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Commercial Finance Network - Funding Made Simple
13 May 2024

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First-time buyers save £426m in stamp duty

The government is facing calls to extend first-time buyer stamp duty relief and increase access to the housing market as figures showed £426m was relieved since the exemption was introduced.

Statistics released by HM Revenue & Customs today (21 November) showed that in the most recent quarter 58,800 transactions claimed first-time buyers’ relief, bringing the total number of claims since the relief’s introduction to 180,500 – a monetary value of £426m.

The relief was introduced in November 2017 to purchases of residential property by first-time buyers for £500,000 or less and then extended in last month’s Budget to first-time buyers buying through shared ownership schemes.

The HMRC figures showed stamp duty transactions increased by 11 percentage points to 307,100 between the second quarter and third quarter of this year.

The latest transaction figures are 8 percentage points lower than those recorded in the third quarter of 2017 but this data was not directly comparable due to the devolution of stamp duty to Wales in April 2018.

But there were concerns stamp duty remained a “financial barrier” to those higher up the housing ladder.

Kevin Roberts, director at Legal & General Mortgage Club, said this was particularly the case for growing families looking to upsize or last-time buyers looking to downsize.

He said: “The changes in the Chancellor’s recent Budget were certainly welcome, however, if we are to create a housing market that is accessible to all we must do more for older homeowners by extending the stamp duty exemption.

“After all, encouraging movement higher up the ladder allows properties further down the ladder to be freed up, which could help lift the stagnated transaction market we have been seeing.”

Shaun Church, director at Private Finance, said the stamp duty exemption had arguably been one of the most successful initiatives at getting more buyers onto the housing ladder but he said it should not end there.

He said: “We urge the government to turn its attention to last-time buyers as too many would-be downsizers remain in their family homes unwilling to move due to the hefty tax bill they would incur.

“Encouraging these homeowners to move to smaller and more suitable homes would unglue the housing market, and unlock a supply of properties for prospective buyers further down the chain, helping to rebalance the supply of UK property in relation to demand.”

Source: FT Adviser

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Northern Ireland mortgage market continues to show steady growth in house purchase activity

THERE were 2,700 new first-time buyer mortgages completed in Northern Ireland in the third quarter of 2018 – some 3.8 per cent more than in the same quarter of 2017, data from UK Finance has revealed.

The £280,000 of new lending was 7.7 per cent more year-on-year, the report said, adding that the average Northern Ireland first-time buyer is 30 and has a gross household income of £33,000.

There were 1,800 new home-mover mortgages completed in the north in the third quarter, 5.9 per cent more than last year and worth £240,000

Derek Wilson, chair of UK Finance’s regional mortgage committee, said: “The Northern Ireland mortgage market continues to show steady growth in house purchase activity.

“Lending to first-time buyers remains the largest sector by value, as borrowers take advantage of what continues to be the most affordable region in the UK.

“These figures underline the importance of boosting housing supply to meet this growing demand.”

Patrick Mullan, head of mortgages at Danske Bank, said: “The latest survey shows the market continues to grow steadily, with mortgage activity for first-time buyers, home movers and remortgagers in Northern Ireland all showing healthy increases from the same quarter last year, despite consumer confidence having been dented by ongoing uncertainty around the economic and political outlook.

“This consistent growth has been reflected in our own figures, which showed a 29 per cent uplift in new to bank mortgage lending across all borrower types in the third quarter when compared with a year ago.

“The first-time buyer market continues to demonstrate sustained growth and is the largest sector by value, with activity in the quarter up 3.8 per cent year on year.

“The strength of the first-time buyer market is also mirrored in Danske Bank’s own figures, with the bank now lending to one in four of all first-time buyers in Northern Ireland.

“The competitive deals on offer from many lenders and house-builders continuing to invest in new housing stock, could help explain the sustained growth in the first-time buyer market.”

He added: “While the Bank of England has said it will only raise interest rates very gradually, there is an expectation rates will increase at some point in 2019, which may drive further demand for fixed rate mortgages.

“We are seeing more people take out fixed rate mortgages, with increased demand for five-year fixed mortgages rather than shorter two-year deals, which may also be influenced by the current uncertainty around the possible impact of Brexit on the economy.

“There has been a steady increase in the number and value of home-owner remortgages compared with the same quarter last year, but we believe there is still room for further growth in this segment of the market into next year.

“In general, this survey indicates the housing market in Northern Ireland is still growing. We are still the UK’s most affordable region, so even as house prices continue to rise, these increases are reasonable and there is capacity for further sustainable growth going forward.”

Source: Irish News

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Brexit delay to cause dip in property sales next year

Extended Brexit negotiations may cause the number of property sales to fall by as much as 20 per cent in 2019, estate agency haart has warned.

Buyer registrations are up by 37 per cent but Brexit uncertainty is holding back transaction levels.

House prices across England and Wales in October fell by 1.4% month-on-month and by 0.8% on the year, with the average house price standing at £220,353.

The number of properties coming onto the market rose by 1.1% and by 16.9% on the year. In October, there were over 10 buyers chasing every property across England and Wales.

But the market was less efficient, with the number of transactions falling by 3.3%, and the number of viewings dropping by 2.8%.

First-time buyers
The average purchase price for first-time buyers has fallen by 2.7% on the month and by 9.8% on the year. This comes as the number of first-time buyers registering onto the market has dropped by 3.2% on the month, but rose by 14.9% on the year.

Paul Smith, CEO of haart, said that despite negative Brexit rhetoric from Westminster and the industry, the property market remained resilient in October.

He said: “I believe that even if we encountered a hard Brexit, we would be very unlikely to see the significant price falls encountered during the credit crunch. Greater regulation in the banking and mortgage market, a shortage of supply and government support which underpins the first time buyer market means that a far more likely outcome would be a reduction in transaction volumes.

“The next couple of weeks will prove interesting. Below are my predictions of what could happen to the UK’s housing market following various Brexit scenarios – in my opinion the greatest threat is a delay to Brexit because of political posturing. We could expect a super-charged property market in 2019 if a positive Brexit deal is agreed.

“A no deal Brexit would likely result in a short term blow for the property market, at what would normally be a peak time of the year for activity. The most likely impact would be a slower market, with fewer transactions taking place as both buyers and sellers hit the brakes on their plans.

“Whilst a no deal scenario would potentially be quite damaging, an extended period of Brexit negotiations beyond the set date of March 2019 could prove just as detrimental.”

Source: Your Money

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The pound is surging after UK and EU make a fresh Brexit breakthrough

  • Pound jumps after reports UK and EU negotiators made another breakthrough on the path to Brexit.
  • The pound has gained more than 1.1% against the dollar on Thursday morning.
  • It had dropped sharply in the past week after Cabinet resignations over Prime Minister Theresa May’s Withdrawal Agreement.

Prior to Tusk’s comments, an EU official said on Thursday morning that a 20-page declaration had been finalized ahead of an EU summit on Sunday where Prime Minister Theresa May hopes to have the Brexit divorce deal signed off.

The news, which marks another major step forward in the Brexit process, sent the pound flying higher, gaining as much as 1.1% against the dollar, and passing back above the $1.29 mark, which it dropped below a week ago after a series of resignations from the British Cabinet.

Sterling does, however, remain below the level it was trading at when Brexit Secretary Dominic Raab resigned in protest at the deal.

“The reaction itself is more telling than its magnitude. Optimism still remains in the market and sterling’s ability to explode at the blink of an eye is captivating,” Simon Harvey, a market analyst at Monex said in an email.

By 10.40 a.m. GMT (5.40 a.m. ET), it was trading at $1.2910, a gain of 1.15%, as the chart below shows:

The pound is surging after UK and EU make a fresh Brexit breakthrough Commercial Finance NetworkMarkets Insider

The pound has taken off after reports that UK and EU negotiators have made another breakthrough on the path to Brexit.European Council President Donald Tusk said on Thursday morning that a political declaration on the UK and EU’s future relationship “agreed at negotiators’ level and agreed in principle at political level.”

Source: Business Insider UK

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UK Property Asking Prices Fall By £26,000 as Housing Market Slows Down

New research has revealed that the market price of nearly two out of every five properties for sale in the UK has gone down by over £26,000.

According to property website Zoopla, sellers have lowered the price of 37.9% of properties, up from 32.4% reported in April. It is being seen as proof that the British housing market is slowing down.

This property market outlook suggests that there are differences across regions, with London slowing down whole Manchester and Glasgow perform well.

In London, 39.5% of listed property prices have gone down, compared to 34.6% in April. In Mitcham, asking prices have been reduced by 45%, which is the highest of any borough in the capital. Kensington and Chelsea, where some of the most expensive homes are located, registered an average reduction of £127,394.

The highest proportion of reduced list prices was registered in Brighton at 46% while Glasgow and Manchester had a more positive property market outlook with decreases of 19% and 26% respectively.

The research found that Bradford, London, and Newcastle upon Tyne had the highest percentages taken off the original sale price. Across the country, the average discount is £26,131.

Zoopla representative Lawrence Hall said that the research results should be welcome news for aspiring homeowners trying to get a foot on the property ladder. He said with the property market outlook being so uncertain at the moment, it would be interesting to see whether these reduced prices go up in the coming months.

The research is further confirmation that there is a decline in the UK housing market, especially in London and the more expensive areas of southeast England.

According to the recent figures from Your Move, property price growth in England and Wales reached a six and a half-year low in September, with prices falling throughout the southeast.

The average property price went up 0.9% to £302,626, which is lower from a yearly increase of 4.5% recorded in September 2016.

The total number of transactions fell 16% per month, with approximately 72,500 sales completed in September.

The country is still coping with a housing shortage as construction lags behind the growing population in the UK, but demand has been restrained because many first-time buyers are stretched while 2016 tax changes have made buy-to-let investing less profitable.

Source: CRL

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Carney warns MPs of economic problems

The economy would face an unprecedented series of problems if the UK leaves the EU without a deal, Bank of England governor Mark Carney has told MPs.

Speaking before the Treasury select committee this morning (November 20), Mr Carney and his colleague, bank chief economist Andy Haldane, said the UK’s departure was an event that has no recent precedent in economy history, as the supply and demand sides of the economy would shrink at the same time under a no-deal.

Traditionally, recessions are caused by one or the other of those events happening in the first instance.

This means either the level of total demand falls in an economy and companies react by cutting jobs, which causes a further reduction in demand until demand and supply are in equilibrium.

Or the supply of goods and services expands at a rate faster than demand, which leads to much higher inflation, and higher interest rates until the supply of money becomes constrained. This leads to businesses with a lot of debt cutting staff, and supply falls into line with demand.

Policy makers traditionally know how to deal with either of those separate scenarios, but the bank is expecting a rare event where both the supply and demand sides of the economy shrink at the same time.

This would happen, according to the Bank, because the demand for goods and services would fall as companies and consumers reduce spending in anticipation of a recession, while the supply of goods and services would shrink because tariffs on imports from the EU would make the UK a less attractive market for overseas firms. Restrictions on immigration would also mean the supply of labour falls.

The result would be sharply higher inflation happening at the same time as a sharp fall in demand, a scenario economists call “stagflation”.

Typically central banks can deal with the problem of lack of demand, or lack of supply, through interest rate policy, but if both happen at once the problem is more difficult.

Mr Carney was reluctant to reveal whether he would favour putting interest rates up, or cutting them, if the UK leaves the European Union (EU) without a deal.

Higher interest rates would strengthen sterling and address the supply side problems. But they would push borrowing costs up for consumers and companies and so reduce demand further. Cutting interest rates might help consumer spending but would create more inflation.

Hinesh Patel, portfolio manager at Quilter Investors, said: “A tumultuous departure would leave the Bank in the impossible position of trying to manage the risk of rising imported inflation if the pound were to fall further, while also trying to create conditions that are supportive of growth through a difficult period for the economy.

“The Bank has been really clear and consistent in pointing out its view that Brexit uncertainty has stunted business investment, a key driver of growth. Therefore in the event of a disorderly Brexit, Carney and his colleagues would likely anticipate a further shrinkage in business investment and would be tempted to respond with stimulus, but that in turn makes it difficult for them to keep inflation down.”

Mr Carney has previously stated one measure he would use in the event of a no deal Brexit would be to loosen the restrictions on commercial bank lending. He said this could inject £300bn into the economy. That could help boost demand in the economy, by making money cheaper and easier to borrow, but would also contribute to inflation.

Ed Smith, head of asset allocation research at Rathbones said sterling’s value may already be pricing a no deal Brexit, and so may not drop much further if, what he perceives to be the most disruptive outcome, were to happen.

Edward Park, deputy chief investment officer at Brooks Macdonald, said the supply and demand constraints highlighted by Mr Carney were already evident in the economy.

He said: “The UK earnings season has again shown the precarious state of the UK retail market which has struggled to pass on cost pressures to consumers. Exporters who are wrestling with the practicalities of European distribution in the event of a no deal have delayed investment and this has contributed to suppressed earnings expectations for 2019.”

Jeremy Lawson, an economist at Standard Life Aberdeen, said the reason most economists were wrong about the impact of Brexit on the UK economy in the aftermath of the referendum was that a supply shock happened, rather than a demand shock, and this led to higher inflation but was not such a shock that it caused a recession.

Source: FT Adviser

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Extent of landlord exodus to limited companies revealed

Landlords are increasingly transferring properties to limited companies to navigate tax changes in the buy-to-let market, according to lender data.

Figures from Shawbrook Bank showed the proportion of buy-to-let mortgages completed by individual landlords had fallen from 68 per cent in the first half of 2015, to 34 per cent in the same period of 2018.

Meanwhile the proportion being completed by limited companies had doubled from 32 per cent to 64 per cent in the same period.

The buy-to-let market grew rapidly after the financial crisis but tax changes and the introduction of stricter affordability testing meant there was steep fall in the number of buy-to-let mortgages.

The introduction of an additional 3 per cent stamp duty surcharge in April 2016 was closely followed by the abolition of mortgage interest tax relief for landlords, to be phased down to a 20 per cent flat rate in 2020, further pushing the limits of landlord profitability.

Buy-to-let borrowers are also now subject to more stringent affordability testing under the Prudential Regulation Authority’s tightened underwriting rules.

Shawbrook Bank has said the reduction in mortgage interest tax relief had led to an increased professionalisation among landlords, with those in a private limited company able to treat interest payments as business expenses to be offset against profits.

Gavin Seaholme, head of sales at Shawbrook Bank, said the buy-to-let figures showed individual landlords were moving across to limited companies but warned this may not always be suitable.

He said: “Firstly, borrowing through a limited company structure is generally more expensive than for an individual, offsetting some of the expected tax savings.

“Secondly, for private landlords with existing portfolios it can be very costly to actually transfer the properties into limited company ownership due to capital gains tax which is due upon the sale and stamp duty due when the newly set up company purchase the properties.

“Together these one-off payments can leave a significant dent in the finances of buy-to-let investors, which makes careful planning necessary.”

Mr Seaholme said the more favourable option could be to convert or create a limited company to continue on the property journey, subject to the correct tax and planning advice.

In its assessment of the buy-to-let market in July, Shawbrook Bank predicted demand for buy-to-let mortgages would fall further over the coming years and expected many landlords to only feel the true impact of changes next year when filing their tax returns for 2017-2018.

Stuart Gregory, adviser and managing director at Lentune Mortgage Consultancy, said since the amendments to taxation for landlords were announced he had seen a big downturn in enquiries for buy-to-let purchases.

He said: “Those we have received have been related to limited company buy-to-let, which does indicate a shift of opinion.

“However, the biggest issue will be as, and when, the landlords’ accountants raise the onward issue of the new taxation – we fully expect to see some more existing landlords to thin out their portfolios, which will of course increase the property supply potentially for first-time buyers.”

But Andrew Turner, chief executive at buy-to-let broker Commercial Trust, has advised to ignore the “doom-mongers” and stressed the buy-to-let market was thriving.

He said: “It was inevitable that tax changes, which could potentially suppress profitability in the short term, would impact upon the perceived desirability of buy to let investment.”

The changes were expected to be most keenly felt by those with fewer properties, Mr Turner said, because adjusting would be a more painful process for new investors or those with less experience.

He added: “However, the simple fact is that buy-to-let remains a solid investment option, with strong potential for an attractive and profitable return on capital invested.

“Investors should not be deterred – demand for rental housing is stronger than ever, the cost of
debt remains relatively cheap and the housing shortage is likely to continue. Even so, any investment decision requires care and expertise.

“The real story has really not been about buy-to-let becoming unattractive as an investment option.”

Source: FT Adviser

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Rightmove: UK property prices fall 1.7%, largest drop in six years

UK property pricing coming to market have fallen by £5222 this month, representing a 1.7% decline and the largest drop since November 2012, according to the latest Rightmove house price index data.

With Christmas fast approaching leaving many more strapped for cash and on-going uncertainty surrounding Brexit, new sellers are pricing ‘more realistically’ to offset pre-Xmas ‘buyer humbug’ syndrome, the online estate agent and property website said.

‘New sellers and their agents are reacting to market forces and lowering their pricing aspirations by more and sooner than usual,’ Rightmove Director Miles Shipside said. ‘Stretched buyer affordability and the cooling markets in the south and in upper price brackets have combined with the ongoing political uncertainty to change pricing optimism into pricing realism.

‘This is a welcome effort by sellers to minimise the usual pre-Christmas market slowdown. Some new-to-the-market sellers and their agents have acted early to try to improve the buying mood and avoid the traditional “buyer humbug” dislike of Christmas housing activity,’ he added.

Christmas comes early for home buyers

The larger than average decrease in house prices is sharper with the UK economy showing signs of cooling down with retail sales falling this quarter.

Housing prices fell across all regions of the UK, but the most significant decline was seen in the south of England.

The average asking price fell from £307,245 to 302,023, with homes at the top of the housing ladder seeing an average decline of 2.4%, down to 531,775 from 545,020, according to the Rightmove’s house price index.

‘While many thought that the down-to-the-wire Brexit deal uncertainty would hold people back from buying, more buyers have actually jumped in,’ Shipside said.

‘Some buyers see this pre-Christmas price lull as a gift to their negotiations. It proves that people need to get on with their lives and will continue to buy homes if the underlying economic fundamentals remain strong,’ he added.

Source: IG

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Bank of England chief Carney backs UK PM May’s Brexit deal

Bank of England Governor Mark Carney gave his backing to a Brexit deal struck by British Prime Minister Theresa May, saying the alternative of leaving the European Union with no transition could be akin to the 1970s oil shock.

“We have emphasized from the start the importance of having some transition between the current arrangements and the ultimate arrangements,” Carney said, speaking to lawmakers on Tuesday. “So we welcome the transition arrangements in the withdrawal agreement … and take note of the possibility of extending that transition period.”

May agreed with Brussels last week on a deal for Britain’s withdrawal from the EU in little more than four months’ time. But the agreement faces stiff resistance in her Conservative Party, meaning it could fail in parliament.

The value of sterling fell sharply on concerns that Britain could leave the EU with no deal.

Carney angered many euroskeptics before the 2016 Brexit vote by warning of a hit to economic growth from a decision to leave the EU. On Tuesday he said a lack of a transition would deliver a “large negative shock” to the British economy

“This would be a very unusual situation,” he said. “It is very rare to see a large negative supply shock in an advanced economy. You would have to stretch back at least in our analysis until the 1970s to find analogies.”

An oil embargo by OPEC exporters imposed over the 1973 Arab-Israeli war and a leap in crude prices plunged many western economies into deep recessions.

Carney also said there were limits to what the BoE could do in the event of a Brexit shock to the economy, both in terms of offsetting a fall in demand and ensuring the country’s banking industry was able to continue lending.

“I think we’ve put (the financial sector) in a position … where it would dampen it,” he said. “That is not the same thing as saying it will be alright.”

Carney and other BoE officials speaking alongside him on Tuesday repeated their warning to investors not to assume that the central bank would respond to a no-deal shock by cutting interest rates, as it did after the Brexit referendum in 2016.

“That depends on the balance of demand, supply and the exchange rate… We could see either scenario,” Carney said.

He also said a planned analysis by the central bank of the economic implications of Brexit would not include a scenario in which Britain stays in the bloc.

Some of the analysis is due to be published on Nov. 28 alongside the latest bank stress tests and an assessment of Britain’s financial stability by the BoE.

Source: UK Reuters

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Buy-to-let remains solid investment

Buy-to-let remains a solid investment with demand for rental housing stronger than ever, Andrew Turner, chief executive at specialist buy-to-let broker Commercial Trust, has argued.

He said that it was inevitable that tax changes, which could potentially suppress profitability in the short-term, would impact upon the perceived desirability of buy-to-let.

Turner said: “The expectation was that this would be most keenly felt by those with fewer properties, because adjusting to the changes would be a more painful process for new investors or those with less experience.

“However, the simple fact is that buy-to-let remains a solid investment option, with strong potential for an attractive and profitable return on capital invested.

“Investors should not be deterred from buy-to-let. Demand for rental housing is stronger than ever, the cost of debt remains relatively cheap and the housing shortage is likely to continue. Even so, any investment decision requires care and expertise.

“Many headlines have focused on one and two property investors who have left the market because they have found it difficult to adjust. The real story has really not been about buy to let becoming unattractive as an investment option.”

Data from UK Finance indicated an evolution in buy-to-let, rather than a mass exodus.

Jackie Bennett, director of mortgages at UK Finance, revealed in November that forecasts for 2018 buy-to-let purchase activity were likely to fall about £3bn short of expectations.

She said: “This is undoubtedly the impact of various tax, regulatory and legislative changes that have happened to landlords in the buy-to-let sector.”

However, Bennett went on to add that buy-to-let remortgaging exceeded forecasts for 2018, with lending likely to reach £27bn, representing a £3bn surplus on what was anticipated.

Turner added: “The market continues to grow and in Q2 2018 increased by 6% over 2017 levels. UK Finance statistics revealed that much of this growth was in remortgages, which grew by 15%, while purchases dipped by about 12%.

“In early August 2018, the Bank of England decided to increase rates by 0.25%. Although there has been limited market reaction so far, I expect to see market rates increase, because margins are wafer thin.

“The Bank of England has said as much itself, with repeated messages that rates are anticipated to rise gradually over the long-term.

“Landlords have responded to this and there has been significant interest in fixed rates, useful to guard against rate rises.

“Investors are likely to continue to do this as their renewal dates come up and therefore I’m sure the remortgage market for buy-to-let will remain buoyant over the coming months.”

Source: Mortgage Introducer

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