenty of loans up for grabs for those with a blemished track record or little financial backing.

Be prepared, however, to pay a higher interest rate than the standard offering. A Mortgage Broker will be able to help you find loans with less stringent criteria, often labelled non-conforming loans, and will help negotiate with the lender on your behalf.

You should also do a budget to ensure you are able to make any repayments, lest you end up adding to your woes.

3. THERE ARE WAYS TO AVOID LENDER'S MORTGAGE INSURANCE IF YOU DON'T HAVE A 20 PER CENT DEPOSIT

Lender's Mortgage Insurance (LMI) is a one-off payment by the borrower when a loan exceeds 80 per cent of the property's value. It covers the lender's risk if the borrower defaults, but does not cover any loss by the borrower.

LMI can be a painful hit to the hip pocket, often running to several thousands of dollars, especially after a home buyer has scraped together the minimum deposit.

One alternative to paying LMI if you have less than a 20 per cent deposit is to secure a guarantor to cover the extra stretch.

A guarantor is usually a family member who is willing to put forward their property as security. One of the common myths that can scare family off is that the guarantor is then responsible for the entire loan. Not true. They only need to guarantee any amount beyond the 80 per cent loan-to-value ratio (LVR). Although it's a good idea for a guarantor to seek both financial and legal advice before committing.

The advantage of securing additional funding through a guarantor is that it simply gets tacked onto your loan so you can repay it over time, rather than forking out up front for LMI.

The key before you make any big decisions about home finance is to have all the facts at your fingertips. Your broker will be able to compare the products and options that are out there and size up which arrangement will work for you and your circumstances.

4. YOU HAVE FREEDOM OF CHOICE

Most lenders will pitch one or two loan products to customers. But that's a tiny fraction of the number of loans available in Australia. If you want to get a grasp of the wide variety of products out there, consider a mortgage broker.

A mortgage broker works for you, not the lender, and can help you tap this vast vein and find the loan that is best suited to your needs.

Talk to your broker about your financial circumstances and goals so they have as much information as possible to determine the best product solution for you.

13/10/2026

How to buy with a friend - without killing the friendship or your credit rating

Have you ever heard the expression, 'no friends in business'?

It's an oldie but a goodie.

This is the attitude you should bring when considering buying property with a friend.

Many good friendships have gone under the bus, and lots of people have taken a bullet to their credit rating by not giving this decision adequate thought.

So what are the risks involved with co-ownership, especially when you purchase with a friend?

What if one owner wants to sell?

One of the biggest problems with co-ownership is when one owner decides they want to sell the property, but the other owners don't agree.

This often ends up in court, and the process can be costly and upsetting for everyone. And needless to say - the friendship probably won't survive.

Buying could be harder in the future.

It might seem like the dream scenario to invest now with your best friend.

But if you decide in a few years to purchase a home to live in, the lender will assess your financial commitments based on the whole loan for the first property, not just the portion that you agreed to cover.

This could make it very difficult for you to get another loan.

You could be left holding the baby.

If something happens and your friend is unable to make their repayments, you could be left in the difficult situation of repaying the entire loan by yourself.

Coupled with your other living expenses, you might not be in a position to cover the whole amount yourself.

But there are some ways that you can reduce the risk, if you are keen to purchase property with a friend:

1) Put a legal will in place. It's important to make arrangements for what will happen to your assets if you pass away or become incapacitated.

2) Draw up a co-ownership agreement. If you can think about any issues that might possibly come up in the future, and have an agreement in place to solve them, you're less likely to wind up in court trying to work things out.

3) Choose the right structure - tenants in common, or joint tenants. Tenants in common can own a different portion of the property, and they need to specify in their will who will inherit their portion if they die. Joint tenants jointly and equally own the property, and if one person dies, their share automatically goes to the other(s) regardless of the instructions in their will.

4) Choose the right person. It's important to discuss your financial goals and values before you enter into this sort of arrangement. You need to feel comfortable knowing that your friend will be financially secure enough to keep up their end of the bargain - otherwise you might be left trying to cover the repayments alone.

It's important to think about your own relationships as well, if your partner is keen for you to buy a house together next year, you might want to think about how this first investment might impact your borrowing power.

12/10/2026

Pop Quiz - Can you identify these loans? Save time and money by knowing the difference.

The home loan market is overflowing with catch-phrases and complicated jargon. But if you only have room left in your brain for one more lesson - make sure you know the difference between the different types of loans available. This could save you time and money in the long run.

Variable Rate Loan

Variable rate loans generally have a low interest rate and allow you to select some additional features. These loans are popular with borrowers because they allow you to pay the going rate, which goes up and down depending on the official cash rate set by the Reserve Bank.

There are also 'basic variable rate' loans available, offering a lower interest rate but usually without any additional features.

Introductory Rate Loan

An introductory Rate loan gives you a discount on the standard variable rate for a set period of time. This can be a great way to ease yourself into the role of mortgage-holder, but it's important to compare the rate that the lender will charge you when the honeymoon period is over.

Fixed Rate

Fixed rate loans offer a guaranteed interest rate for a period of time - usually 1 to 5 years. This can be an excellent safeguard if you're on a tight budget and worried about interest rates rising. Keep in mind, though, the interest rate will be higher than a variable rate.

Construction Loan

Construction loans allow you to borrow in stages, depending on how much work has been done to construct your home. Rather than making repayments on the entire amount and also having to rent while you build, this loan allows you to borrow what you need to pay the builder as they reach specific milestones.

Low / No deposit loans

These loans allow you to get into the property market even if you don't have enough saved for a sizeable deposit. It's important to keep in mind that you will still need to pay some costs involved with the transaction, such as stamp duty, conveyancing costs and moving costs.

And if you haven't been able to save anything towards a deposit, try to be honest with yourself about whether you can realistically afford to pay off a mortgage right now.

Low-doc

Designed for self-employed people, low-doc loans allow you to borrow without using the same methods to prove your income. Often these loans have a higher interest rate, and generally you can't borrow more than 80% of the property value.

Credit Impaired / Non-Conforming

Non-conforming loans allow people to get back into the game even if their credit history is not great, or they don't meet lender's criteria for other reasons. These loans come with high interest rates due to the risk involved for the lender.

Line of Credit

A line of credit is like having a big overdraft on your mortgage. You can use this feature to save a lot of money on interest, because if you deposit everything into your loan you can access the funds whenever you need them, as well as any equity you have acquired.

This option is best suited to people who have good financial habits, and can avoid the temptation to go on a wild spending spree.

Equity Release

Also known as a reverse-mortgage, equity release loans allow you to borrow some of the equity in your home while you still live there.

This option is popular with retirees, but it's important to make sure that the lender wont' allow you to chew up all of the equity in your home. Ask about a 'no negative equity guarantee'.

12/10/2026

Home burglaries are a fact of life. Every year more than 20,000 homes in Australia are broken into - the majority during the day time when people are at work. That's the bad news.

The good news is that there are plenty of simple, low-cost steps you can take to greatly reduce your chance of getting burgled. Remember, it's all about making your home a harder target to break into than other people's. Most burglars enter via a garage door, back door, kitchen or bedroom window. Burglar-proof these and you'll significantly improve your chances of never suffering from a break-in.

1. Door locks

Have key-operated two-cylinder deadlocks fitted to all external hinged doors. A quality knob-inlock set will have a 'dead latch' mechanism to stop burglars using a credit card to open it.

While looking at external doors, you may also want to check that they are solid and robust. If not, perhaps you should replace them, or add a security screen. You may also want to consider fitting a wide angle peephole on your front door.

2. Sliding doors

A favourite point of entry for burglars! Fit key operated locks or patio bolts to all external sliding doors, such as patio/veranda doors.

Sliding doors can also be made more secure by inserting a wood or metal dowel into the track to limit movement.

3. Windows

An open window, visible from the street, may be the only reason that your home is chosen by a burglar. Ground floor windows are more susceptible for obvious reasons.

Make sure you have a security grill, security screen or burglar bars applied to all accessible windows, or alternatively have key-operated single cylinder window locks fitted.

4. Warning stickers

Place highly visible stickers on or near front doors and windows, which indicate an alarm system, dog or membership of neighbourhood watch. Your local police station should have an anti-crime adviser who can help provide these.

5. Light timers

Install light timers to switch on automatically if you aren't home when it gets dark, or have gone away for a few days. The timers should mimic when you would usually switch lights on or off. They are not expensive and are available at most hardware stores.

6. Exterior lighting

Exterior lighting is also a good deterrent, provided it is switched on and off as though someone is at home. Make sure the approach to your house, especially any entryway, is brightly lit, controlled by a light timer if necessary - this also makes it safer and more comfortable if you come home after dark.

7. Motion sensor lights

These are useful to install, especially at the back of a house or apartment. Infra-red motion sensor lights are also easily available and not very expensive. An unexpected light going on is a definite deterrent to a burglar who will wonder what other security devices you have in place.

8. Alarm systems

Burglar alarms definitely increase the potential and fear of being caught by the police.

There are a wide variety of alarms available - you need to make sure that the one you choose has visible signage and is properly programmed, installed and maintained.

Some alarms are routed to a police station or alarm control centre. If yours relies on neighbourhood response, make sure your neighbours are able and willing to respond.

9. Home safes

Burglars know all the hidey holes to look for keys, valuables and important documents. The price of a good home safe is falling, so setting one up could be a good investment. Home safes need to be anchored into the floor or permanent shelving, and should not be kept in the master bedroom or cupboard. Use the safe regularly, so it becomes routine and keep the code secret.

10. Protect your ID

It's a good idea to take photographs around your house of all your valuables - important proof for an insurance claim if you ever need to make one. This can be kept in a safety deposit box, safe, or with a relative. Receipts for bigger ticket items are also useful to keep for the same reason.

Consider taking photocopies of your passport, driver's license and all the cards in your wallet and store these in a safe place.

09/10/2026

Don't kick yourself later - ask these questions today and avoid loan confusion.

There's nothing worse than walking out of an important meeting, only to realise that you forgot to ask some important questions.

One of the most important meetings you will have when you enter the property market is your initial meeting with a mortgage broker.

In order to get the most value out of your appointment, and improve your chances of being approved for a loan, you need to come along prepared to answer a host of questions about your finances and your living situation.

But don't forget to ask some questions of your own. After all, the goal is to find the right loan for you, which won't happen if you don't speak up. When meeting with your mortgage broker, remember to ask:

Which loan is right for my situation?

There are a range of loans available but your mortgage broker should be able to help you decide which ones best fit your lifestyle.

What is my borrowing power?

This is usually based on your income and financial commitments, and it can vary greatly from one lender to another.

What percentage of the property can I borrow?

It's important to know how much you need to put down as a deposit, and also whether you need to pay other upfront costs, or whether they can be included in the loan amount.

Will I have to take out LMI?

Lenders Mortgage Insurance covers the lender in case you become unable to make your repayments, and there is a shortfall when the property is sold. Some lenders require borrowers to pay this amount upfront.

Which loan offers the best rate?

Some loans might offer a good introductory rate, but it's important to look at the ongoing rate once the honeymoon period is over.

What flexibility does the loan offer?

Can I make changes down the track? What if I want to make a lump sum payment in the future?

Is the rate fixed or variable?

Variable rates are usually lower, but keep in mind that they can change frequently. Fixed rates are a little higher but they provide some certainty for those on a strict budget. However fixed rate loans are usually a lot less flexible than variable rate loans.

What will my repayments be?

It's important to look at your budget and make sure you're not over-committing yourself.

How much is the loan establishment fee?

This is another cost that is often payable upfront, so you will need to ensure that you have funds available at settlement if this is the case.

Are there any ongoing fees associated with the loan?

Monthly account keeping fees can vary between lenders so it's important to make sure you compare your options.

Are there any conditions to be aware of such as discharge costs, fees to change the loan?

Not asking this question could be very costly if you're planning to refinance down the track, or make a significant lump sum payment in a few months.

Pace Financial Services

18/10/2026

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