Thursday, April 15, 2010

Anticipation of Bank of Canada rate hikes are fuelling mortgage increases, high dollar


By Julian Beltrame, The Canadian Press


OTTAWA — The Bank of Canada has yet to officially start hiking interests rates, but already Canadians are feeling the impact of higher borrowing costs.

Analysts say expectations the central bank will boost rates June 1 at the earliest and July 20 at the latest have boosted the Canadian loonie and pushed the big banks to twice raise mortgage rates in the past two weeks.


The loonie has been steadily gaining ground for weeks and Wednesday closed above parity, at 100.08 cents U.S., for the first time in almost two years.But economists warn there is danger in the Bank of Canada moving ahead of the U.S. Federal Reserve on hiking rates, even if it is justified by the fundamentals.

“The Bank of Canada is basically going to fly solo,” said Benjamin Tal, an economist with CIBC World Markets.“The markets are already discounting 75, maybe 100 basis points and it’s already in the price of the dollar.”


Canada’s economy has sprinted forward following last year’s recession to record a five per cent advance in the fourth quarter of 2009, and expectations are the first quarter will show an even quicker pace.

More importantly, Canada has recouped nearly half of the total job losses of the downturn, while the United States still struggles with the disappearance of 8.5 million jobs, a decimated housing market and a financial sector still hobbled by an excessive overhang of debt.

In testimony to Congress on Wednesday, Fed chair Ben Bernanke suggested it will be some time before the U.S. starts raising the policy rate from the current near-zero emergency stance.

“The Federal Open Market Committee has stated clearly that they currently anticipate that very low, extremely low rates will be needed for an extended period,” Bernanke told a Congressional committee.

Economists say moving ahead of the U.S. — which is all but certain — could have some beneficial effects, such as cooling what many believe is an overheated housing market by making mortgage costs higher.

But the bigger problem is that higher rates attract more foreign capital into Canada and gives an additional lift to the loonie, something few, except for possibly cross-border shoppers, want.

Finance Minister Jim Flaherty said Wednesday that the strong loonie is a reflection of the relative strength of the Canadian and U.S. economies.

While true, said Liberal critic John McCallum, a former bank economist, there is a risk in raising rates while the U.S. keeps theirs low.

“Then our dollar could get even stronger and that would be really bad for exports and jobs,” he said.

While some analysts have speculated that Canada’s manufacturing sector is no longer as exposed by a strong currency as a decade ago, few disagree with the notion that currency appreciation is a net negative for the economy.


This week’s trade numbers showed the rebound is almost all due to energy, while the goods side registered a $4.4 billion deficit in February.

Carl Weinberg of U.S.-based High Frequency Economists was not impressed.

“You might think that the largest supplier of crude oil to the United States would be able to run a bigger surplus,” said Weinberg. “Blame the strong loonie for a lot of the woes of exporters, especially since so much of what Canada sells is priced in U.S. dollars.”

Given the signals the bank has sent, it would take a major reversal in the recent spate of good economic news, as well as easing inflationary pressures, to stay the central bank’s hand on rates.


However, Sheryl King, chief economist with Merrill Lynch in Canada, says she does not believe governor Mark Carney will get too ahead of the curve and will keep the increases modest.

She says the economy may be hot now, but she sees it cooling in the second half of the year, and Carney putting on his brakes until the Fed shows signs of joining him on the policy tightening track.


http://news.therecord.com/Business/article/698287


lawlessbrown.com

Tuesday, April 13, 2010

Looking for a Victoria Networking Group?

We have a local Victoria networking group geared towards all things real estate. We are Real Estate Alliance Professionals AKA(REAP) and are currently sitting with 12 members and would love to add to our little group.

Current Members are:

Krista Lawless/Sherri Brown - Lawless Brown Mortgage Team
Cheryl Laidlaw - Royal Lepage
Investment Planner
Garry Pigeon - Global Property Inspections
Lucas Mollberg - Beswick Appraisals
Janet Kerr - Red Ant Designs
Kurtis Brown - Canadian Pest Control
Justin Hanson - Lawyer for Wilson Marshall
Ron Hampton - Accountant Hampton Co.
Ross Marshall - Commercial Real Estate Agent DTZ Barnicke
Vance Rosling - Burns and Taylor Registry

We meet every 3 weeks for a breakfast meeting at various locations. We strive to help our fellow group members stay current on Victoria Real Estate by sharing knowledge and information from all our different perspectives of Real Estate.

We are looking for additional members in fields such as Stager, Mover, Developer, Plumber, Electrician, Architect, Photographer, Gift/Basket Person, Graphic Designer, Small Business Coach, Builder and Home insurance.

If you or anyone you know is looking to join a fun networking group to help grow and expand your business go to LawlessBrown.com and send me a note.

There is no fee to be involved, you just need to be able to buy yourself breakfast.

Krista

Banks See A 2.75% Rate Hike In 19 Months

April 10, 2010

Businessman Consulting Glowing Crystal BallEconomists at the Big 5 banks worked overtime this week, polishing their rate forecasts and fielding calls from reporters.

It seemed every major media outlet in the country ran stories on where interest rates are headed.

Here’s what the “prophets’” predict rates will do by the end of next year (2011):

That’s an average estimated increase of 2.75% in the overnight rate (rounded to the nearest 1/4%).

This number will certainly bring doubters out of the woodwork, as some still fear slow growth and/or a double-dip recession.

As for the first rate change, the banks forecast that rates will start their climb by July. Specifically:

  • BMO: July 20
  • CIBC: July 20
  • Scotia: June 1
  • TD: July 20
  • RBC: July 20 (“Although, markets are becoming
    anxious about a June increase,” RBC says.)

We’ll get a better sense of the date when the BoC makes its next interest rate announcement in nine days.

The next question is: Once rates start rising, how fast will they run up? According to BMO, “The Bank (of Canada) probably has a predilection to raise policy rates expeditiously.”

The average economist polled by Bloomberg expects a one percentage point increase by the end of this year. In turn, that suggests a 175 bps hike in 2011…if the bank consensus is correct.

If prime rate jumps 2.75%, that could mean a 35% payment increase for certain floating-rate mortgage holders. (e.g., payments could jump $284 on a regular $200,000, 1.75% variable mortgage amortized over 25-years). This assumes the banks don’t “give back” the 1/4% they withheld when prime rate dropped 3/4 of a percentage point in December 2008.

As for fixed mortgage rates, the bond market will plot their destiny as usual. CIBC economist, Avery Shenfeld, suggests bond yields could run up more than some people expect—at least initially:

“Once the first hike is in place, the bond market is likely to become even more aggressive in its expectations for subsequent moves. The first hike could also prompt more Canadians to fix their variable rate mortgages, putting even more pressure on five-year yields. Still, hikes in 2011 won’t end up being as steep as what the bond market will, at some point, fear.”

The big banks see the 5-year bond yield hitting 3.75% to 4.10% one year from now. Based on historical spreads, that would put typical discounted 5-year fixed mortgage rates at roughly 5.13% in 12 months—an 88 basis point increase from today.

____________________________________________________

Sidebar: As always, take any rate prediction with a dose of scepticism. Rate forecasters attempt to see through very muddy waters and the economy can change considerably between now and the end of this year.


lawlessbrown.com

Wednesday, April 7, 2010

Home prices in Vancouver hit million-dollar landmark


CTV.ca News Staff

Vancouver's super-hot real estate market has hit an expensive milestone, with the average price of a home reaching $1 million for the first time.

More than 1,300 single detached homes were sold in greater Vancouver last month, for a whopping total of $1.35 billion.

That puts the average sale price tag for a home at slightly more than $1 million -- an achievement that the B.C. Real Estate Association says is unprecedented.

"It was the first month ever we saw that price crest a million dollars," said Cameron Muir, the association's chief economist.

The $1-million average includes high-end homes. But the average price for a single, standard detached home in the city reached $800,341, the Real Estate Board of Greater Vancouver said Tuesday. That's up from $650,000 a year ago.

The soaring prices have local realtors like Paul Eviston feeling good.

"If you look at our market in the last 12 months, (it's) probably the hottest real estate market in the world," he said.

Local housing prices jumped 23 per cent in March compared to a year earlier, according to the city's real estate board. The recovery means housing prices in Vancouver are now 3 per cent higher than they were before the recession hit.

It's the market's strongest rebound in 40 years, Muir said.

Housing prices are recovering in other Canadian cities, but not at the same pace as Vancouver.

Eviston said the city is leading the way for a few reasons.

"You can attribute a lot of that to the Olympics, and you can't underestimate how weather affects peoples' buying patterns," he said. "That's a huge part of it, and we had a very mild winter."

http://www.ctv.ca/servlet/ArticleNews/story/CTVNews/20100406/vancouver_100406/20100406?hub=Canada


lawlessbrown.com

Canadian mortgage rates on the rise


Tim Shufelt, Financial Post: Monday, March 29, 2010

TORONTO — Mortgage rates are on the upswing in Canada, signaling an end to historically low rates and an indication that the country's housing market is finally poised to cool off.

Royal Bank, TD Canada Trust and Laurentian Bank announced Monday they are raising rates they charge on certain fixed mortgages, including the benchmark five-year mortgage, which will jump 60 basis points to 5.85 per cent effective Tuesday.

"This is actually a fairly large increase reflecting what's happening in the bond market lately," said Benjamin Tal, senior economist with CIBC World Markets.

Anticipation over the Bank of Canada raising its overnight lending rate, possibly ahead of schedule, is pushing up bond yields, Tal said. And rising yields puts pressure on fixed-rate mortgages.

While rising mortgage rates are certain to price some prospective buyers out of the market, the trend is required to prevent a housing bubble, Tal said.

The market has been red-hot for years and even remained robust throughout the recession.

Before the banks hiked rates, mortgage interest payments as a share of income were around the same proportion as four years ago, when rates were much higher, he said.

"That reflects the fact that we took so much mortgage, which shows the starting point is not great in terms of affordability. That's why we'll see the bank being very effective in its ability to slow down the market. And that's a good thing."

Higher residential rates should lead to a gradual softening of the real estate market through 2011, Tal explained.

"The highs will not be so high and the lows will not be so low."

The banks also hiked four-year term closed mortgage rates by 40 basis points to 5.34 per cent.

Royal and Laurentian's three-year products rose by 20 basis points to 4.35 per cent, while the equivalent at TD Canada Trust gained 40 basis points to 4.70 per cent.

Read it on Global News: Canadian mortgage rates on the rise

lawlessbrown.com

Friday, March 26, 2010

Big Changes Coming APRIL 19th, 2010


As of April 19th Genworth and CMHC will be making the following changes to insured mortgages:


1. All rental suite income will no longer be qualified at an 80% offset, instead it will be a 50% Add Back!!

Where currently we could use 80% of the suites rental income to offset the expenses of the home, we will now only be able to use 50% of the rental income and add it to the client’s employment income. This will greatly reduce the benefit to a purchaser purchasing a home with a suite.

If you REQUIRE rental income to qualify for a purchase, you need to have an accepted, unconditional offer in place prior to April 16th, 2010.


2. All refinances will require a 90% loan to value in the property


3. All mortgage terms less than 5 years, including Variable products, will have to be qualified at the 5 year fixed benchmark rate.


4. All self employed clients requiring a stated income product, will require a 10% down payment for a purchase vs. the current 5% down payment. Refinances will require 15% equity remaining in property. (This change takes place APRIL 9th, 2010)


5. All rental properties will require a 20% down payment.


lawlessbrown.com