Financial Moves. IFA & Mortgage Broker

Financial Moves. IFA & Mortgage Broker Independent Financial Advisers and Mortgage brokers based in London. For more information visit www

Independent Financial Advisers and Mortgage Brokers based in London

Last week Ofgem, the energy regulator, announced that the energy price cap will increase from £1,971 to a new record hig...
31/08/2022

Last week Ofgem, the energy regulator, announced that the energy price cap will increase from £1,971 to a new record high of £3,549. This comes after a 54% increase earlier this year, and there are suggestions that the cap could pass £6,000 next April.

According to research undertaken by Legal and General, British households are, on average, only 19 days from the breadline. This research shows that close to 2 million adults have no money left each month after paying their bills. This represents a rise of 330,000 people over the past two years. Sadly this statistic can only get worse in the present economic environment. 5 million people across the UK, are living pay packet to pay packet, as they earn under £20,000 per annum and therefore have no safety net at all.

UK households have average savings of £2,431 and debts of £610. With average daily expenses totalling £93, this would see the average household run out of money in less than three weeks (19 days) if they were to lose their income. The research found that most people underestimate how long their money would last, assuming they would have 60 days of breathing room were they to lose their job. However, with the on-going surge in energy and food bills, this time buffer will be increasingly less.

In my previous article I predicted that these increasing costs are likely to temporarily negatively impact the housing market by denting the efforts of first-time buyers to save a sufficient sized deposit.

One of the key considerations of mortgage affordability has always been utility bills and food. It's not difficult to make the leap and consider that lenders will be taking a more cautious approach regarding affordability. It is really important, when taking mortgage advice, that these mainstay household expenses are discussed when considering cashflow and the personal affordability of the new mortgage facility. Lenders will probably want to see a wider buffer when considering new mortgage/remortgage applications and further advances to cover higher bills after the completion date. As I say to all my clients, 'you can't live off bread and cheese'.

Although I have predicted that inflation may drop towards the back of 2023, this is subject to gas, wheat and sunflower oil supplies and prices as a direct result of the ongoing war in Ukraine. This war is becoming a long war. President Zelensky is now determined to reclaim not just what the country has lost since Russian troops invaded this year, but also Crimea and the Donbas region. These areas are the home of Russian citizens who are prepared to kill their Ukrainian neighbours in order to keep their Russian status. This has now become a two-tiered battle. Whilst soldiers fight for reclamation of territory, neighbours are outing each other for the same cause.

Everyone also has to consider that, with the impact of climate change becoming more apparent through systematic destruction across the globe, that it will cost considerable money and time to wean ourselves off traditional energy sources, as we all move to greener and more sustainable alternatives.

With the changes coming into effect in January 2025 regarding a lifting of the minimum acceptable EPC grade, first-time buyers and home movers need to consider the sustainability of the property that they want to buy. The purchase of solar panels has increased over the past few months. With the advancement in technology since these energy producing devices first came on the market, this may be the way that householders take back control of their energy bills. Properties with heat pumps and solar panels in situ are going to be in demand and therefore secure higher prices compared with direct comparisons lacking these services.

Applying for longer mortgage terms and longer fixed rates will help make monthly mortgage payments more affordable. But you have to remember that you are just stretching a capital repayment commitment date, and kicking the can down the road. There is a danger that clients will try to switch to interest only mortgages. Many lenders have become uncomfortable with this option for the entire mortgage facility. They have been dealing with the fallout of mortgage prisoners who decided to do this over 25 years ago. These borrowers have nowhere to go now due to multiple issues revolving around affordability and switching to capital repayment over considerably shorter mortgage terms.

This has led to the increased take up of lifetime mortgages as a last resort for keeping the family home. But although this sector of mortgage lending has massively improved by offering better regulation and No Negative Equity protection on the majority of these mortgage schemes, they should still be considered as riddled with compromise when it comes to early redemption penalties, fixed gilt-backed penalties and the ravages of compound interest. I have many clients that benefit from these types of mortgages, but it is fundamental that clients ( especially those on State Benefits ), their Powers of Attorney and beneficiaries consider this option with their eyes wide open. For these reasons, everyone has to be involved in the decision making, not just the client and the appropriately qualified Equity Release mortgage adviser.

When the property market has contracted in the past, DIY and home improvements have become the mainstay. I predict this will happen again where people can afford to do so. This time the difference will be that it will not just be about extensions, loft conversions and basement builds. There is no point adding space that you can't afford to heat. It will be about investing in property sustainability and energy efficiency. Hopefully this will drive the price of solar panels and heat pumps down, therefore opening up the possibilities for more property owners to go down this route than has happened in the past.

Whatever you do, always seek out qualified mortgage advice.

I am here to help.

Rowena Chowdrey

DipFA MIFS CeLTCI CeSRE MAQ

Independent Financial Adviser and Mortgage Broker

Member of the Equity Release Council

Website: www.financialmoves.org

THOUGHTS AND PREDICTIONS ON THE UK ECONOMIC ENVIRONMENT FOR CONSUMERSAfter the massive COVID curve balls thrown across t...
23/08/2022

THOUGHTS AND PREDICTIONS ON THE UK ECONOMIC ENVIRONMENT FOR CONSUMERS

After the massive COVID curve balls thrown across the globe in the past couple of years, 2022 has sadly been a year that no-one saw coming, apart from Mr Putin and his inner circle.

Before the invasion of Ukraine, all economies were already trying to redress the issues of historical low supply and broken distribution chains resulting from lockdowns. It was obvious to me that inflation was going to rise, as there was so much pent up demand to purchase things after many had saved cash whilst they were forced to work from home and could not go out to shop for non-essentials or frequent normal places of entertainment.

The world watched the formation of Russian troops along the long borders of Ukraine whilst on 'military exercise' before the sad inevitable invasion began in February. Putin's decision to try and take the Russian geographical markers back to the time of Peter The Great, has wreaked havoc on the Ukrainian population and infrastructure. Worse still, the rest of the world has been detrimentally affected by this war as supplies of wheat, sunflower oil and gas stocks have become seriously compromised. The shortage of these key products has exasperated any attempts to reduce inflation after lockdowns were removed.

Inflation is predicted to reach a peak of 18% early next year in the UK. Although I sympathise with unions who vote to strike, any increases in payrolls will only fan the flames of inflation, driving this index higher. It's easy to say, but this really is a time for battening down the hatches wherever possible. To cut back on expenditure so that we can collectively try to slowly s***f out the ever growing ominous shadow of inflation. The older generation have been here before and they know what we are all dealing with. Pay cannot keep pace with inflation as inflation will just increase accordingly.

There are winners in this present inflationary environment, but the potential for savers gains has been curtailed by the banks as they never pass on all the interest rate rises to customers. Stocks and shares continue to be volatile in many sectors. It is important that investors take professional advice that reflects their attitude to investment. Never invest emergency money. It's there for a fundamental purpose.

Scammers have continued to increase in numbers and sophistication since George Osborne's introduction of what I consider to be the flawed policy of 'Pension Freedoms'. If something is too good to be true, run a mile. ALWAYS take bona-fide professional advice. If an adviser is not on the FCA register, don't deal with them. ( https://register.fca.org.uk/s/ ). Do your due diligence before talking to anyone.

The majority of us are losers in the present economic environment. Borrowers are seeing the impact the most as we have become used to living in a low interest regime for a very long time. Higher mortgage rates in what continues to be a property market rising in value is unsustainable. We will probably see the existing buoyant property market begin to retract as first-time buyers, in particular, view the market as too hot and unpredictable to enter. For the foreseeable future this has become a landlord's market, and will continue to be so for the next couple of years whilst mortgage lending policy tightens and less stock is available for sale.

Landlords are increasing their rents not just because there is less competition. They have their own significant issues to cost in. Many suffered during COVID when tenants defaulted on rents. This situation looks like it will recur during the next few months as people struggle to pay their monthly financial commitments. Added to this, January 2025 is approaching fast. This is when all rental properties are required to have an EPC rating of a C at worst. Upgrading the energy efficiency of bricks and mortar costs thousands ( calculated to be an average of £10,000 ). These mandatory upgrades are going to be difficult to do when existing mortgage commitments are growing. All these costs, where possible, will be passed on to tenants through rising rental payments.

My predicted housing market retraction will begin by property values levelling out and possibly decreasing over the short term. The property market will take time to recover as higher rents and higher living costs ( food, energy and the costs of goods and services ) curtail the ability to save sufficient levels of deposits for first time buyers to re-enter the market in significant numbers.

In my capacity as an Independent Financial Adviser I think this is the time to carefully manage the storm. Many sadly have no choice but to cut back in order to survive. We know that thousands of households across the country are having to choose between eating and heating. For those fortunate not to be in this horrendous situation, I think it still remains important to cut back and save. Not only will this mean that we collectively start to positively reduce inflation and hopefully avoid a recession, but that we are preparing for future key personal fiscal decisions in doing so. Everyone needs to be creating realistic retirement income streams as no-one can retire comfortably by just relying on State Pension Benefits.

For years we have been creating estates for our children to inherit through the increased value of our homes. I have seen many clients help their children through COVID by either gifting cash savings, taking out mortgages or exercising pension freedom options. But all these desperate highly admirable actions to help those that we love, mean that these assets are no longer available to us when we need them at the end of our working lives. In addition, COVID and the ravages of inflation have meant that a large proportion of Gen Z and Millennials are now struggling to create assets of their own. These two generations are going to find it a lot harder than their parents and grand-parents did.

I hope that we will turn the corner in 2023, but careful financial planning is required now for damage limitation.

If you want to try and make your money work for you in these difficult times, please me email at [email protected]. It's important to regularly review your situation and what you have created for existing and future plans. Your life changes and it is easy to forget to not adapt well made plans accordingly. Added to which products change and some sectors of the protection market in particular have become more competitive. This has driven the cost of protection down. On this basis, a professional review might save you money.

Rowena Chowdrey

Independent Financial Adviser in West London

www.financialmoves.org

GOVT INFLUENCE WITHIN INVESTMENT AND PENSION FUNDS.The invasion of Ukraine has thrown a spotlight on Russian investments...
08/03/2022

GOVT INFLUENCE WITHIN INVESTMENT AND PENSION FUNDS.

The invasion of Ukraine has thrown a spotlight on Russian investments of ESG & sustainable funds. Many fund managers have chosen to invest in companies which possess very close links to Putin’s government.

ThIs war has brought this issue to the fore. Investors & financial institutions alike are questioning why some fund managers choose to invest in countries where the ruling or political regimes are frequently undemocratic and autocratic.

Unprovoked military attacks should raise red flags on corporate selections within investment & pension funds, be they ESG or not.
Many funds invest in companies such as Samsung (South Korea ), Alibaba ( China ) and Naspers ( South Africa ) due to their sustained historic performance and profitability.

Whilst governance transgressions are usually not as visible or publicised (unlike pollution or health and safety incidents) they do indicate the values and ethos fund managers follow when making investment choices on behalf of their clients. Fund managers should 'do the right thing' and 'not the easy thing' in times of economic or political uncertainty.

The bright searchlight probes into the darkest recesses of fund management. In particular in relation to the subject of 'State Ownership' (i.e. a significant proportion of a trading company's capital is owned by the government or a government controlled entity). There is a clear & significant risk that during difficult times, these companies may be coerced into acting in the government’s interests rather than those of minority shareholders. No matter how many seats on the board the fund managers have, they will be vetoed.

Many ESG fund managers who have invested in the Russian gas company, Gazprom (or Sberbank) are belatedly discovering that no amount of potential upside return can mask the clear & present danger of the company becoming a pawn in the State’s wider ambitions.

This political exposure exists in undemocratic political systems, and democratic state owned banks & energy companies alike.
Energy & utility companies are highly politically sensitive. Even if they are independent of State control, they are often buckle under political or social pressure.

Fund managers should choose not to invest in a country with a dire economic & political environment. This does not just relate to Russia, but other countries where political unrest exists due to a coup, for example.

Post COP26 regulators and investors alike are questioning the values of ESG funds and the prevalence of greenwashing.

In my capacity as an IFA, I feel that it is essential that investors forensically drill down as much as possible to determine what is under the bonnet of any fund before deciding to invest their money in it.

Like umbrellas, a fund's true value only comes to light when a sunny morning turns into an unexpected thunderstorm.

Best
Rowena

18/02/2021

UK Property Market Dynamics in 2020 and beyond

Analysis from Reallymoving showed this was up from 15% in 2019 and 13% in 2018.

Shared ownership seems to have been the favoured option for first-time buyers, accounting for 10% of all transactions among this group compared to 7% who used Help to Buy.

With the current average UK first-time buyer purchase price was £249,000 Shared Ownership and Help to Buy offer an attractive prospect for those looking for an affordable way onto the housing ladder.

The impact of the pandemic has boosted demand further as buyers have struggled to raise ever larger deposits required by lenders, on top of increasing house prices.

Help to Buy use
Figures released by the Ministry of Housing, Communities and Local Government (MHCLG) show a drive in first-time buyer Help to Buy use as during Q3, 84% of purchases came from this group. During the quarter, 13,211 properties were purchased using the scheme with those buying their first home accounting for 11,150 transactions.

The use of the scheme in Q3 more than doubled from the 5,827 completions in Q2, likely reflecting the closure of the property market due to the pandemic.Unsurprisingly, demand for Help to Buy dipped to 43,617 purchases in the year to 30 September, down from a peak of 52,924 in 2019.

Record house prices seen over the year were reflected in Help to Buy purchases. The average property price for first-time buyers using the scheme in the year to 30 September was £279,995 – £10,000 more than the same period a year before. Meanwhile, homemovers paid an average of £346,995 compared to £329,995 in 2019.

Current demand is likely to continue as the financial impact of Covid-19 on households becomes clearer and more first-time buyers look to take advantage of government support to help them get onto the property ladder.

Unsurprisingly the pandemic appears to have had a significant impact on the surge to purchase bigger houses as people reassessed their housing preferences after the first lockdown.The average price of detached properties increased by 10% in the year to December 2020, while flats and maisonettes rose by exactly half that at 5%.

Month-on-month the national average increase was 1.3% between November and December 2020, following an increase of 1.2% in the previous month.This shows prices continuing to remain strong until the end of the year – however other house price indexes suggest the market started to slow in January and may continue to do so in the first half of 2021 as I am sure the Stamp Duty deadline has played a significant part in property purchase activity.

Diverging opinions for 2021
Property industry representatives are however split on whether the trends of 2020 will continue in 2021 after the Stamp Duty deadline of 31/3/2021 has passed. The other concern is the furlough scheme ending on 30 April, which could see a rise in unemployment.Although unemployment remains the main downside risk, there are tentative signs that demand is still strong. Internet searches on property portals are still higher than before the pandemic and typically, many middle and higher-income households have seen an improvement in their finances since last March.

This continued re-evaluation of housing needs could still drive demand at the middle and top end of the market. It is important to add that in order for this to continue, first-time buyers have to continue to be supported onto the property ladder rung.

The cooling in the market in January may continue until there is a roadmap out of lockdown. People are hesitant to commit to a property move during lockdown, when you can’t buy furniture from the shops in person and may have children at home rather than in school.While sales volumes are down in England compared with October last year, they have not fallen as far as one might expect.

At the same time, sales volumes have risen elsewhere, in Scotland for example, which may suggest that investors are seeking growth in other locations, looking to maximise yields and benefit from capital appreciation at the same time.

In my capacity as an IFA and whole of market mortgage broker, I am seeing the influx of more lower interest rates and higher Loan To Values from mortgage lenders than at the start of the pandemic. However, lending criteria remains pretty robust to reflect the ravages of COVID-19.2021 is going to be an interesting year as the vaccine offers a welcome key back to normality. However, the fiscal fallout from COVID-19 will sadly be felt for a few years, dependent on how Rishi Sunak decides to recoup the eye boggling level of cash he has spent over the past year, and how we recover from lockdown and its direct loss of income and employment to many.

Seasons greetings
07/12/2020

Seasons greetings

TEN FREE GOLDEN NUGGETS.Rowena has created a series of Ten Golden Nuggets for the following subjects:Buying your first h...
08/09/2020

TEN FREE GOLDEN NUGGETS.

Rowena has created a series of Ten Golden Nuggets for the following subjects:

Buying your first home
Making Your Savings punch above their weight
Protecting yourself and your family
Equity Release
Being a good employer and looking after your staff
Becoming a landlord
Estate Planning

TO GET YOUR FREE TEN GOLDEN NUGGETS SHEET, COMPLETE THE ‘MY SITUATION AND WHY I NEED HELP’ box on our website and request the specific free Ten Golden Nuggets topic.
www.financialmoves.org

Financial Moves are Independent Financial Advisers and Mortgage Brokers based in London. Website www.financialmoves.org

Latest article from Pocket Money.The fall out of Final Salary ( Defined benefit ) pension scheme advice surrounding tran...
23/02/2020

Latest article from Pocket Money.

The fall out of Final Salary ( Defined benefit ) pension scheme advice surrounding transfers

The 6 April 2015 Budget delivered by Chancellor George Osborne saw the most radical changes to private pensions for a generation. The political spin was that 'Pension Freedom' gave clients more choice where their pension planning was concerned.

At the time these reforms were introduced by The Treasury I believed, as I do now, that George Osborne would be seen as the man who introduced older savers to choice but sadly significantly also exposed them to huge risk.

Although this piece of legislation had officially been introduced to enable clients to have more choice on how they take their pension income at retirement, I could only see one benefactor; The Treasury.

The Chancellor, and all of his successors still only allow 25% of a pension fund value to be taken as a tax free cash lump sum. Pre Pension Freedom, the remainder of any defined contribution or defined benefit scheme, had to be taken as annuity.

The problem with annuities is that the annuity rate has been decreasing since I became a financial adviser in 1987. This meant that for Personal Pensions/Group Personal Pensions ( defined contribution plans ), Free Standing Additional Voluntary Contribution schemes( FSAVCs ) and in-house AVCs for every pound held in these schemes the conversion rate for annuities has been providing ever decreasing annual pension incomes ( annuities ).

I had always thought that George Osborne had missed a trick by not threatening the annuity providers with introducing Pension Freedom if they did not 'get their act in order' and collectively agree to offer reasonable conversion rates for clients when they came to retire. Such a threat may have meant that clients were offered higher annuity rates and therefore better value for money than they had experienced over the last couple of decades.

This would have been a more prudent strategy for The Chancellor to take. Negotiation has to be the best way forward. If it doesn't work, then introduce Pension Freedom as intimated at. Sadly, this scenario never took place.
Sceptics in the room, including myself, will argue that there was a fiscal motivation for not following at this logical step: increasing immediate revenue to the HMRC by taxing clients choosing to take more than 25% of their accumulated pension pots as cash rather than taking the traditional income tax drip when annuity income is paid to a client each month as a taxable income.

By facilitating Pension Freedom, clients could now choose to totally cash out their pension funds. After all, they had saved all of their working lives and surely then it was their choice on what they did with their money.

And here lies the dilemma. Everyone seems to have forgotten that you invest in a pension so that you have fiscal provisions for when you retire. Annuities provide a monthly/quarterly or annual income that is payable for the rest of the annuity owner's life, regardless of whether they live to be 120!

Annuities are complicated contracts as actuaries number crunch in order to ascertain how long the annuity provider may have to pay for. No-one knows when they are going to die or how they are going to die. But statistics based on gender, age, smoking status, medical history, height and weight provide a pretty good guide in this legitimate game of 'annuity spread betting'.

The UK, like the majority of developed countries, has become a 'Dependent Society'. Our demographics show that we have less babies being born and that our elderly are living longer due to better diets and NHS medical advancements.

The average life expectancy in 1900 was 47 for men and 50 for women.By 2015, men could expect to live on average until age 79, and women to age 83.This means that a client's retirement income has increasingly had to be paid for a longer period of time by annuity companies ( another reason why annuity conversion rates have been shrinking over the passage of time ).

The majority of elderly clients that I meet are asset rich cash poor. They are now releasing cash from the bricks and mortar of their homes and investment properties, to fund their lifestyles. Good pension planning whilst they were working would have solved the majority of their present cash-flow issues.

Pension Freedom has exasperated this situation. For nearly the past five years more and more clients are destroying the good work that they did in creating their pension pots by literally cashing them in.

Apart from tiny pension pots which hardly dent into the solving the cost of living, why would anyone want to pay income tax on up to 75% of the pension fund values by taking them as cash?What are these clients going to live off for the remainder of their days?

Pension Freedom has not just ravaged through the world of personal pensions, it has hit the precious dying breed of Final Salary Schemes. Guaranteed Defined Benefit pensions are being exchanged for cash too. These pension pots should be left alone in most cases, the exception being when the scheme is being wound up and you have no choice but to move it somewhere else ( into another pension plan ).

I made the judgement not to get involved in Defined Benefit Transfer advice a long time ago. Sadly for our industry, this view has not been taken by all advisers. The fall out of this professional decision has been horrendous. Clients have become victims of poor advice and in many cases become the victims of criminal activity. The unscrupulous have enticed naive, greedy and ill informed clients to invest their pension money in dubious schemes ( many of which are offshore and therefore provide no client protection whatsoever ).

The FSCS have been extremely busy redressing this poor advice. Sadly the relatively few rotten tomatoes in the cart have detrimentally affected the remaining healthy ones: the IFA s who have not advised clients to make these transfers. All advisers ( regardless of whether they offered such advice to clients or not ) are now having to pay larger industry levies to fund client redress claims whilst many of the guilty close down their operations and in some cases phoenix their operations: opening new practices in order to escape fiscal redress.

The penalties do not stop there either.Professional Indemnity cover is harder to get, and without it, like any business, you cannot trade.

The whole pension system is now broken. Many clients have suffered by taking poor advice, Cash in this situation is not King.

Some advisers have been greedy, signing off pension transfer cases and dealing with encashments.

The FCA has not thought through their attempts to stem the tide of the fallout either.Because of this, we are seeing the slow death of access to good, highly dependable financial advice. The FCA is supposed to be protecting the client and ensuring that all clients are not just treated fairly, but have access to good advice, especially when they are low earners who can't always afford to pay for advice.
The new ambulance chaser for me as an IFA is the regular emails and calls I receive to sell my practice to a larger one for cash.

I do blame George Osborne for creating this mess. It was an irresponsible piece of legislation brought in to swell the Chancellor's coffers. It has created a bed of greed, mistrust and ultimately damaged the one thing that it should never have done...the client.

Today clients find it extremely hard to get good financial advise from a legitimate IFA where Final Salary pension transfers are concerned. In fact, with the advice service being slowly decimated, to get any decent financial advice on anything.

I do feel that The FCA has failed clients and good advisers alike. I have already complained at the last FCA AGM in London that they have made a huge mistake taking the majority of IFAs off their website register under the Senior Managers and Certification Regime. The buck may stop with the Senior Manager, but how are clients now to know for certain who is a legitimate IFA with the correct qualifications for the advice they now require?

The client has to be protected at all cost. Unfortunately, in this situation, the regulator is failing them by not protecting them from the criminal vultures circling above their heads.
Things have to change. Good IFAs need protecting, because without them, there is no-one to give advice. Robo advice is struggling and will continue to do so as clients need bespoke advice to recognise their specific needs. No algorithm can do that.

The FCA need to start looking after good advisers and not beating them all with the same stick as the bad ones. If there are no advisers, there is no need for a regulator.
The Government also needs to take responsibility for this situation. It is no good batting back complaints from advisers to the regulator. A Conservative Chancellor made the mess and now the present Conservative Government needs to clean it up.

Best

Rowena

Address

London
W149RW

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