Tuesday, July 21, 2009

Bank of Canada likely to hold

No Rate Change

Frank Pingue And Ka Yan Ng, Reuters, With Files From Financial Post

The Bank of Canada will stick to its conditional pledge to keep its benchmark interest rate at its current near-zero level through the second quarter of next year, most Canadian primary securities dealers say.

Eight of Canada's 12 primary dealers polled by Reuters predicted the slow pace of economic recovery will prevent the Bank of Canada from lifting its key interest rate above the current level of 0.25%, a historic low, until after the first half of 2010.

"Given the state of the economy and the fact that we expect the recovery to be very mediocre and modest, there is really no need to tighten any earlier than that," said Carlos Leitao, chief economist at Laurentian Bank Securities in Montreal.

"In the meantime, particularly the rest of this year, the downside risks are still quite significant, so I don't see any reason for the bank to hurry up and move rates."

The central bank will announce its next rate decision Tuesday, though the result is largely a foregone conclusion because of its April pledge.

All the dealers polled said the bank will leave its key rate steady for the rest of this year, but there was little consensus on when it will next raise rates.

The forecast for the earliest rate hike was the first quarter of 2010. The forecast for the latest move is that it will not come before 2011.

After nine straight months of contraction in the Canadian economy, some dealers said gross domestic product will show signs of improvement in the last half of 2009 and translate into higher interest rates early in 2010.

"We think that during the second half of the year we will get positive GDP growth both in the U. S. and Canada and so in fact we're getting closer to the turning point as far as the recession is concerned," said Paul-Andre Pinsonnault, senior fixed-income economist at National Bank Financial in Montreal.

"Six months down the road ... by that time there will be enough signs that the economy is on a sustainable growth path, and so the bank will have to revise their commitment to keeping the interest rate at a quarter per cent."

The dealers also saw a low probability that the bank would engage in some form of quantitative easing -- printing money to buy market securities -- over the next 12 months. The median expectation of the probability of quantitative easing was 10%.

The poll was conducted after data showed Canadian consumer prices had their first annual fall since November 1994, posting their biggest downward turn in more than half a century.

Meanwhile, something that could shed light on whether Canada is on the way to economic recovery will be May's retail sales numbers, to be released on Wednesday.

Sal Guatieri, senior economist with BMO Capital Markets, said he's expecting a 0.7% monthly gain in retail sales. That would be an improvement from the 0.8% decline for April, which followed three straight monthly gains.

Mr. Guatieri said part of that sales boost will result from higher gasoline prices, but there are other factors as well.

"We know that new motor-vehicle sales were up in May about 1%," he said. "It looks like consumers have turned the corner after retrenching at the turn of the year. They're still far away from a spending spree, but it looks like they're starting to spend a little more freely now."

Millan Mulraine, economics strategist for TD Securities, went so far as to predict a 1.5% gain in retail sales. Beside higher gasoline prices and more car sales, he reasoned that household-related items have been selling better, given the recent strength of home sales.

Also in the coming week, Statistics Canada will release May's wholesale trade numbers today, and several companies such as Shoppers Drug Mart, Suncor Energy, EnCana and Loblaw will be providing quarterly financial results in the days that follow.

Call us we'd love to chat.

Krista

Lawless Brown - Accredited Mortgage Professionals

Thursday, July 16, 2009

Victoria-area house sales take off

Multiple offers are starting to return as buyers flock back to the market

By Carla Wilson, Times Colonist July 3, 2009

Victoria area house sales are taking off.


Buyers returned to the market in droves last month, as the total number of property sales in Greater Victoria hit the fifth-highest monthly level since 1991.

June saw 946 sales through the Greater Victoria Real Estate Board's Multiple Listing Service. The sales represented mostly capital region residential properties, but also included some out-of-town properties and a dozen commercial sales.

Everything from single-family homes to lots and manufactured homes is included.

"I was quite astounded," Michael Holmes, Pemberton Holmes managing broker, said yesterday.

The robust market, where multiple offers are showing up again, likely reflects pent-up demand and low interest rates, Holmes said, adding strong sales in other parts of the country translate into sales in the capital region when people move to Greater Victoria.

In the capital region's most recent real estate boom, in May 2007, sales hit 963, followed by June of that year at 949.

The previous high was set in May 1991 with 1,083 sales, while April 1991 saw 1,003 sales, said Chris Markham, Victoria Real Estate Board president.

"We're on fire," Markham said.

The total value of all June sales was $447.6 million.

"This takes me right back to 2006-2007," he said, referring to years when the local market was hot.

June sales reflect a 31 per cent increase from 723 in June 2008, and are up by seven per cent from May 2009, when 879 properties changed hands.

Markham said the market has been growing stronger for the past couple of months as many people who were waiting to see which direction the market would move have decided it's time to buy.

"Housing that we didn't sell last year, we are seeing multiples [offers] at the same price level."

This isn't a market of speculators, Markham said. Normally, 75 per cent of buyers are from within the region, but he believes that number is higher now.

After a "brutal" January and February, sales numbers have been steadily climbing.

The strongest part of the market is in the $600,000-and-lower price range, Markham said.

Many condominium projects were built in the capital region and inventory is "clearing out nicely," Markham said.

The average price of a single-family house sold through the board's Multiple Listing Service increased to $588,186 last month, up from $573,442 in May. The median in June was $529,900.

Saanich East led the region in the number of total single-family sales, at 94, followed by Langford at 60, and Victoria at 42.

The average price for condominiums edged down to $298,200 in June. May's average was $306,971. The median in June was $275,000.

Victoria had the highest number of condo sales, at 99, followed by Langford at 40.

Townhomes saw an average price increase, rising to $413,218 in June, up from $400,788 in May. The median remained the same month-over-month at $375,000.

Last month brought 26 sales of more than $1 million, including one Uplands home sold for more than $5 million, the board said.

Inventory has tightened up since June of last year, helping drive demand. Last month, there were 3,794 properties for sale, a decrease of 16 per cent from the 4,513 on the market in June 2008.

"The drop in available inventory is also reflected in the price increases for single-family homes and townhomes that we saw

last month," Markham said.

cjwilson@tc.canwest.com

Wednesday, July 15, 2009

Hybrid Mortgages - a Popular Choice

We have the ability to provide customers 50% of the mortgage in a 5 year ARM (variable) and the remaining 50% in a five year fixed. The weighted average interest rate works out to be 3.58% for five years. So, our customers benefit from the low interest rate savings of the ARM as well as the security of the fixed rate. But they minimize the downside risk to choosing one option over the other. It’s like diversifying your investment portfolio. DIVERSIFY YOUR MORTGAGE!
Krista Lawless
courtesy of Merix Financial

Thursday, July 9, 2009

BC Housing Market Stabilizes



A year-long buyers’ market in B.C. real estate came to an end in May, according to Central 1 Credit Union’s analysis of the lastest market activity.

Tumbling prices have kept many sellers off the market, and new listings are now at their lowest level in six years, but sales have now climbed for five consecutive months. For the first time in more than a year there is now one sale for each two new listings, an indicator of a market where neither buyers nor sellers have a distinct advantage.

“Record low mortgage rates together with last year’s price declines have driven up affordability and demand, while supply has come down from the highs of 2008,” Central 1 says in its weekly economic briefing.

But credit union economists say the the stronger MLS housing market is likely to cool off again by this fall, before the B.C. economy is expected to begin growing again by early 2010.

“Pent-up demand left over from last year’s slowdown will ease, likely within a few months. Two- to five-year fixed mortgage rates are forecast to rise 30 to 40 basis points by year-end, disqualifying some low-equity buyers.”

Tri-City News

Respectfully,

Krista and Sherri
Lawless Brown Mortgage Team

July Newsletter


Enjoy our July newsletter. If you would like to receive our newsletter please go to our website, www.lawlessbrown.com, and sign up for free.

Please click on the link below to enjoy our newsletter.

http://www.mediafire.com/?nnntyyznouq

We are never too busy for referrals and if you would like a free analysis of your financial situation don't hesitate to give us a call. See if you should take advantage of these record low interest rates.

Cheers
Krista and Sherri
Lawless Brown Mortgage Team