I am 68 years young .I started our company almost 30 years ago out of my gargage.Last year I sold my interest in the company to four of our agents, including my daughter and formed the Matthey Mortgage Team. Freed from the responsibilities of management I am now able to concentrate on what I love to do and that is helping homeowners and home buyers strategically deal with their mortgage.
My son, Chris, my daughter, Karen and Karen Schmidt , comprise the Matthey Mortgage Team. Chris has been a mortgage agent for 8+plus. Karen's background is in International Finance and has been an agent for 5 years. Karin Schmidt has a 20+ year banking background and is our client services manager
Our speciality is First Time Buyers, but we cover a wide range of financing options for all types of situations. I am also a "Reverse Mortgage Specialist". My experience with all types of financing options and my age allows me to talk to seniors on a "Senior to Senior" basis to guide them on the best financing options for their stage in life.
If you are military, you may have seen news stories on huge mortgage penalties paid by members to their Bank, when posted. You may qualify for our "Freedom Mortgage" for military that offers no penalty when you produce a posting notice inside or outside of Canada.
If you are a First Time Buyer , we have the most comprehensive guide available for you that you can order on line. Just send an email to firstname.lastname@example.org under the heading "First Time Buyers Guide Please"
I am proud to have been a nationally and locally award-winning Mortgage Broker for over 29 years in the Kingston area.I have been one of the broker/owners of our company over the same time period. I have been ranked in the Top 3 as a Mortgage Broker in the Kingston This Week's Reader's Choice Awards for the past several years, and in the fall of 2013, I was proud to be inducted into the Canadian Mortgage Hall of Fame with Mortgage Professionals Canada.
There are many ways to contact us if you have a question. You can text us direct at 613-561-2719. You can email us at email@example.com You can also access us Face2Face(F2F) through Apple Facetime by dialing 613-561-2719. The last option works well with our clients for any questions, they have on their mortgage, before, during or after closing.
It is our belief that our job does not end with your mortgage approval.We support you through changes in your life and lifestyle and we are there to guide you into the nest mortgage product that benefit you, not the lender.
We would love to hear from you.
The majority of our business comes from referrals, which is a great reinforcement that people appreciate the job that we do. Our job is not just to get you a great rate (although we do that too!) - it is to explain the home buying and mortgage process to you, clearly explain the terms and conditions of your mortgage to you (so unlike with the bank you're not suddenly hit with a shocking penalty you had no idea could happen) and keep you informed about where rates and the economy are going.
You can find Open Houses and New Listings in the Kingston area here:https://www.facebook.com/buysellshowkingstonrealestate/
You can find Waterfront Open Houses and Listings here:https://www.facebook.com/YGKWaterfrontproperty/
Part Four of The Downsizing Dilemma for “Boomers” from a “Boomers Perspective”
What is a Reverse Mortgage?
Reverse Mortgages as an Alternative
Lets get something on the table first. Whenever you see Reverse Mortgages discussed in a social media format, you will see a lot of negative comments.
It amazes me when I see the negative comments from people on a Reverse Mortgage who may have no working knowledge of the mortgage market as it exists today. I would also assume that some of the comments are from US-based commenters where Reverse Mortgages are totally different than they are in Canada. Finally, I would assume none of the negative commenters have done actual research into the product and are commenting on perception, not fact through experience.
There are many misconceptions about a Reverse Mortgage. This mortgage does not prey on seniors. It is a product known by many as CHIP due to the heavy advertising by Home Equity Bank. Other institutions have got into the game, but their products are more restrictive. As a broker, I am certified as a Reverse Mortgage Specialist. So, when I discuss this product, I consider it amongst other financing offers for seniors. It is also a product that has the most disclosure of any mortgage product. Borrowers are obligated to have independent legal advice before they can even enter into the agreement. There is nothing hidden.
Some say You will be forced to Sell if your husband dies Not so!If a spouse passes away the surviving spouse can remain in the home until he/she chooses to sell.
What happens if you receive a lump sum of money? You have prepayment options.
The problems are 1) that new government regulation can limit the ability of a borrower to qualify for other types of financing 2) pensions are not keeping up with expenses and taxes leaving little for debt servicing and many people do not have a large RSP portfolio to draw upon 3)Some people have seen their pensions reduced as companies fold 4) Some people have accessed too much easy credit that the Banks lend without scrutiny via credit cards and lines of credit and their credit rating has deteriorated, not to mention the ability to make payments 4) 93% of seniors want to stay in their home rather than move or relocate for a variety of reasons, so it is not so easy to sell and rent. Many homeowners find themselves sitting on significant equity without a way to access it.
Yes, the Reverse Mortgage is more costly than conventional financing. A line of credit is a better option, as is a variable rate mortgage, but that has to be managed and paid by the homeowner. Compared to Reverse Mortgage, a line of credit floating interest rate interest is approx. 1.79% cheaper. A variable rate mortgage is approx. 2.79% cheaper.
Now, to accomplish the same thing a reverse mortgage does and that is no payments, the borrower has to deduct his future projected payments on the amount borrowed and set that aside for the time frame that they intend to keep the house. Or, they pay the payments that some cannot afford on an already overtaxed income and the interest floats with prime so costs could go up. They may not even qualify under new government guidelines.
You will see Reverse Mortgages advertised for people as young as 55. The sweet spot for getting the most equity from your home runs from age 68-80 and the most equity normally averages 35-40% of the house value and some up to 50%. The older you are the higher amount of equity you can obtain.
Example-two people aged 70 with a 600K home could access somewhere between $200-$240K. Normal mortgage financing could be available up to 65-80% of the value of a home.
Many families today have parents who want to stay in their home, but they are now encountering home care costs and costs in renovating the home. Those costs may fall on their children if they lack income or liquid cash to pay for the renovation costs. They may want to move into a retirement-style home where the monthly costs can be 5-6K per month or more. The RM is an ideal solution for assisting aging parents who cant afford home care, maintenance costs and upkeep but want to remain in their home, without worrying about payments.
You can access an RM where you draw a monthly income to cover costs or a combined mortgage that gives you a lump sum and then a monthly income component.
Some people want to give their children or family an early tax-free inheritance without worrying about payments or cashing in other assets. The Reverse Mortgage works here.
Some people want a better lifestyle and the Reverse Mortgage can give them a non-taxable source of additional income. You can choose a Reverse Mortgage where you receive a monthly payment tax-free.
Some need to eliminate their mortgage and debts. The Reverse Mortgage is an ideal vehicle where no other option exists or where a no payment option is desired.
Some want to use their equity to buy other assets, such as a cottage, investment property, replace an aging vehicle, buy an RV, buy a boat, travel- the choice is yours.
Some have used a Reverse Mortgage to put a small mortgage on a new home that has cost them more than what they sold for or to preserve some of the equity from their sale for other uses.
Some say, sell the house and bank the money. That means you rent, and you sacrifice lifestyle in doing so, not to mention finding suitable accommodation. In our market, it is difficult with a 1% vacancy rate. Then you rent and rents are not cheap, so you use your equity to pay your rent, using up your equity. You have no asset that still has potential to appreciate in value and it wont be like living in your own home.
Some say, sell and buy a smaller home. Possible, but many of the senior downsized styles of homes offer a lot less in amenities and often at the same cost of more unless you are selling a mansion in Toronto and moving to a smaller center. But then, do you want to relocate away from family and friends to accomplish this? Many dont.
Some say the Banks all do Reverse Mortgages-maybe in the US but not in Canada and Reverse mortgages in the US are totally different than they are in Canada.
Some have done some calculations saying Dont Do it because you will lose your house and have nothing left. So here is a real example for you based on the current rate of 6.74% over a 12-year period for a 205K loan on a value of 600K in a house currently. With a 1% value appreciation rate (pretty conservative) in value on the home over 12 years the value of the loan would grow to 454K and the residual equity would still be $222K. You can compare this to someone renting and using their equity to fund their rent payments. Lets assume the same example above and rent of $1600/month. Your equity would last 12.81 years and maybe little longer if you had some interest on your money. In the end, your equity is gone, whereas in a Reverse Mortgage you still have residual equity.
The current regular 5-year fixed mortgage rate is approx. 3.74% so your premium on a Reverse Mortgage is 3.00% over a standard fixed mortgage. A variable rate mortgage is approximately 3.45% floating for a spread of 3.29%. A HELOC approx. 4.45-4.95% and floating, so a spread of 1.79%. You can also opt for a variable rate RM at 6.24%, which is a 2.29% -2.79% spread over a variable.
So, for the many naysayers who say This is a Rip Off This is a Con Job-Not so! It is one solution that can be the ideal solution for many people who may not be as fortunate as you, who are asset rich in their home, but cash flow poor and want a better retirement lifestyle.
Many may not have been as fortunate in their financial planning or have had circumstances that have impacted their health or retirement lifestyle.
So, is it worth the extra cost? For many, it is for the peace of mind and convenience that comes with the benefit of no payments and a way to access the equity in their home that they may not be able to access otherwise. For others, it is a lifestyle choice. It is not for everyone, but it has its place in financing options.
The processing cost of a Reverse Mortgage is from $1795-$2495 depending on the plan, which is deducted from the proceeds. You will have appraisal costs of approximately $300-$500, depending on the location of your property. You will also have a cost for independent legal advice from your lawyer. In a normal mortgage, your costs would be your lawyer and appraisal so that would average around $2000.
In 2018 the growth of RMs reached an 8-year high and RMs to people over 73 grew by 63% year over year, so obviously many people are realizing the value of a Reverse Mortgage in their retirement planning. This is especially so in the age bracket from 73-80.
The best part of a Reverse Mortgage is your qualification is not based on your credit, nor on your income. You only have to have sufficient equity within the allowable guidelines and ensure you have sufficient income to cover your normal living expenses, including utilities, taxes etc.
I will admit I have had personal experience with a Reverse Mortgage in the US and my mothers estate. It was totally different than what is offered in Canada. When I was younger and less experienced, I had some bias based on my perceptions of what a Reverse Mortgage was. I am older and much more experienced, and I see the value to some, not all.
Canadians are traditionally very conservative lenders and the Reverse Mortgage is just that. Fully documented, fully disclosed and no surprises. It is designed for success to accomplish the borrowers goals. It is not designed to make someone lose their home. They are so concerned that borrowers understand this mortgage that they will not let you proceed with it until you have received independent legal advice.
I hope I have given you some helpful insight from our journey into downsizing and from my financing experience with other Boomers.
As Boomers we are cautious and natural skeptics in an age of digital deception so if you are the least bit interested in talking to me about your situation, I am an open book.You can view my background and experience here:wwwbrianmatthey.com.
I am not a voice in a call center. I am a Boomer justlike you who has chosen to work beyond 65 because I love what I do.
I welcome your questions to firstname.lastname@example.org or if you would like to discuss your personal situation, please call me at 613-561-2719. Lets talk-Senior to Senior-Boomer to Boomer
National house price index rises again in August
The national HPI has grown at a below-inflation rate of 0.6% over the last 12 months. However, the weakness is not regionally broad-based. The national HPI has been depressed by 12 consecutive months without a rise in Vancouvers index, which dropped a cumulative 6.6%. Other Western metropolitan areas (Victoria, Calgary, Edmonton, and Winnipeg) also contributed to slow the national HPI. At the opposite, annual growth has been decent in most of the regions located in the central and eastern part of the country. That being said, home sales in August were up 55% from March in Vancouver, where market conditions went from favorable to buyers to balanced. Over that period, home sales rose 19% in Calgary and 12% in Edmonton. These improvements, if sustained, will sooner or later help limit home-price deflation in this region.
The TeranetNational Bank Composite National House Price IndexTM increased 0.4% in August, a fourth gain in a row after an eight-month string without a rise.
On a monthly basis, the index rose in 8 of the 11 markets covered: Victoria (+0.2%), Calgary (+0.6%), Hamilton (0.7%), Winnipeg (0.7%), Toronto (+0.8%), Montreal (1.1%), Ottawa-Gatineau (1.7%) and Halifax (1.8%). The index was down in Vancouver (-0.8%), Quebec City (-0.4%) and Edmonton (-0.1%).
From August 2018 to August 2019, the Composite index rose 0.6%. Over the period, the HPI declined in Vancouver (-6.6%), Edmonton (-3.1%), Calgary (-2.3%). It was marginally up in Quebec City (0.1%), Victoria (0.7%) and Winnipeg (1.1%). It grew more convincingly in Toronto (+3.8%), Hamilton (+4.4%), Halifax (5.5%), Montreal (+5.7%) and Ottawa-Gatineau (+6.4%).
Source: National Bank, Marc Pinsonneault
CREA Updates Resale Housing Market Forecast
The Canadian Real Estate Association (CREA) has updated its forecast for home sales activity via the Multiple Listing Service (MLS) Systems of Canadian real estate boards and associations for the rest of 2019 and looking ahead to 2020.
Economic fundamentals underpinning housing activity remain strong outside of the Prairies and Newfoundland and Labrador. Population and employment growth have both remained supportive and the unemployment rate remains low. At the same time, expectations have become widespread that the Bank of Canada is unlikely to raise interest rates over the rest of the year and into next.
More importantly for home buyers and housing markets, longer-term mortgage rates have been declining. Among those that have declined is the Bank of Canadas benchmark five-year rate used by banks to qualify mortgage applicants.
Additionally, the Federal Government has recently launched its First-Time Home Buyer Incentive, a shared equity program in which the federal government finances a portion of a home purchase in exchange for an equity share of the homes value.
Of these factors supporting Canadian housing activity, the decline in mortgage rates is arguably the most important development since the release in June of CREAs most recent forecast. The decline in the benchmark five-year mortgage rate has marginally relaxed the B-20 mortgage stress-test, which has dampened housing activity more than other policy changes made in recent years.
Home sales have improved by more than expected in recent months and there are early signs that home price declines in the Lower Mainland of British Columbia and across the Prairies may be abating. Meanwhile, home prices are re-accelerating across Ontarios Greater Golden Horseshoe region.
Strong economic fundamentals, previously unexpected declines in mortgage interest rates and stronger than previously expected housing market trends in British Columbia and Ontario have resulted in CREA upwardly revising forecast home sales in 2019 and 2020. Nonetheless, the overall level of national sales activity this year and next is anticipated to remain below levels recorded prior to the implementation of the B-20 stress test.
National home sales are now projected to recover to 482,000 units in 2019, representing a 5% increase from the five-year low recorded in 2018. While this is an upward revision of 19,000 transactions compared to CREAs previous forecast (85% of which is due to upgraded British Columbia and Ontario forecasts), it represents a return of activity to its 10-year annual average. It also remains well below the annual record set in 2016, when almost 540,000 homes traded hands. Notwithstanding the upward revision, the forecast for 2019 on a per capita basis remains the second weakest since 2001.