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17/11/2022

The share of mortgages written by mortgage brokers between October 1, 2021, and March 31, 2022 has reached a record high of 69.5%. Meanwhile, the value of residential home loans settled during this period set a new benchmark of $177.07 billion

14/01/2020

Happy new year 2020

12/12/2019

Economics of lower interest rates
The general theory is the Reserve Bank of Australia wants to get more economic activity to decrease unemployment and lift inflation. By lowering the interest rate:

Consumers with home loans save money. For a small proportion, this means that they can afford higher house prices and so bid up the value of existing houses. For other consumers with home loans, the cost savings and the confidence from higher house prices translate into greater consumption spending.
It becomes cheaper for businesses to borrow to invest. The mix of more consumer spending and less expensive loans means that more firms invest.
The combination of the two is a virtuous circle that then employs more people, which creates more consumption and more business investment and so on.

However, both of these are reliant on the expectation banks will lend more money as interest rates fall. The problem is banks have different incentives in their business model: low-interest rates are not necessarily better. If interest rates are too low it can be a disincentive for banks to lend.

28/11/2019

reasurer Josh Frydenberg has said that the government will look at reviewing the impacts of removing trail in three years’ time rather than abolishing it next year as originally announced, following concerns regarding competition.

In an announcement on Tuesday (12 March), Treasurer Josh Frydenberg said that “following consultation with the mortgage broking industry and smaller lenders, the Coalition government has decided to not prohibit trail commissions on new loans but rather review their operation in three years’ time”.

The review, to be undertaken by the Council of Financial Regulators and the Australian Competition and Consumer Commission will therefore look at both the impacts of removing trail as well as the feasibility of continuing upfront commission payments.

19/11/2019

The chair told the parliamentary joint committee that there was a need for “more contemporaneous” guidance around responsible lending, particularly given the increasing number of online lenders, the upcoming open banking scheme and increased data, the evolution of business practices, updates to technology, and automatisation of systems.

Commissioner Hughes elaborated that the “greater use of technology and technological tools to verify borrow information in real time” and have it “fully verified using technology solutions within 58 minutes” was an advancement that was not available when the National Consumer Credit Protection Act (NCCP) was written 10 years ago.

Another area that required updating was around expense benchmarks used to verify borrower expenses – such as the Household Expenditure Measure (HEM) – particularly given the fact that some categories of expenses are not included in HEM, such as certain medical costs, superannuation contributions and mortgage repayments.

Commissioner Hughes said: “We are not requiring lenders to scrutinise how many cups of coffee you are having, whether you are going to an expensive gym and all those things. That is not what our guidance requires.

“What our guidance is suggesting (and I emphasize suggesting) is that lenders could have regard to unusual patterns and expenditure, which take a borrower outside normal patterns for that person.”

24/10/2019

Although an advocate of anything that safeguards consumers against unsavoury and dishonest behaviours, one broker has raised some concerns about the current structure of the Australian Financial Complaints Authority (AFCA) model.

AFCA replaced two external dispute resolution schemes last year: the Financial Ombudsman Scheme (FOS) and the Credit and Investments Ombudsman (CIO), as well as the statutory Superannuation Complaints Tribunal (SCT). It began receiving complaints from 1 November.

While there have only been a very small percentage of complaints about brokers, PFS Financial Services director Daniel O’Brien said the model is “weighted far too heavily towards clients”.

O’Brien, a 2018 MPA Top 100 Brokers finalist, suggested there were no consequences whatsoever for clients who lied or deceived, or for anything else fraudulent.

“As a broker, I pay for the AFCA process and the client’s right to make a complaint. Even if the client provides no evidence of the broker’s wrongdoing, they can file a complaint,” he said.

Brokers are losing out

Brokers have to pay a complaint process fee for each complaint filed against them. While they are given “two free complaints per year”, brokers can only get the complaint process fee rebated once AFCA hands down a final decision.

However, if AFCA informs the consumer that the situation is turning against their favour, the consumer might cancel at the last minute and stop a decision from happening. That means if the complaint costs $12,000, the broker must pay for it.

“In AFCA’s current process, in whose best interest is it to cancel the complaint before it gets finalised? AFCA gets that fee income if the client cancels,” O’Brien said. "If a client knows this information, they can use it against a broker."

Brokers can also lose out if the client makes a complaint to AFCA about paying a fee to the broker: even if the client signs an agreement which adheres to the NCCP rules. This is something O’Brien has faced himself in the past.

“Brokers just have to roll over and let the client off the hook for a fee they agreed to pay,” O’Brien said.

An alternative solution

O’Brien believes AFCA should move to a model where the loser pays, and the only time consumers should be ordered to pay is when they have been proven to be lying or not fulfilling a fee agreement.

This model would put more onus on clients to justify their complaints, especially with the amount of paperwork and email exchanges loan application generate these days. O’Brien said clients can currently lodge a complaint and start the clock ticking on AFCA fees even without any evidence of any kind.

The current model is open for clients to exploit and make ATMs out of brokers, O’Brien said.

If the client files a complaint that’s totally unrelated to the broker, such as the bank undervaluing their property, it would be a costly problem. If the client demands a $5000 compensation after the broker has used up all two free complaints, the broker is left with no choice but to yield, as that would be cheaper than paying AFCA.

"It concerns me that clients have the opportunity to rack up a broker's AFCA bill then leave the broker without an outcome,” he said.

O’Brien’s concern is not so much in AFCA exploiting him, but in clients exploiting AFCA. For 15 years, he has settled over 4200 loans and received zero ombudsman complaints.

“We need to even the scales. Maybe the way to do that is by doubling the fees for brokers ruled to be ‘at fault’ and waiving the fees for brokers ruled to be ‘not at fault’,” O’Brien said.

“I am all for protecting the little guy – the consumer. But plenty of brokers out there are just as little. Where is their protection?”

11/10/2019

“According to this report from Deloitte Access Economics, 2.8 million customers switched banks for their home loan, credit card or transaction account last year.

“The numbers speak for themselves when we say competition is robust, with 15 per cent of everyday transaction account holders, 10 per cent of credit card holders and 5 per cent of mortgage holders switching banks in the 12-month period.

“On the flip side, most customers are satisfied with their bank product, with 79 per cent of everyday transaction, 75 per cent of credit card and 67 per cent of mortgage owners saying they are ‘very satisfied’ or ‘satisfied’ with their providers.

“The message to all Australians is if you aren’t satisfied with your home loan, credit card or other product, it pays to shop around to get the best deal possible.”

03/10/2019

Treasurer slams big four

Commonwealth Treasurer Josh Frydenberg has criticised the big four for failing to pass on the full 25 bps reduction to their mortgage customers.

“The banks have a lot of explaining to do,” Mr Frydenberg said.

“This is very disappointing by the banks, and customers should vote with their feet.”

The Treasurer encouraged borrowers to consider switching to alternative lenders with lower mortgage rates.

“Now, some of the smaller lenders have actually passed on this rate cut in [full],” he said.

“People should shop around, get the best deal, but also make their displeasure known to their banks because the rate cuts should be passed on in full, and that would be a good thing for consumers."

01/10/2019

For the 3rd time in five months the Reserve Bank of Australia has decided to reduce the official cash rate, this time to 0.75%, in a concentrated effort to boost the economy.

In making the decision to lower rates again the RBA has strongly reinforced its focus on supporting employment growth and boosting household consumption to restore inflation to within its target range of 2 -3% pa.

The RBA will also have been very conscious of the impact on Australia’s exchange rate and the competitiveness of our exports had it not reduced rates in line with global trends.

I’m here to work through the different rates available from our wide panel of lenders with you and I’m always available to ensure you have the right financial solution for your current and future circumstances.

If you’d like to have a chat about what today’s news means for you and your finances, please don’t hesitate to get in touch with me.

21/08/2019

The lead ombudsman claimed that in her experience, broker-related complaints have been associated with a lack of understanding regarding the responsibilities of a mortgage broker in the home-lending process.

“Certainly, one issue we see is that complainants are often very unclear about the role of the broker and the understanding of agency, obligations and duties.

“[So], in that respect, it is not very well understood by consumers at all.

“Often when they come to us, they’ll feel that something went wrong in the application process, but they won’t easily be able to identify which party may or may not have been at fault.”

However, chief ombudsman Locke sought to emphasise that broker-related complaints made up a small proportion of overall matters concerning alleged breaches of responsible lending obligations.

“Most of the cases don’t involve brokers,” he said.

03/07/2019

Several representatives from the mortgage broking industry have welcomed the central bank’s decision to further reduce the official cash rate, but concern is rising about the shape of the economy.

On Tuesday (2 July), the Reserve Bank of Australia (RBA) announced that it was to cut the official cash rate to a new record low of 1.0 per cent, in line with the expectations of the majority of industry.

06/06/2019

Latest figures show the Australian economy is heading towards 28 consecutive years of growth, but that growth is largely being achieved by government spending.

The Australian Bureau of Statistics (ABS) released its national growth figures, which showed the economy grew by 0.4 of a percentage point in the March quarter.

But that growth was largely thanks to the public purse, with household spending contributing the barest of margins.

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