Canadian 5-Year Bond Yield Surges

General Joanna Yang 26 Feb

In an unprecedented move, bond yields are spiking around the world. Yields globally are now at levels last seen before the coronavirus spread worldwide. At the same time, commodity prices are surging, including energy, metals and minerals, agricultural products and lumber. The Biden administration’s $1.9 trillion stimulus package is has triggered fears that if the US economy returns to full employment too quickly, inflation might be the result.

Central banks have attempted to soothe markets, with European Central Bank chief economist Philip Lane saying the institution can buy bonds flexibly. Fed Chair Jerome Powell called the recent run-up in yields “a statement of confidence” in the economic outlook. Bank of Canada Governor Tiff Macklem told us earlier this week that it’s a long road to recovery for the Canadian economy. The Bank of Canada will continue to provide support every step of the way. Many Bay Street economists took this to mean that he reinforced the BoC’s commitment to keeping the policy rate at its effective lower bound of 25 bps until sometime in 2023.

These global developments have sideswiped Canada. On Tuesday, I warned that the 5-year government bond yield had risen 27 bps to 0.69% since the beginning of this month, shown in the first chart below. This morning, the rise has become exponential, hitting 1.00%, shown in the second chart.

Keep in mind that Canada’s economy has considerable slack with unemployment rising in recent months and the lockdown continuing for at least a couple more weeks in the GTA. Moreover, Canada has fallen far behind other countries in the vaccine rollout. But there is no denying that pent-up demand in Canada is high. Not only have home sales been breaking records, but auto sales and anything housing-related–such as Home Depot earning growth–have skyrocketed.

Savings rates are high, and the big banks have reported a surge in deposit growth as consumers squirrel away those savings. Remember, the Roaring Twenties was a response to the 1918 Pandemic, more than anything else.

The CRB commodity price index, shown below, is on a tear, and the gains are in every sector except gold and orange juice. That means that new home construction costs are also rising, as home sales remain well above listings.

Bottom Line

It’s time to lock-in mortgage rates. For those in the market, preapprovals are prudent. Rising rates will likely trigger more housing activity in the near-term as those thinking of buying might move off the sidelines, pushing prices higher over the first half of this year.

The surge in interest rates would undoubtedly stall or reverse if we see a third wave of new variant COVID cases in advance of a full rollout of the vaccines in Canada. However, there is enough monetary and fiscal stimulus in global markets, and oil prices are expected to continue to rally sufficiently that an ultimate rise in interest rates cannot be far off. This is indicated by the loonie moving to a near a 3-year high.

Dr. Sherry Cooper
Chief Economist, Dominion Lending Centres
drcooper@dominionlending.ca

5年期房贷固定利率已初现反弹!

General Joanna Yang 23 Feb

        昨天2月22日,加拿大5年期国债收益率达到了0.67%,是2020年低点时的两倍。 市场作为回应,5年期的房贷利率开始初现反弹。 CMLS MCAP First National 等房贷机构已开始陆续提高5年期房贷固定利率,以确保其本来已经较低的市场利率可以有足够的获利空间。

        业界普遍认为,加拿大国债收益率的上涨主要是受隔岸美国债市上涨的影响。Covid-19疫情期间,经济的停滞、衰退导致很多美国家庭损失近4000亿美元的收入,但是,从去年政府的各项补助和刺激措施中,居民储蓄不但未减,反而累积了1.5万亿美元的超额储蓄。 随着疫情的平缓,经济准备进入复苏阶段,需求复苏的速度和力度将给供给侧带来巨大压力,而供给侧通常作出的反应时间都相对较长、较缓,通胀压力在一段时期内也会陡然增加! 面对巨大的通胀预期,美国国债市场一路走高,昨天5年期、30年期美国国债收益率曲线更是达到了2014年以来最陡峭的程度。尽管加拿大政府对未来有相对乐观的预期,但受近邻美国债市的影响, 加拿大国债收益率也一路走高。 

        通常,国债收益率是房贷利率的锚。债券收益率的提高,会使市场更多机构的资金转向债市投资,而用来放贷的资金就会相应减少。所以,5年期的国债收益率的上涨,会令银行升高5年期固定房贷利率以增加收益率 — 这是市场做出的自然反应。

        那么面对上升的固定利率,购房者的贷款策略应该是怎样的呢?

  • 对于想做的5年期固定利率的借款人,现在锁定5年期利率会是一个好主意;
  • 对于采用浮动利率的借款人,目前不必太过惊慌。 因为浮动利率是在加拿大Prime rate的基础上增减点数,而Prime rate是与加拿大央行的隔夜利率挂钩的。加政府自疫情以来,为了给衰退的经济以全力,承诺保持隔夜利率在低水平维持不变, 目前的25%有望持续到2023年。 也就是说,用浮动利率的借款人在2023年前应该也也可以享受到相对稳定的低利率。

        另外,关于压力测试, 尽管市场5年固定贷款利率初现提高, 政府的房贷压力测试还是采用目前的4.79%作为测试利率。所以市场的利率提高,目前并不影响贷款人最高的贷款额的计算。

 

【2020年, Dominion Lending Centers (DLC)为我们的委托人共完成700,000+笔房屋贷款,融资额达$80亿。感谢您让我们成为了加拿大最大的房屋贷款经纪公司之一,让我们在过去的15年中倍受大家信任和认可!我们的380+网点遍及全国,如您在房贷方面有任何问题,欢迎随时联系Joanna Yang(647-675-0286)或登陆我的网站 www.joannayang.ca。置业是很多人一生中最大的投资, 为您找到最好的融资方案是我们的职责。

 

报税时, 你的能力分数体现了吗?

General Joanna Yang 20 Feb

— 两个朋友的故事

一个朋友来加国八年了,自雇辛苦打拼自己的口碑,一切越来越好!去年年中,希望趁着房价低利率低的时候投资第二套房产,心仪的房子都选好了,想着自己在银行账户里数额不菲的存款和每年稳定生意带来的高收入,朋友信心满满地走进银行谈贷款。没想到A类银行一看到他过去两年的税单,就没了兴趣,果断拒绝!投资二套房的计划只能搁浅,错过了去年入市的好机会,眼看现在一片疯长的房市和加拿大有史以来最低的房贷利率,朋友心里五味杂陈。

另一对夫妇,来加七年,夫妻俩在2014年咬牙付了第一套房的首付,一路勤奋打拼、省吃俭用供房贷,现在贷款还剩不到30万。房子几年间由买时的55万涨到了95万!眼看自己的净财富升值到了65万,心里各种幸福,日子充满希望。不幸地是,突然国内的父母生病,急需一笔钱治疗。心急如焚的夫妻俩希望从升值的房产里再贷出10万周转给国内的家人救急。想着自己95万的房子,除去30万不到的贷款,再多贷到10万应该不成问题吧?可是A类银行看了两年的税单后,又是立刻拒绝!

这两个案例很典型地代表了我身边的很多华人朋友,他们有着以下几个共同点:1)收入大部分是现金形式;2)每年收入都不少,但是报税收入却很低,都只在5万左右;3)有数额不小的存款; 4)信用分数都不错。

— “信用分”代表了你的诚信,“报税单”体现了你的能力

加拿大是一个机制比较成熟的国家,想融入这个社会两样东西缺一不可 — 那就是“诚信和能力”! 这是这个社会体系下评判一个人的最重要的两个因素, 而体现这两样的就是“信用分和税单”

关于报税,报税季中,很多广告都在告诉你怎么省税怎么避税,殊不知,在我们想利用这个社会体系中的杠杆时,“不报收入或少报收入”就像一根稻草完全禁不住我们支撑着自己跳的更远更高。

我们在社会中所享受的福利和公共设施基本都来源于政府的税收。加拿大政府的税收按征收主体分为“联邦政府的税收”和“地方省政府的税收”。联邦政府的收入大多来自所得税(income tax),地方省政府的收入则主要来自地税(property tax)和土地转让税(land transfer tax)等财产税。如果不报收入或少报收入的家庭越来越多,联邦政府的所得税收入就会越来越少,从而导致支撑社会福利的资金越来越少,也不便于政府对整个经济准确统计和制定政策。所以,为了更有效地激励大家报税,面对收入主要为现金无法监督的群体,政府只能在社会杠杆中加入监督机制,让现金收入者在报税的时候自己在各种利益选择中平衡对待。

收入能力(税单)会直接影响你获得社会的杠杆资源!

房贷的压力测试就是政府在房屋贷款中加入的监督机制之一。看着过去几年间热火朝天的房市,大家趋之若鹜。为了避免2008年次贷危机重现,联邦政府在2018年1月份出台了房贷压力测试,又称B20测试,大大限制了报税收入低的家庭的最大贷款能力。

逻辑上很通顺,既然你的收入那么低,就应该量力而为,不要贷出超过自己还款能力的贷款,万一面对“利率上涨、经济下滑、房市波动”等所有不定因素借款人无力还贷怎么办?你可能会说,不怕!虽然我报税不多,但我有不少存款,有足够的还款能力。可是,对不起,银行会说,那您就用自己的存款全款买房子吧。因为从您的报税收入上体现不出您的还款能力。想从Bank 和MFC (Mortgage Finance Company)等金融机构做房屋贷款,统统都要用年收入做基准通过压力测试。

压力测试的算法就是要求贷款机构比较以下两个利率,采用孰高原则,根据不同申请人的情况算出申请人最高的贷款额度。

  • 加拿大央行公布的五年房贷基准利率 (5 year conventional mortgage rate),目前为4.79%
  • 和贷款机构达成的房贷利率+2%   (discounted mortgage rate + 2%)

比如您的各方面条件允许银行机构给到的利率为1.9%, 压力测试就是用1.9%+2%=3.9% 和加拿大央行目前的五年房贷基准利率4.79%做比较。因为3.9%小于4.79%,采用孰高原则,银行机构就会用4.79%作为压力测试的利率 — 基于4.79%,算出申请人每月或每年的收入和负债比是否可以达到银行机构的最低要求。所以网上的一些说压力测试基本是最高贷款额为收入五倍的说法是不准确的,因为不同的财务情况、有无其他房贷、信用情况等等因素都会导致不同的最高贷款额。

通常贷款机构对“收入和负债比”有两个重要指标“GDS和TDS”。

GDS=【年按揭付款总额+地税+年供暖费总额+50%*年物业管理费】/ 年收入”;

TDS= 【GDS公式里的分子 + 其他的需要定期归还的债务( 比如汽车贷款、信用卡、学生贷款,Line of Credit等)】/年收入

业内一般的贷款产品要求是GDS和TDS分别达到39%/44%,也有一些机构的产品允许TDS达到50%以上。但是不管怎么说, 大家看到那个代表你能力的分母“年收入”了吗? 看出它在你获取杠杆资源的时候有多重要了吗?所以一定不要觉得收入报的越低越好!

不报收入或少报收入或许确实可以省下眼前的一些小钱,拿到一些福利。可是当我们的人生进入到下一个阶段,开始考虑如何更多地融入这个社会体系中,利用成熟的社会杠杆做投资、做生意、或面对生活的突发事件时,你会发现良好的信用税务表现都会祝你一臂之力,让社会体系更加清晰地判断你的诚信和能力!!千万不要捡了芝麻、丢了西瓜,一定要在各种考量中找到一个好的平衡点。

2020年, Dominion Lending Centers (DLC)为我们的委托人共完成700,000+笔房屋贷款,融资额达$80亿。感谢您让我们成为了加拿大最大的房屋贷款经纪公司之一,让我们在过去的15年中倍受大家信任和认可!我们的380+网点遍及全国,如您在房贷方面有任何问题,欢迎随时联系Joanna Yang(647-675-0286)。祝您置业投资顺利。

 

房贷您了解MFC吗? — 太多本地人的优先选择!

General Joanna Yang 19 Feb

在我们加拿大华人圈,很多人在贷款买房子或做再融资时,都会只想到几大银行,如TD Canada Trust Bank、RBC Bank、CIBC、Scotial Bank、Bank of Montreal、National Bank等。殊不知,在加拿大当地,还有很多专门从事房屋贷款的银行机构,业界称为MFC(Mortgage Finance Company,过去也被当地人称作Monolines)。MFC是被政府监管部门批准获得牌照专门做房贷的金融机构,因为其独特的专业性和高效率,在当地市场深受大家的喜爱和信任。

这些MFC只做房屋贷款, 房贷规模要比以上的所提及的大银行大,一些机构的年贷款额达到$1000亿以上。只是这些MFC的房贷产品并不直接对客户销售,而是通过房屋贷款经纪公司(Mortgage Brokerage)销售,这使得很多刚来的新移民对其不甚了解。所以建议您在寻求房屋贷款时,不仅仅要把注意力集中在大银行的比较上,也去考虑MFC,因为MFC专门做房贷的专业性使其房贷产品往往更丰富,条件也更灵活。

在加拿大,MFC有数十家,包括Home Trust, Manulife Bank, Equitable Bank, First National, B2B Bank, RMG, MCAP, Dominion, Merix, Marathon, Lendwise,CMLS, Radius ; 等等等等。其产品您都可以通过网站关注一下或者联系Joanna Yang (647-675-0286)更多了解。

另外,因为每个申请人(家庭)的财务状况、信用积分差别很大,在申请房贷时,被大银行在最后一分钟拒绝并不新鲜。这种状况不仅仅是银行拒绝了您,也是银行的Underwriter(风控)拒绝了他们没有经验的前台销售。这时的您不要生气,更无须气馁,您可以尽快找到我们 贷款经纪(Broker),让我们帮您解决房屋贷款问题。

特别是购房者已经签订了购房合同,而且取消了所设置的贷款条件(Finance Condition)。这时,如果购房者因为最后一分钟贷款被拒而放弃购买该房屋,就意味着对现有购房合同的违约,可能面临出现一大笔违约金。为了解决这个问题,尽快联系我们获得房屋贷款才是最佳方案。

不过请您注意,Dominion lending Center 的价值绝不是“伪造文件或提供不实信息给贷款机构”来帮我们的委托人解决问题 (没有办法, 各行各业都有假冒伪劣!!)。 我们的价值在于我们代理了90余家包括银行和MFC的贷款机构!我们比任何一家单一银行都多出几十个机构供我们的委托人做选择!这家银行说No,可能别家机构就可以说Yes!而且我们的服务没有费用!(lender付佣金付给经纪,抵消其员工的工资福利、办公室租金等)

2020年, Dominion Lending Centers (DLC)为我们的委托人共完成700,000+笔房屋贷款,融资额达$80亿。感谢您让我们成为了加拿大最大的房屋贷款经纪公司之一,让我们在15年的健康发展中更受大家的欢迎,倍受客户的信任!我们有380+网点遍及全国,如您有任何房贷方面的问题,欢迎随时联系Joanna Yang(6477750286)。顺祝您在加拿大一切顺利,平安健康!

 

新移民购房项目NEW TO CANADA PROGRAMS

General Joanna Yang 15 Feb

刚来到加拿大,还没有积累到优秀的信用积分,工作刚趋于稳定, 20%的首付款还没有凑齐……看着日趋高涨的房市真是让人捉急啊! 别急,只要您是在过去五年之内来到的加拿大,无论永居还是非永居居民,您都可以向贷款机构申请新移民贷款项目。新移民项目就是旨在帮助刚来的朋友们在加拿大轻松购房,安家置业。

那么,申请新移民购房项目都有什么要求买呢?

  • 落地要求 — 您的落地时间必须是五年之内;

 

  • 房屋要求 — 一般要求房子最多有两个单位(一个厨房+一个厕所+卧室就构成一个单位)而申请人居住至少其中的一个单位。如果是新房子, 必须要有新房保险;

 

  • 首付款 — 永久居民首付款可以降至5% ,非永久居民可以将至10%。 首付款可以来自以下任一方式:1、来自您的存款,一般要求存款存续了90天,以证明其存款稳定性;2、他人赠予,需要赠予证明;3、来自雇主的补助,需要提供相应合同证明;

 

  • 购买房贷保险 — 在加拿大,首付在总价的20%以下的房贷,都需要购买房贷保险,加拿大提供房贷保险的三家公司分别为CMHC, Genworth 和 Canada Guaranty。三家的保险价格基本都差不多,以下费率供您参考 –

 

首付5%-9.99%,    保险费率为贷款金额的3.60%;

首付10%-14.99%,  保险费率为贷款金额的2.40%;

首付15%-19.99%,  保险费率为贷款金额的1.80%;

 

  • 全职工作三个月以上 — 需要提供雇主证明,证明您至少在加拿大全职工作了3个月以上、您的收入状况和申请时被雇佣的状态;

 

  • 买房合同复印件 — 用于银行对所购买房产的评估;

 

  • 信用记录 — 国际认可的信用报告;定期水电付款凭证;定期电话费账单付款凭证等;银行的流水;一年的房租付款凭证等;

 

  • 其他费用 — 另外提醒您还要多预备出至少相当于房价1.5%的额外存款,用于支付您的房产交易费用 — 包括律师费、产权保险费(title insurance), 地税(property tax),土地转让费(land transfer tax)等。

新到加拿大,想置办一个家不容易。关于房屋贷款您有任何问题, 欢迎您随时联系Joanna Yang (647- 675 – 0286)。

Dominion Lending Center (DLC) 是加拿大最大的贷款经纪公司之一,代理90+家金融机构的房贷产品,2020年成功完成700,000笔贷款,额度总计80+亿加元。我们不代表任何一家银行或金融机构,我们只代表我们的委托人!委托人无需支付任何费率!

用心助您获得条件最优的贷款是我们的职责,也是我们尽心尽力的最大目标!祝您无论自住还是投资,都可以选得理想的房产,顺利成功获得最优贷款!

要买的房子可以通过贷款审批吗?

General Joanna Yang 14 Feb

在申请房屋贷款时,很多失败案例不是因为申请人个人情况有问题,而是因为贷款机构觉得房产评估不能达标。 为了提高您的申请成功率, 您一定注意以下3点:

  1. 房产类型
  2. 房产地点
  3. 房产用途

1.Type of property 房屋的类型: 不同的房屋类型在贷款机构的评估中有不同的考量 –

 

           1a. CONDOMINIUMS 公寓

贷款机构非常在意公寓的楼龄,同时公寓的维修历史,公寓地点也是考量的重点。很多贷款机构对于公寓里的单元数量, 公寓的楼龄都有自己的不同规定, 超过了一定单元数量或者楼龄太老, 都不会考虑。

 

           1b. ADDITIONAL UNITS 包含多个单位的一个房产

如果您要购买的一处房产包含了多个单位, 您一定注意是否超过了4个单位。如果一处房产包含的单位超过了4个, 贷款机构就会把这个房产从“居住住宅类房贷”转为“商业类房贷”, 所有的考量都会截然不同。

           1c. HERITAGE HOMES 继承型房产

此类型的房产,一般都有特殊的审批流程,贷款机构对于此类房产的融资还款的能力都特殊的考量。

           1d. LEASEHOLD OR CO-OP PROPERTIES 租借地型房产

这类房子不同于Freehold (完全拥有土地权)的房产, 买家不能永远拥有土地, 通常是有个年期的限制,比如99年,即您有99年的时间可以租借该土地, 99年后该土地还是会回归土地所有人。如果是政府租借地 (Government Leasehold),银行或贷款机构比较容易接受, 但是所要求的文件通常会比Freehold的多, 比如会要求申请人提供这类房产的租赁合同 (lease Agreement), 看这个租借期还剩多少年,再来决定贷款利率。 如果是私人租借地(private land)或原住民租借地 (reserve land), 可能有限的贷款机构会接受, 不同的机构要求的文件也不同。 另外如果这类房产坐落在遥远的小镇或小岛上,贷款的选择可能十分有限。

2.Location considerations 地点的考量:您一定听过太多人告诉您  — “地点地点地点”!地点不仅买家最在意,贷款机构也一样十分在意!好的地点包括以下几个方面:

            2a. POTENTIAL RESALE VALUE 房产再售的潜在价值

如果房产的地点影响房屋再售时的价值,贷款机构可能很难获批相应的贷款。一旦借款人因为某种原因无法偿还贷款时,银行就会收回房产,而如果房产再售时价值不能保证, 银行就会蒙受损失。 当然,面对地点不佳的房产,贷款机构并不是完全关闭了大门,往往会通过降低贷款金额,提高利率来覆盖潜在风险。

            2b. RURAL CONSIDERATIONS 边远地区的考量

如果房产再边远地区而且不在政府的水、电、煤气、化粪池网络覆盖下,贷款的可能性就会大大降低。贷款机构会有更多严格的要求来覆盖风险,比如要求提供保险和对房屋设施的各种检验证明。

            2c. TRANSFER TO ANOTHER PROVINCE 跨省购房

如果您要跨省购房,一定注意,很多贷款机构的产品只支持本省的房产。

3.Usage considerations 房产用途的考量

房产可以用于个人居住,投资,休闲,农场等等。无论什么用途,以下几点供您考虑:

             3a. 公寓CONDOMINIUMS

如果您要购买的公寓带有底商或办公写字楼,您的贷款选择可能就会非常有限。很多贷款机构不愿接受这样混合的物业,也有一些贷款机构即便接受这样的房产也会要求申请人购买房贷保险(比如CMHC的保险)。

             3b. RENOVATION REQUIRED 需要翻新或大量的装修

需要翻新或需要大量装修的房产会让贷款银行对房屋的价值产生怀疑。在投资这样的房产您也要有相应的准本。

              3c. PREVIOUS GROW-OPS 有大麻种植史的房产

一定要注意房产有没有种植过大麻。几乎所有的贷款机构对有大麻种植史的房产都有着审慎的态度,因为房产的减值,通常利率都会比较高。

               3d. RENTAL SUITES 出租用途的房产

对于部分出租和全部出租的房产, 贷款机构会有不同的考量, 但通常租金收入会提高房屋再售的潜在价值。

                3e. SECOND PROPERTIES 度假屋

通常贷款机构会评估度假屋是供季节性度假用途还是全年度假用途,不同的评估对于贷款金额,利率都有不同影响。

Dominion Lending Center (DLC) 是加拿大最大的贷款经纪公司之一,代理90+家金融机构的房贷产品,2020年成功完成700,000笔贷款,额度总计80+亿加元。我们不代表任何一家银行或金融机构,我们只代表我们的委托人!委托人无需支付任何费率!

用心助您获得条件最优的贷款是我们的职责,也是我们尽心尽力的最大目标!祝您无论自住还是投资,都可以选得理想的房产,顺利成功获得最优贷款!

Joanna Yang (647- 675 – 0286)

 

 

It’s All About The Property

General Joanna Yang 13 Feb

When your mortgage application goes through the approval process, they are not only looking at you, but also the property in question. In fact, sometimes when an application is denied it has nothing to do with you, and everything to do with the property.

To improve your chances of success when it comes to financing, there are three main things to consider:

  1. The type of property
  2. The location of the property
  3. The usage of the property

Let’s take a look at some of the specifics for each of these considerations.

type of property

There are various types of properties when it comes to home ownership – detached houses, semi-detached, condos, townhouse, duplex, carriage or heritage home. Depending on the type of property you have chosen, there may be specific considerations.

CONDOMINIUMS

When it comes to condo properties, the lender (and potentially the insurer) will consider the age of the building. In addition, they will look at maintenance history (or lack thereof), as well as the location for marketability. Some lenders may have stipulations that limit themselves to buildings with a certain number of units, or past a certain age.

If the condo you wish to buy is lacking a depreciation report, has a low contingency fund or large special levies pending, these will be red flags for the lender. Any of these situations will require a more thorough review. These items should also serve as strong considerations for you as it indicates the management (or lack of) for that condo building.

ADDITIONAL UNITS

If you are looking at a property with additional units, it is important to consider that buildings with over four units, are considered a ‘commercial’ property and would be evaluated on that basis.

HERITAGE HOMES

Whether registered or designated, heritage homes require a more detailed review and often come with special considerations for financing.

LEASEHOLD OR CO-OP PROPERTIES

These properties also have specific requirements, particularly when it comes to the maximum loan-to-value which means they will require a larger down payment. These types of properties also typically call for additional documentation, and may have varying interest rates.

If you shift from a standard condo to a lease-hold property, your down payment amount will likely change. If you want to move to a small rural town or a small island, there will be fewer options. In addition, you may have to pay a higher rate as well as provide more documentation on the property.

All About The Property

location considerations

You’ve heard it before – location, location, location! Location matters just as much to the potential homeowner as it does the lender. Some things to keep in mind when it comes to location include:

POTENTIAL RESALE VALUE

If the location limits the potential resale value for the building, lenders may not provide financial approval on that property. This is due to the increased risk if the borrower defaults. In that case, the lender may not be able to foreclose the property and get enough funds back due to the low resale. That said, some lenders may allow these properties but they might reduce the loan amount if the building is located outside of a major market area, or they may add a premium to the interest rate.

RURAL CONSIDERATIONS

For properties with water access only, or with no access to municipal utilities (heat, water, electricity, sewage), there will be additional requirements to assess lender risk. These requirements might include: Insurance coverage, water testing, septic tank inspection, seasonal access and condition of the property.

TRANSFER TO ANOTHER PROVINCE

It is also important to note that if you purchase a home in one Province and are transferred or move to a different province, some lenders won’t be able to port the mortgage due to being provincially based.

usage considerations

The use of the property can include things such as personal, investment, recreational, agricultural and also consider previous activities. A few things to keep in mind are:

CONDOMINIUMS

If you are looking at purchasing a condo on a property that has either a commercial component in the building (such as shops on the first floor), or allowable space in the unit for businesses (live/work designation), you may have limited lender options. In some cases, lenders will avoid these types of properties at all costs, while others may require approval from the insurer (i.e. CMHC).

RENOVATION REQUIRED

If the property requires renovations, the extent of the upgrades, as well as the property value will be taken into consideration.

PREVIOUS GROW-OPS

Homes that previously existed as grow-ops, have special lending options. These typically come with higher interest rates and costs due to decreased value.

RENTAL SUITES

For owner-occupied homes that contain rental suites, it is important to consider potential rental income. If the house is purchased for investment, rental income is automatically considered. This can result in a different interest rate than simply an owner-occupied dwelling. In these cases, the rental income can also increase the resale value of the property. However, an appraisal of the property must be conducted and reviewed to ensure the condition. This will also uncover whether any renovations were completed to add value.

SECOND PROPERTIES

Purchasing a second home for recreational use will require a review to determine if it is seasonal or year-round access.

Before you begin your home search, it is best to discuss your future plans with a Dominion Lending Centres Mortgage Professional. This will ensure you receive accurate information to understand the specific requirements your potential property might require. Seeking expert advice early on will also give you ample time to find the right fit! This will also ensure you can submit a full financing review before subject removal on a purchase.


Dominion Lending Center (DLC) | 15 years of Outstanding  Services| 90+ Lenders Avaialable | 380+ offices Across Canada |700,000 Mortgage Funded | CAD8bln Mortgage Amount Funded

Feel free to call Joanna Yang (647- 675 – 0286) if you have any questions! Wish you get your ideal property and the best mortgage!

 

在卖房子?给您四个小提醒!

General Joanna Yang 12 Feb

卖房子可是件大事,整个过程可能很令人焦灼不安,除了需要考虑收拾东西、搬家、银行还款等几件大事之外,为了帮助您吸引更多感兴趣的买家,我们还想给您几个小提醒。 您一定记住,卖房子时,可不是把枕头拍一拍,灰尘扫一扫就够了,“一定要让买家一走进您的房子就像走进了自己的新家一样”!也就是我们常说的“宾至如归“,以下4点小提醒送给要卖房的您 —

  1. 【准备好与房子相关的文件!】 — 把所有与房子有关的重要文件都准备起来,让买家感觉到您非常清楚关于房子的一切,这些重要的文件包括与房子翻新相关的文件,地税收据,地契合约,可转让的保险、保修单等等等等。

 

  1. 【定一个合理的初始价格!】 — 您可以做一些市场调研,看看自己所卖房产周边同样条件房屋的价格情况,然后可以以均价的85%-80%定价。这种定价策略可以帮助您吸引更多的买家来竞价,最终往往以一个满意的价格成交。看上去这个策略可能有点冒险, 不过过去无数的实例证明,在加拿大房地产竞争激烈的大城市,这种定价策略确实有效。

 

  1. 【收起所有的私人物品和杂物!】 — 您当然希望买家看到的是一个宽敞明亮的有足够空间的房子。把您的私人照片和私人物品统统收起来,让买家看房子时不必时时被提醒到“这是别人家”。如果您想卖到一个理想的价格,一定要让房子看起来非常整洁舒适,把角落的灰尘清扫干净, 把该修补的地方都修补好了。如果您有可爱的小宠物,一定要注意把它们的小窝也收拾干净整洁,没有异味,闻起来香香的。

 

  1. 【雇佣一个有资质的专业度高的地产经纪!】 — 专业的地产经纪可以帮您在市场上推广您的房子、安排感兴趣的买家参观等等。不同的地产经纪所卖出的房屋价格往往会有很大不同。 您可以在Real Estate Institute of Canada网站上核实地产经纪的资质,联系您想合作的地产经纪,和他们聊一聊,听听他们对您房子价格的看法和定价策略。

 

        总之,把自己要卖的房子好好收拾一下, 找一个专业度高负责任的地产经纪,制定出一套合理的定价策略,用心对待,您一定会把房子卖出一个理想的价格! 祝您成功!

Dominion Lending Center (DLC) 是加拿大最大的贷款经纪公司之一,代理90+家金融机构的房贷产品,2020年成功完成700,000+笔贷款,额度总计80+亿加元。我们不代表任何一家银行或金融机构,我们只代表我们的委托人!委托人无需支付任何费用!

用心助您获得条件最优的贷款是我们的职责,也是我们尽心尽力的最大目标!祝您无论自住还是投资,都可以选得理想的房产,顺利成功获得最优贷款!

Joanna Yang (647- 675 – 0286)

 

 

 

Ultimate Checklist for Selling Your Home.

General Joanna Yang 12 Feb

Selling your home can be an extremely stressful experience. Between thinking about moving logistics and financials, it’s easy to miss the small details in between the process.

With that in mind, we’ve built this checklist for selling your home to help you keep track of the things that will get a potential buyer interested. Turns out, it’s not as simple as just fluffing pillows or doing a light dusting. “Put your buyer’s hat on and walk through your home like it is the first time,” Marilou Young, an Accredited Staging Professional and an Associate Broker with Virtual Properties Realty in the metropolitan Atlanta area, told Forbes.

Below is the ultimate checklist for selling your home.

GET FAMILIAR WITH THE PAPERWORK

For home sellers interested in the history of the house, make sure you’ve got all the information handy; this can include paperwork on renovations, property tax receipts, deeds and transferable warranties.

GETTING THE PRICE RIGHT

According to HGTV, it can be helpful to do some market research on what homes in your area are selling for- then shave 15 to 20 percent off that. This way, you attract multiple buyers who can end up outbidding each other and bringing up the price. While that can seem like a risky move, it could work in the competitive markets of big Canadian cities.

DEPERSONALIZE AND DECLUTTER

You want potential buyers to see themselves in the space, which is hard to do if you have family photos on the wall or personal items around. This would be a good time to start putting items in storage or try to keep your personal items out of sight. At the same time, you’re also ensuring that you’re keeping your house tidy—a must if you want to make your home sellable. Check around the house for dirt, stains or small cracks you might be able to fix. And if you have pets, make sure their litter boxes and play areas are also clean and odour-free.

FIND A QUALIFIED REALTOR

Realtors can be helpful to take some of the processes off your plate, including marketing your home and arranging open houses. If you do go this route, none of this list will matter if you decide to work with a realtor that doesn’t know the market inside out. You can search their name on the Real Estate Institute of Canada to ensure that they’re qualified, and meet with them to see if you mesh and understand how they price your unit. At Proptalk, we also have this handy guide for more details

Dominion Lending Center (DLC) | 15 years of Outstanding  Services| 90+ Lenders Avaialable | 380+ offices Across Canada |700,000 Mortgage Funded | CAD8bln Mortgage Amount Funded

Feel free to call Joanna Yang (647- 675 – 0286) if you have any questions! Wish you get your ideal property and the best mortgage!

 

10大理由让贷款经纪助您选择房贷!10 Great Reasons to use a Mortgage Broker

General Joanna Yang 12 Feb

1. Get independent advice on your financial options. As  independent mortgage brokers and mortgage agents, we’re not tied to any one lender or range of products. Our goal is to help you successfully finance your home or property. We’ll start by getting to know you and your homeownership goals. We’ll make a recommendation, drawing from available mortgage products that match your needs, and we will decide together on what’s right for you.

面对不同的贷款选择,您可以获得独立的意见建议。 — 作为独立的贷款专家, 我们不依附于任何金融机构或任何单一产品。我们的工作就是尽我们的一切可能帮助您在购房投资时成功地获得最优的贷款融资产品。我们会深入地去了解您的需求,根据您的目标,认真帮助您找到最优的贷款条件,和您共同制定出最适合您的贷款融资方案。

2 .Save time with one-stop shopping. It could take weeks for you to organize appointments with competing mortgage lenders — and we know you’d probably rather spend your time house-hunting! We work directly with dozens of lenders, and can quickly narrow down a list of those that suit you best. It makes comparison-shopping fast, easy, and convenient.

一站式比较各种贷款价格和条件, 从而节省您大量的宝贵时间。 — 和不同的银行及金融机构约时间谈价格、比条件会占用您大量的宝贵时间,几周是常有的 如果您把这些宝贵时间投入到房子的尽心挑选上, 一定会更划算!把贷款的事情交给我们, 我门会为您直接比较不同的银行和贷款机构的价格条件, 用最快的速度帮您缩小选择范围,帮您找到最理想的贷款方案。贷款经纪的工作就是帮助您快速、简单、方便地比较,从而确定出最优的融资方案。

3.We negotiate on your behalf. Many people are uncertain or uncomfortable negotiating mortgages directly with their bank. Brokers negotiate mortgages each and every day on behalf of Canadian homebuyers. You can count on our market knowledge to secure com- petitive rates and terms that benefit you.

我们代表您去谈判!– 很多人并不清楚该如何和银行谈判,甚至不愿意面对银行去谈。 您可以把这项工作交给我们。每一天,我们的贷款经纪都在代表加拿大的购房者去和不同的金融机构去谈判,获得更好的条件。 您可以利用我们对市场的深入了解,帮助您锁定最有竞争力的价格和贷款条件,把您的利益最大化。

4.More choice means more competitive rates. We have access to a network of major lenders
in Canada, so your options are extensive. In addition to traditional lenders, we also know what’s being offered by credit unions, trust companies, and other sources. And we can help you take care of other requirements before your closing date, such as sourcing mortgage default insurance if your down payment is less than 20% of the purchase price.

更多的选择意味着更低的价格。 — 我们Dominion Lending Centers的网络遍及全加拿大各主要金融贷款机构,令您的选择更多更广。 除了大家普遍认知的银行, 我们还代理信用社,信托公司以及其他的金融机构。在您的房屋交易日前, 我们还会协助您完成与交易相关的其他要求, 比如在首付低于20%的情况下,我们会协助您购买必须的按揭贷款违约保险, 等等。

5 Ensure that you’re getting the best rates and terms. Even if you’ve already been pre-approved for a mortgage by your bank or another financial institution, you’re not obliged to stop shopping! Let us investigate to see if there is an alternative to better suit your needs.

确保您获得最佳的利率和贷款条件。– 即使您已经从银行或贷款机构获得了提前预批的贷款, 也并不等于您不能继续和其他金融机构比较更好的价格和条件!我们可以一起看看是否有更优的选择更加符合您的需求。

6 Get access to special deals and add-ons. Many financial institutions would love to have you as a client, which is why they often offer incentives to attract creditworthy customers. These can include retail points programs, discounts on appliances, shopping clubs, and more. We do the math on which offers might be worth your attention when it comes to financing or mortgage insurance — so you get the perks you deserve.

获得优惠和返利。– 很多贷款机构为了获得更多的新客户,会经常推出新的优惠项目,比如客户积分项目,家居电器打折项目,购物俱乐部项目等。我们会帮您计算出哪个项目更划算,值得在您贷款或购置保险时更多地关注 使您获得更多返利补贴。

7. Things move quickly! Our job isn’t done until your closing date goes smoothly. We’ll help ensure your mortgage transaction takes place on time and to your satisfaction.

更快更有效率!– 我们的工作就是助您顺利完成房屋交易。交易没有完成,我们的工作就不能停止。我们将尽全力助您顺利完成交易,保证您的百分百满意。

8 . Get expert advice. When it comes to mortgage, and the housing market, we’ll speak to you in plain language. We can explain the various mortgage terms and conditions so you can choose confidently.

获取专业意见。–我们会用简单平实的语言为您解释复杂的抵押贷款和房地产市场。让您清晰地理解不同的贷款条件和条款,让您更有自信地选择适合您的贷款产品。

9 No cost to you. There’s absolutely no charge for our services on typical residential mortgage transactions. How can we afford to do that? Like many other professional services, such as insurance, mortgage brokers are generally paid a finder’s fee when we introduce trustworthy, dependable customers to a financial institution. These fees are quite standard and nearly industry-wide so that the focus remains on you, the customer.

您无需付任何费用。– 对于典型的居住房屋贷款,我们不收取任何费用。您可能会问,是谁付给经纪费用呢?和保险服务一个道理,贷款机构支付贷款经纪的佣金,来感谢贷款经纪为其带来了可信赖的优质客户。佣金的比例基本都是一个标准, 这使得贷款经纪在推荐贷款时没有更多的倾向性,而只会更注重您 也就是我们的客人的利益。

 10 Ongoing support and consultation.  Even once your mortgage is signed and paperwork is complete, we are here if you need any advice on closing details or even future referral needs. We are happy to be of assistance when you need it.

持续为您提供支持和专业意见。–  即便您的贷款文件签署完了,我们依然在这里持续为您服务。 如果您或您的朋友有任何问题,我们都非常乐于为您解答。只要您需要, 我们都在这里愿意尽力协助。

 

Dominion Lending Center (DLC) 是加拿大最大的贷款经纪公司之一,代理90+家金融机构的房贷产品,2020年成功完成700,000笔贷款,额度总计80+亿加元。我们不代表任何一家银行或金融机构,我们只代表我们的委托人!委托人无需支付任何费用!

用心助您获得条件最优的贷款是我们的职责,也是我们尽心尽力的最大目标!祝您无论自住还是投资,都可以选得理想的房产,顺利成功获得最优贷款!

Joanna Yang (647- 675 – 0286)

 

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