Issue: No. 33 (May, 2014)

房貸資訊分享【Home Mortgage Information Update】

雖然最近本地的房市市道似乎慢了下來，但本公司仍不斷接獲房貸申請的查詢；更多的是要求將現有的房貸做轉按。由於現時各銀行不停地調高房貸利率，故此我建議若大家考慮要將現有的房貸再續期的話，請趕快行動跟本公司張小姐聯系。

若大家對房貸有任何查詢，也可用電郵aamortgage@xtra.co.nz 或致電021-322113 直接跟張小姐聯系。

Recently the local housing market has seemed to slow down, but we have still received lots of home loan enquiries and a large number of re-finance of existing loans.  As most of the local banks keep raising their home loan interest rates, therefore, if you are considering re-fixing your current home loans, please take action to give Anita Cheung a call now. 

For all your enquiries about home loan, please feel free to talk to Anita by phone at 021-322113 or by email to aamortgage@xtra.co.nz

銀行房貸利率參考表 (Bank Home Loan Interest Rates)

主要銀行 Major Banks	固定年利率 (Fixed Rates Per Annum)
	六個月 6 Months	一年 12 Months	十八個月  18 Months	二年 24 Months	三年 36 Months	四年 48 Months	五年 60 Months
ANZ Bank	5.49%	5.85%	5.99%	5.95 %*	6.85%	7.19%	7.40%
ASB Bank	5.65%	5.95%	5.99%	6.19%	6.25%*	7.19%	7.40 %
Westpac Bank	5.50%	5.85%	5.99%	5.95%*	6.25%*	6.59%*	7.40%
Co-op Bank	5.80%	5.85%	5.85%	5.99%	6.35%	6.85%	6.99%

* Special condition applies (受特別條件限制)

主要銀行 Major Banks	Revolving Credit Facility
ANZ Bank	FlexiPlus: 6.35% p.a.
ASB Bank	ORBIT Home Loan: 6.25% p.a.
Westpac Bank	Everyday Choice: 6.25% p.a.
Co-op Bank	Revolving: 6.20% p.a.

請注意，以上各利率祗作參考之用。本公司必定為客户爭取最優惠利率。最近案例如: 固定一年5.35%, 十八個月 5.65% 及二年5.79% (受特別條件限制) 。

希望各位朋友把握現時的良機，享受本公司為大家爭取到的各種優惠。本公司定竭盡所能，為大家解决房貸的疑難，若貴親友需要房貸服務，也請告知，本人定會親自跟他們聯系。多謝大家的支持。

Your attention please!  The above interest tables show carded rates for your banking reference only.  Our company will do our best to get the most favorable mortgage interest for you.  The recent example is: 5.35% for 1-year, 5.65% for 18-month and 5.79% for 2-year (special conditions apply).

We hope that you would take this unique opportunity to enjoy all of those benefits that we strive to offer to you.    We promise you our best service.  Please refer to us those people you know who are in need of home mortgage; they will surely receive our highest quality service as same as what you have been enjoying.  Thank you for your continuous support. 

首付限制今年或會取消(LVR restrictions could come off this year)

本國儲備銀行副行長認為首付限制措施已立竿見影，故此這措施最快在本年下旬將可撤除下來。他稱雖然現時本國房產市場所承受的壓力正逐漸消減，但風險仍然存在。”除了坎特培拉地區外，本國的房銷量顯著地下滑，房價亦已如實反映出來。若沒有在2013年10月引入首付限制措施，房價通脹率應會較現時的高出2.5%。”

房源供應也開始轉好，住房建造業的復甦確也幫上一把。在奧市，住房建地逐步推出應市，建房審批亦相應加快。在坎市，受災損毀的民房亦正全力重建。但在未來三年，奧市和坎市的房源仍見短缺，大量增加住房供應是必要的。副行長稱 “房市問題錯綜複雜，包含風險因素一大堆。現時最大的風險或許是淨流入移民的發展趨勢，因本國公民更願留在本土。我們估計當澳洲的經濟環境有所改善時，流入本國的移民數將逐步放緩。我們已開始上調官方貼現利率，預先將有可能的通脹壓抑下來。浮動利率在二年內可能會達至7% 至8%，貼近其在過去二十年來的平均水位。利率上調的幅度及時機，完全取決於眾多的不穩定變數，特別是外匯率及房市壓力。”

我們相信首付限制措施已見成效。現時本國的金融機制對於房市的沖擊也能應付下來；在利率上調的牽引下，銀行業界面對的信貸損失也較少。我們曾表明首付限制措施是暫時性的，當房市能反映利率上調的影響及當移民流不會再給房市增添壓力時，這將給我們信心去撤消首付限制措施。在這刻，我們認為最早在今年下旬將會撤消限制措施。

Reserve Bank deputy governor, Grant Spencer says the LVR restrictions are working and the earliest they will come off are later this year.  Pressures in the New Zealand housing market are erasing gradually but risks remain, Spencer said in a speech today.  “The volume of house sales has dropped considerably across the country, other than in Canterbury, and the slowdown in volume has also been reflected in prices.  Without the Loan to Value Restrictions (LVRs), introduced in October 2013, annual house price inflation might be running some 2.5% higher,” Spencer said.

Housing supply conditions have also started to improve, with a recovery evident in residential construction.  In Auckland, progress is being made in freeing up the supply of buildable land and improving the consenting process.  In Canterbury, the replacement of severely damaged homes is well in train after a slow start.  However, the housing shortage remains large and significant increases in building are required in Auckland and Canterbury over the next three years.  “There are many parts to the housing market equation – and many risks.  Probably the major risk at present is the outlook for net immigration, in part due to reduced departures of New Zealand citizens.  We are forecasting net immigration to reduce gradually as economic conditions improve in Australia,” Spencer said.  “We’ve started raising the Official Cash Rate, with the aim of forestalling general inflation pressures in the broader economy.  Floating mortgage rates could be 7 to 8% in two years’ time, closer to their average of the past 20 years.”  “The extent and timing of interest rate increases will depend on a number of uncertain variables, in particular the exchange rate and housing market pressures,” Spencer said.

We believe that LVRs are achieving their purposes.  The financial system is less vulnerable to an adverse housing shock and banks are now less exposed to potential credit losses as the interest rate cycle turns upwards.  We’ve stated that the LVRs are temporary, but before removing them we want to be confident that the housing market is responding to interest rate increases; and that immigration pressures are not causing a resurgence of house price pressures.  It will take some time to gain this assurance.  At this stage we consider the earliest date for beginning to remove LVRs is likely to be late in the year.

父母出手襄助 (Parents propping up lending)

雖然首付限制措施現正在本國推行，但銀行業界仍然增長強勁；業界人仕稱這要歸因本國的父母親。

現時低首付房貸申請宗數持續下跌，約佔本國銀行新房貸總量的5%；對比限制措施推行前，這約佔超過20%。本國房貸協會執行長稱，本地房市活動廣義上並沒有如預期般慢下來，或許人們找到應對限制措施的法子。他續稱現在有更多的父母親將自己的住房抵押給銀行來讓自己的孩子取得房貸。但他說很多父母親都不太明白其舉動所帶來的風險，直至他們要面對律師去準備相關文件時才完全了解過來，曾經有父母親在交割日要求退出來。

父母親幫助孩子去借貸購房的趨勢不斷升溫，正好解釋了為何銀行大幅減少給低首付人仕貸款，但房市仍然火紅起來。” 我不相信人們能突然間賺到大筆資金，袛是他們能找到法子去籌得二成首付。”

New Zealand’s banking sector is growing at a strong rate, despite the restrictions on low-deposit lending, and one lender says it could be all down to the county’s parents.

That’s despite a big decrease in the number of low-deposit loans being issued – they are running at about 5% of banks’ new lending, compared to more than 20% before the loan-to-value kicked in.  New Zealand Home Loans chief executive Mark Collins said home loan activity had not slowed as much as expected on a macro level, probably because people were finding ways around the loan-to-value restrictions.  He said more parents were putting their properties up as security against their children’s loans.  But he said that was causing problems because many did not understand the implications of what they were doing.  They were encouraged to get as much advice as possible, he said, but some still did not seem to fully understand the implications until they sat down with their lawyers to drw up the documents.  We’ve had parents back out on settlement day.”

Collins said an increase in parents backing their children’s purchases would explain why the market had continued to tick over at its current level despite a heavy reduction in lending to borrowers with small deposits.  “I don’t imagine people have all of a sudden found a whole lot of money.  People are finding way to get over 80%.”

Reference:
LVR restrictions could come off this year @mortgagerates.co.nz on 09/05/2014
Parents ‘propping up lending’ @mortgagerates.co.nz on 08/05/2014

Note: All Chinese translations exhibited in this newsletter are subject to the English versions (此通訊中所有中文譯本，均以英文為準。)

Disclaimer: The information given in this newsletter is of a general nature and does not constitute specific professional advice in regard to your investment planning.