December 2012: Currency update

Investors' impatience with the lack of progress on a permanent solution to the Euroland debt crisis (if that's what it still is) has begun to take its toll. From its position at the beginning of October the euro has fallen by more than two US cents....

French mortgage currency update

Francois Hollande's election is representative of the French people’s will for change as they are tired of a centre-right led government which has always been rigid in its approach to security, immigration and work....

Mortgages in France - Why buy French property now?

Obtaining French mortgage finance for a property in France can sometimes be a daunting process as the French banks generally demand more documentation to support an application than their...

Effect of the UK budget on the French property and mortgage market

George Osborne’s budget today outlined some major changes to UK taxation but what effect if any will this have on the market for French property from UK buyers? The headline changes from the speech are...

Friday 28 May 2010

Interest rate and exchange rate outlook from Moneycorp

One of the first letters received by Britain's new chancellor came from Mervyn King, governor of the Bank of England and guardian of the nation's 2% inflation target. The governor must write an open letter of explanation and intent if inflation strays beyond a range of 1% - 3%. In April it was 3.7% so he put pen to paper. Two years ago or more the solution would have been simple; raise interest rates to dampen demand and bring inflation back into line. In the modern post-financial-crisis world with political uncertainty at home, fiscal anarchy across the Channel and low levels of economic growth in developed countries the decision looks less straightforward, especially as the Bank sees this inflation upturn as only a temporary blip.

Although inflationary pressures in Euroland are less severe - 1.5% in the year to April as opposed to Britain's 3.7% - the legacy of the hardline pre-euro Bundesbank is to make its ideological successor, the European Central Bank, especially intolerant of rising prices. In its 11-year history the ECB has been tough on inflation, tough on expectations of inflation. It was two months after the Bank of England's policy rate bottomed at 0.5% in March last year that the ECB reached its own low point at 1.0%. And while the Bank of England was spending £200 billion buying up UK government bonds last year in order to relax monetary policy with 'quantitative easing', the ECB shied away from anything that smacked of printing money.

During the early part of this year the sensation was that, with the recession behind them and economic growth on the rebound, both the BoE and the ECB were girding their loins in preparation for bringing interest rates back up to what they consider normal levels. Europe's response to the Greek debt crisis is changing that perception. After half a dozen false starts the EU put together in May a monster €750 billion rescue plan not just for Greece but for any other country that might find itself in the same position (think Portugal, Spain, Italy). The ECB has had to soak up Greek government bonds that nobody else wants. Governments in Ireland, Italy, Spain, Portugal and, of course, Greece have imposed austerity measures involving public spending and wage cuts as well as higher (or at least better-enforced) taxes.

There can be no doubt that the severity of the measures will have a depressing effect on the economies of the countries directly involved. But it will also affect countries with whom they do (or did do) business. That means not just their neighbours in Europe but the emerging markets and commodity-producers that supply them with zinc, rubber, motorbikes and flat screen TVs. The global recovery is suddenly no longer inevitable: the risk is of a return to global recession. What worries investors now is the possibility of Global Financial Crisis II: This time it's personal.

As long as that concern persists it is unlikely that central banks in Europe - or anywhere else - will rush to tighten the screw with higher interest rates, especially as banks in the private sector are already doing that. For example, it is a matter of supreme indifference to UK consumers whether base rates are 0.5% or 1.5% when they are paying an average of 15% to service their overdraft.

Because of this it is probably fair to expect official interest rates in Britain and Euroland to remain at their current low levels into next year. There are risks to the scenario, not least the danger that inflation could re-emerge in Euroland or refuse to subside in Britain. But with half the continent held down by austerity budgets and reduced incomes it is not easy to see what might possess manufacturers and retailers to bump up their prices.

With steady-as-you-go for interest rates and no horrible economic or political surprises there would be reason to think the sterling/euro exchange rate could remain within the €1.09 - €1.19 range that it has occupied for six months. But horrible surprises have become the rule rather than the exception lately and there is no reason to suppose the show's over. If another Club Med country joins Greece in the queue for handouts the euro will suffer. If Britain's untested coalition government fumbles the task of sorting out the deficit the pound will have to take it on the chin. To paraphrase the opening line of the 1960s kids' series 'Stingray'; 'Anything can happen in the next half year!

French mortgage interest rates, look set to stay put where they are for the time being. For more information on the current best deals please call Athena Mortgages on +44207 471 4513.

Friday 21 May 2010

Rates for French remortgages and French equity release mortgage rates

Remortgaging or releasing equity from your property in France can be an interesting as the process is quite unusual. There are a variety of reasons why refinancing an existing mortgage in France is not a common occurrence and subject to different rules and procedures from those in the UK. One reason is the existence of mortgage registration tax in France of approximately 1.5% when you bought your property. Every time the notary registers a charge against a property there are some transaction fees and taxes, which in the case of a French remortgage are called ‘frais de main levĂ©e’, literally cost to take the hand off, and then some fees to register the new mortgage amount for the new bank. Overall the fees for remortgaging your French property will be in the region of 2.5%, which depending on the current rate you are paying on your mortgage may be attractive.

Given the popularity of fixed rate mortgages in France, most people fixing for 20-25 years, it is easy to see why the market to remortgage properties in France is not that active, as most people are comfortable with the rate they have chosen. In addition, almost all fixed rate mortgages in France have an exit penalty of up to 3% or 6 months interest (half the interest rate on the mortgage) making the overall cost of the remortgage up to 5% for those on a fixed rate. Overall we can see that the cost of remortgaging may make the savings on the monthly payment not all that worthwhile for those on a fixed rate whilst those on variable rates can breathe more easily as there are generally no exit penalties or early repayment penalties on variable rate mortgages in France.

For those seeking to refinance a loan in France or to remortgage a ‘capital and interest’ loan, switching to interest only, the outlook currently is not favourable. Only those borrowers with the best profiles will be able to succeed in convincing a bank of the need to do this. The news coming out of most French banks is that such requests will be refused as lending policy seems to have changed against offering interest only loans for all types of mortgages in France not just French remortgages.

On the brighter side, those with large amounts of equity in their property in France or those who bought their property 7-10 years ago may find that with rates so low it may well be worth incurring the costs of remortgaging or releasing equity in France. The euro remains fairly strong against many currencies, though not the Aussie or US dollars, and so the benefits of transferring a large amount of equity home to places like the UK may well make sense at today’s exchange rate. For anyone with a rate over 6% it also makes sense to seek a French remortgage as you can certainly make the money you outlay in just a few years.

In terms of the documentation required to remortgage, you will have to provide proof of income, identity and your last three months bank statements together with the deeds of the property and the original mortgage offer. If you would like further information on French remortgages or equity release to see the current best rates for remortgages and equity release mortgages in France just pay us a visit or call us on +44207 471 4513.

Friday 14 May 2010

French mortgage rates 2010-2011: What next?

French mortgage rates have been relatively stable now for over a year. The only changes in the overall rates coming from changes in bank margins or if banks change their initial rate, also known as a teaser rate. So with all the turmoil in France over the huge deficit in Greece, what is the outlook for rates for mortgages in France?

French mortgage rates are based on the rate set by the European central bank which currently stands at 1%. As the EU only has one interest rate for all 16 member states, it cannot adjust the rate to help those countries that are worse off. So when considering which way the rates for mortgages in France will go, we have to look at what is happening across the EU.

The main factor affecting the ECB rate from which we get the current French mortgage rates, is the situation in Greece and the wider social problems of unemployment and rising household debt. Although the markets responded well initially to the One Trillion Euro bailout plan agreed by EU finance ministers, it was French president Nicholas Sarkozy apparently threatened to take France our of the Euro if the deal was not agreed, there is still some doubt over Greece’s ability to push through the austerity measures necessary to reduce their growing deficit and to reduce the interest rate payable on their Government bonds. The fact that some of the guarantee is coming from Portugal, Italy and Spain, who may also have problems reducing their own deficits, means there is some cause for concern, as their economies are not out of the woods yet. All this brings the Euro to an 18 month low against the Dollar today as concern spreads about the prospects for economic recovery. With the inflation rate predicted to stay low throughout 2010 and 2011, kept in check by a rising French unemployment rates, a pattern replicated the rest of Europe, the prospects for any large increases in the ECB main refinancing rate, and thus the interest rates for French mortgages, seem small for the next 18 months at least.

For a view of the current best buys and French mortgage rates please vist our website.

Tuesday 4 May 2010

French Mortgage calculator

Using a French mortgage calculator can give you a good understanding upfront of the likely cost of your mortgage in France. One question I have whenever am looking at calculators for mortgages in other countries is what is the likely rate going to be and what percentage of the property price am I going to be able to borrow. This is why on our French mortgage calculator page offers a handy idea of what the French mortgage best buys are for a range of purchase options from a classic second home mortgage to French leasebacks and Equity release options. With this information it is easier to get a top level understanding of what the likely loan payments will be on the mortgage and can help to inform you in your search for the right property and the right finance.

However, French mortgage calculators, like all mortgage calculators are offering figures in a vacuum and it is always necessary to find out if you will be able to qualify for the loan amount you would like to borrow. In order to calculate what size French mortgage you would be able to borrow, French banks apply an affordability calculation. This is based on your gross salary, you out goings for existing loan payments and any existing rental income. Take a calculator, calculate your gross annual salary on a monthly basis and then multiply this figure by .33. This will give you the amount the French banks consider you have available to spend on borrowings and loan payments on a monthly basis. From this figure you should deduct all you current monthly outgoings for loan payments and then ad 80% of any existing or future rental income you may get (N.B. French banks do not take seasonal income from holiday lets into consideration in their calculations. If you are planning to buy a property and to rent it out on an ad hoc basis, please get in touch with one of our consultants who may be able to get some of this income taken into account).

You should now have a figure which will be a good approximation of how much the French bank calculates you have to spend on a monthly payment for a French mortgage. The best way to confirm you situation is of course to speak with a professional broker who understands all the different ways French banks calculate the affordability ratio and how to get the best loan for you. Athena Mortgages are a specialist French mortgage broker and so we can offer you a fast decision in principle, telling you not only how much you can borrow in France but also send you a bespoke simulation comparing up to three mortgages side by side at a time, detailing purchase timelines, the dates when each sum will be required and also the documents required to apply for each loan. An overview of the current best French mortgages rates and our French mortgage calculator is available on our site and our consultants are available on +44 207 471 4515.