Sharon Swan - Financial Broker Director Angel's Financial

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Sharon Swan - Financial Broker Director Angel's Financial

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Helping families and investors to achieve their dream of home ownership. With over a decade of expertise, providing mortgage solutions across all loan types.

When I am not crunchy numbers and problem-solving, I am dog training and caravanning.

22/10/2026

📊 Ever looked at a borrowing calculator and thought… surely I can borrow more than THAT? Here’s one reason the number can feel lower than expected.
When a lender assesses a new home loan, it generally needs to test whether you could still afford the loan at a rate 3 percentage points higher than the actual loan rate.
So, as a simple example: Actual rate: 6.00% Assessment rate: 9.00% You’re not actually paying 9%.
It’s a stress test designed to make sure there’s some breathing room if rates or circumstances change. And while we can’t magically remove the buffer 🪄😂 , borrowing capacity can still vary between lenders because they assess:
💰 income differently
💳 credit card commitments differently
🏠 rental income differently
📈 bonuses, overtime and allowances differently 🏦 existing debts differently AND YES, there are some lenders who do offer a lower assessment rate!
Which is why one bank giving you a lower number isn’t always the end of the conversation. Sometimes the difference is simply policy. General information only. Serviceability and credit criteria vary between lenders.

21/10/2026

🏡 Same income. Different lenders. Different result.
One of the biggest misconceptions in home lending is that every bank will give you the same borrowing capacity.
They won’t. Even with the same salary, the numbers can shift depending on:
✨ lender policy
✨ living expense assumptions
✨ minimum credit card repayments
✨ HECS/HELP
✨ existing commitments
✨ property type
✨ how different income types are assessed So if you’re on $110K and asking, “What can I borrow?” the real answer is…
👉 It depends which lender is doing the maths. That’s exactly why working with a broker can make such a difference.
It’s not just about finding a rate, it’s about finding the lender whose policy fits your situation.
Moral of the story: don’t rule yourself in or out too quickly based on one calculator.
📊 General information only.
Figures are illustrative and borrowing capacity varies based on your full scenario and lender policy.

20/10/2026

🏡 If you’re in Victoria and eligible for the Government Guarantee Scheme, this is the kind of breakdown I’d be walking you through.
A lot of buyers hear “5% deposit” and assume that means they only need 5% of the purchase price.
Not quite.
Using an $850,000 purchase as an example: ✅ Deposit = $42,500 ✅ Loan = $807,500 ✅ No LMI under the scheme (if eligible)
⚠ But you still need to allow for purchase costs Because this purchase price is above the Victorian first-home-buyer duty concession range, stamp duty still applies in this example — which is why your total contribution is much higher than just the deposit.
So the real question isn’t just: “Can I buy with 5%?” It’s: “What total cash contribution do I actually need to get this done comfortably?” That’s the bit buyers really need clarity on.
👌 General information only. Figures are indicative only and may vary depending on your eligibility, lender, fees and final transaction costs. 14 October 💰 Genuine savings trips up a lot of first home buyers not because they don’t have money, but because they don’t realise how lenders look at it.

19/10/2026

🏡 Found the property… but your deposit isn’t sitting in cash ready to transfer?
A deposit bond can sometimes be used in place of the cash deposit normally required when contracts are exchanged.
Think of it as a guarantee to the vendor that the agreed deposit amount will be paid at settlement.
They can be useful when:
🔑 you’re buying your next home before selling your current one
🔑 your money is tied up until another property settles
🔑 you’re buying off-the-plan
🔑 you’re purchasing at auction and your funds aren’t immediately accessible A couple of important catches though…
👉 The vendor needs to agree to accept one
👉 There are eligibility requirements and fees
👉 It needs to fit with the overall purchase and lending strategy
So, this isn’t something I’d be organising from the auction carpark with three minutes to spare. 😅
If you’re buying soon and think your deposit timing could be tricky, speak to your broker early.
General information only.
Deposit bond availability, acceptance, costs and eligibility vary.

01/10/2026

💳 One of the easiest things to overlook when preparing for a home loan?

Your credit card limits.

You might owe absolutely nothing on your card and pay it off every month — but lenders don't necessarily assess it that way.

They may still allow for the full available limit when calculating your commitments.
That means a card sitting in your wallet “just in case” could potentially be eating into your borrowing capacity.
But before you start closing cards left, right and centre…

✋ Have your borrowing capacity checked first. A good home loan strategy isn't about randomly cutting expenses or cancelling facilities. It's understanding which changes will actually move the needle for you.

🏡 Thinking about buying or refinancing? Start with the numbers. General information only. Lending criteria and servicing methods vary between lenders.

18/09/2026

👋 Get to Know Me

Hi, I’m Sharon, Managing Director and Finance Broker at Angels Financial Services—and two things I genuinely love are property and helping people. 🏡💙

✨ Why I love property: I’ve always loved the opportunities property can create, whether it’s buying your first home, building a new home, investing or creating greater security for your family.

✨ Why I became a mortgage broker: After more than 15 years in mortgage broking, my passion remains the same—to take the stress and confusion out of finance and give people clear, honest guidance.

What I love most is seeing clients go from feeling overwhelmed and unsure to feeling confident, excited and ready for their next chapter. 🔑

A few fun facts about me:

💬 My favourite part of being a broker is finding a solution when someone thought they had no options.

☕ You’ll usually find me enjoying a coffee, planning something for our new home or spending time with my family and dogs.

😂 I genuinely believe there’s no such thing as a “silly” finance question!

Whether you’re beginning your property journey, reviewing your current loan or simply wondering what may be possible, I’d love to help.

Because my job isn’t just about finding an interest rate—it’s about finding the right finance strategy for your story.

💬 Send me a message anytime.

Angels Financial Services
Here today for your tomorrow. 💙

16/09/2026

💥 The Secret Power of Pre-Approval

Did you know a significant number of properties can change hands before ever being publicly advertised? 👀

That means buyers who already have their finance organised and are speaking with local agents can sometimes hear about opportunities before everyone else.

And that’s where a strong pre-approval can help.

✨ Why pre-approval matters

💪 Shows you’re serious ⏱ Can make the buying process faster 🏡 Helps you understand your realistic price range 🔥 Can put you in a stronger position when the right property appears

⚠️ But not all pre-approvals are created equal.

Some may be system-generated and completed without a full credit assessment.

That’s why it’s important to understand exactly what your pre-approval means and what conditions still apply.

👩‍💻 My job is to help you choose the right lender, prepare your application properly and give you the confidence to make an offer when the right property comes along.

📲 Want to get purchase-ready? Book a time with me — https://calendly.com/sharon-angelsfinancial/home-loan-planning

14/09/2026

💰 Q&A: How Much Deposit Do You Actually Need to Buy a House?

This is one of the most common questions I get:

“How much deposit do I need?”

The short answer?

👉 It depends.

There are several things we look at, including:

1️⃣ Government guarantee schemes
2️⃣ LMI waivers
3️⃣ Parental guarantors
4️⃣ Your maximum borrowing capacity
5️⃣ Your ideal purchase price
6️⃣ Whether you’re buying to live in the property or as an investment

As you can see, there’s no single deposit amount that works for everyone.

Want to know what your number looks like?

📅 Book a time in my calendar — https://calendly.com/sharon-angelsfinancial/home-loan-planning

13/09/2026

🌟 Everyone’s Property Journey Is Different

🏡 Buying your first home?

💼 Investing in property?

👨‍👩‍👧 Looking for more space for the family?

Here’s the thing: no two property journeys look exactly the same.

So try not to compare your position with somebody else’s.

Instead, get informed, understand your options and make decisions that make sense for your life and your goals.

✨ That’s exactly what I help my clients do.

Together, we can:

📝 Break down your goals 💰 Understand your financial position 🏡 Explore finance and property options that actually fit YOU

💬 Don’t know where to start?

Book a consultation and let’s make your property journey feel a whole lot clearer.

Your journey is yours. Make sure your finance strategy is too.

10/09/2026

💛 R U OK? Day

Sometimes one simple question can open the door to an incredibly important conversation:

“Are you OK?”

Take a moment today to check in with the people around you — your family, friends, colleagues and community.

And if someone doesn’t seem quite themselves, reach out.

💛 Listen. 💛 Be present. 💛 Keep the conversation going.

Sometimes knowing someone cares can make all the difference.

Address

Wandong, VIC
3758

Telephone

+61432450807

Website

http://www.angelsfinancial.com.au/

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