Here's another client that is stuck, and One-Bank-Trapped.
Client wants to unlock his portfolio, and get him more lending to purchase more rental properties.
He owns his own home and 3 rental properties in Wellington, all with one bank.
He said he has been turned down by his own bank, and few Mortage Advisers couldn't help last few years.
I looked up his properties, and he hasn't purchased for almost a decade! That's a long time to be stuck!
First thing I do is collect all the info from him, ie his salary income, rents for each rental, and loan statements to see:
1) how much lending he has got,
2) when the loans are due to be refixed, and at what rate, so that he doesn't incurr loss if he was to refinance and refix at a higher rate
3) remaining loan terms
Very quickly I can see where he's stuck at:
a) remaining loan terms are short, meaning when the bank calculates his debt servicing ability, the bank works on remaining loan term. Less loan term remaining, harder to get more loans!
b) income is maxed, he can't just get a higher paying job in a hurry
c) stuck with existing bank and doesn't meet this bank's lending criteria
Plus he has grand plans to develop or add new dwellings on 2 of his existing rental properties!
I worked out some numbers and concluded that:
i) he can't buy more, but he can meet another bank's lending criteria by refinancing and extending loan terms
ii) new rental income will support future construction lending AND retain this new lending going forward after construction loan finishes
Even though he can't borrow more to buy more properties, he can get more funding to develop & add more dwellings on 2 of his properties. How cool is that?!
My recommendations to him are:
1) Refinance to a new bank
2) Only use his home and 1 rental as security to new bank
3) Discharge 2 x rentals that he will develop in the future
By freeing up the 2 development potential properties, I can get construction finance in the future when he has consents, drawings, and build contract ready.
If you think you are stuck with your property portfolio, and wanting a second opinion, book a call with me here:
https://lnkd.in/gGdMBN6Z
I look forward to helping you unlocking your mortgage protential 😊
Gary Lin
Mortgage Adviser
Opes Mortgages
021 534 381
Gary.lin@Opes.co.nz