I always strive to leave the impression with my customers that the mortgage business is a service business first. You don't make a profit on one mortgage; you make it on the lasting relationships you establish. It's all about building partnerships.
The relationships I build with my customers are based on the same values I share with my family. Reliability, honesty and commitment are traits that have always impressed me. It seems natural to extend those same values to my customers
Your Banker's 6 Dirty Secrets...
There is a fine line between telling a lie and avoiding telling the truth. It comes back to intentions you can be hurt by a clever omission as easily as you can by an outright lie. It wont come as a surprise, but there are some things your bank would rather not tell you. Well look at six dirty secrets your banker has been keeping.
1. You probably dont need the insurance
Banks offer insurance, sometimes marketed as balance protection, on every debt instrument they offer. You can get insurance on a credit card, line of credit, plain vanilla loan and so on. In return, your payments are covered in certain cases and a death benefit is paid if you die with the debt.
Going through the contract can be interesting and enlightening for consumers. Often many conditions have to be met to receive the hardship qualifications to cover payments and the death benefit is capped at a maximum that may be much less than the value of the loan.
Your banker isnt to blame for that, the bank is. Where the bankers omission comes in is in not advising clients that their life insurance policy may already be enough to cover the new debt already and if not, adding coverage for the amount of the debt will be much cheaper in the long run than paying an extra percentage of your balance on top of the interest.
2. Even if I like you, the system decides
Many banks market the fact that you can go into any branch and have a productive conversation with their representatives the human touch. If you are looking for a loan or mortgage however, theres little human element to the decision process.
Large banks use a computer model that takes inputs such as income, current debt levels and assets, and decides whether you qualify for a loan and, if so, how much. For most people, this process is flexible enough that they dont notice. For farmers, entrepreneurs and business owners, though, this process can be enraging because it discounts elements of their business and often paints them as credit risks.
3. Im a salesman
There are many different terms for it complete banking, one-stop banking, holistic service but when it comes down to it, your banker is there to cross-sell you other products from the bank. Have a chequing account? How about a savings account, credit card, savings bond and a retirement account? Banks want to lock in a customer as much as possible.
4. We offer a complete package to get complete fees
Once a customer opens an account, the pressure is on to open three more. Holding more of a customers financial life at the same bank gives banks the ability to encourage the customer into more fee-bearing accounts without having to worry about the customer shopping around for a better deal. Your banker will never tell you that the bank down the road charges less in service fees and offers the same interest. Instead they emphasize the ease of transferring funds between your accounts within the branch, the transfer fees they wave and the deal they have on balance protection insurance.
5. We make more money from fees than banking
Banks have been pulling an ever-larger slice of their revenues from fees. The tipping point came in the late 90s, when fee income climbed to over half of revenue for the largest banks. Most people, your banker included, will tell you a bank makes its money off the interest it earns from loans to customers. And given how important fees are to revenue, take three guesses at which direction they will be heading in the future.
6. Use a mortgage broker
The biggest secret your banker is keeping is that mortgage brokers have access to the best rates in the business and represent ONLY the clients BEST interest. Instead, your banker will focus on the convenience of having lots of friendly staff wanting to serve you. All those people and buildings cost a lot to keep going. This cost is one of the reasons banks need to tighten their lending models and up their fees. By contrast, a mortgage brokers service doesnt cost you a penny.
The bottom line
Your banker is there to protect the banks interest, not necessarily yours. Its time to look into a Mortgage Broker. Just dont ask your banker for a recommendation, thats another of those things he just wont say.
Mark Fidgett is a Vancouver mortgage broker and the driver behind www.AdvancedEquity.ca
Your Vancouver Mortgage Broker For Life
Vancouver the main driver of the Composite in December
Vancouver the main driver of the Composite in December says Teranet and National Bank of Canada
Without Vancouver, the Composite index would have declined for a fourth month in a row. The strength of Vancouver’s index is consistent with continued tight home resale market conditions. Toronto’s index declined for a fifth consecutive month, but the unsmoothed index (see note on methodology on next page) rose for a second month in a row (middle chart). Unless the unsmoothed index relapses in January, the sequence of declines in the smoothed index should then be interrupted. However this improvement is likely to prove temporary, as it might have resulted from buyers rushing to avoid the new bylaws on qualification for an uninsured mortgage (implemented in January 2018). This view is supported by the increase in Toronto home sales in November and December compared to previous months (bottom chart). Therefore, a resumption of the downward price trend early this year cannot be excluded.
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201712 TNB monthly commentary
Bank of Canada increases overnight rate target to 1 1/4 per cent
The Bank of Canada today increased its target for the overnight rate to 1 1/4 per cent. The Bank Rate is correspondingly 1 1/2 per cent and the deposit rate is 1 per cent. Recent data have been strong, inflation is close to target, and the economy is operating roughly at capacity. However, uncertainty surrounding the future of the North American Free Trade Agreement (NAFTA) is clouding the economic outlook.
The global economy continues to strengthen, with growth expected to average 3 1/2 per cent over the projection horizon. Growth in advanced economies is projected to be stronger than in the Banks October Monetary Policy Report(MPR). In particular, there are signs of increasing momentum in the US economy, which will be boosted further by recent tax changes. Global commodity prices are higher, although the benefits to Canada are being diluted by wider spreads between benchmark world and Canadian oil prices.
In Canada, real GDP growth is expected to slow to 2.2 per cent in 2018 and 1.6 per cent in 2019, following an estimated 3.0 per cent in 2017. Growth is expected to remain above potential through the first quarter of 2018 and then slow to a rate close to potential for the rest of the projection horizon.