Issue: No. 38 (October, 2014)

房貸資訊分享【Home Mortgage Information Update】

我非常高興宣佈，本公司已經跟Partnerslife 達成合作伙伴關係。Partnerslife 是新西蘭資金的本地保險公司，在2010年8月份在新西蘭成立。這是一間有創新性思維的新型公司，它專注於向新西蘭家庭提供人壽保險、收入保障險、醫療保險、傷殘險、重大疾病險及生意保障險。

Partnerslife 較其地保險公司優勝的地方是當客戶申請理賠時，Partnerslife 更能靈活地跟客戶合作，以保障客戶利益為依歸；當遇上保單上載有的條文有灰色地帶而影響客戶受賠時，Partnerslife 一律予賠。而且，Partnerslife 在接受客戶投保後，所有登載在保單上的條文字義都會獲Partnerslife的保證，不會改動，這也是它們跟其它保險公司最大的分別。根據它們的公司資料，Partnerslife 財政健全，屬於A.M. Best 的"Secure" B++ (Good) 級別及Beaton Survey of Independent Advisers 2014 的5 stars 美譽。

若大家對房貸或保險有任何查詢，可用電郵aamortgage@xtra.co.nz 或致電021-322113 直接跟張小姐聯絡。

I am very much delighted to announce that AA Mortgage Services Limited has reached a cooperation agreement with Partnerslife.  Partnerslife is a Kiwi owned insurance company and was established in August 2010.  Partnerslife is fresh and innovative, offering for the protection of New Zealand families and businesses; it specializes in life insurance, income protection, medical insurance, disability insurance, trauma cover and business risk protection.  

Partnerslife has a unique claims philosophy that makes it more distinctive than the others; it promises "if it is grey we pay'!! Partnerslife understands how difficult and stressful it can be when it comes time to submit a claim so that Partnerslife is more flexible to pay claims and always puts clients' benefits on the top of the list.  In addition, Partnerslife guarantees policy wordings and this is the most beneficial approach to clients.  According to its company profile, Partneslife is financially sound; its financial strength rating was affirmed "Secure" B++ (Good) by A.M. Best and was awarded 5 stars in Beaton Survey of Independent Advisers 2014. 

For all your enquiries about home loan or insurance, please feel free to talk to me (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	5.95%	5.69%*	6.25%	5.75%*	6.09%*	6.79%	6.99%
ASB Bank	5.80%	5.70%*	6.30%	5.75%*	6.19%*	6.80%	6.99%
Westpac Bank	5.80%	6.09%	6.30%	5.75%*	6.19%*	6.79%	6.49%*
Co-op Bank	5.90%	5.70%	5.89%	5.89%	6.19%	6.50%	6.75%

* Special condition applies (受特別條件限制)

主要銀行 Major Banks	Revolving Credit Facility
ANZ Bank	FlexiPlus: 6.85% p.a.
ASB Bank	ORBIT Home Loan: 6.75% p.a.
Westpac Bank	Everyday Choice: 6.75% p.a.
Co-op Bank	Revolving: 6.70% 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 5.39% 及 二年5.69% (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: 5.39% for 1-year and 5.69% 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. 

房產投資買家不被首付限制措施擊倒(Investors swerve LVR impact: Report)

一份澳新銀行最近的房產調查報告指出，本地的房產投資買家很明顯地沒有受到首付限制措施的沖擊。受訪者中袛有16%的人仕認為政府年前推出的首付限制措施影響了他們的房產投資策略。澳新銀行的經濟師稱有實據顯示其它的買家才承受了該措施的苦果。

有三分之一的房產投資買家表示若政府放寬這個首付限制措施的話，他們就大有可能入市買房。但另有13%的投資買家狠狠地表示若這個措施一旦解除的話，他們或會在六個月內立即買房。但該調查報告說現正值移民湧入本國，儲備銀行似乎不急於立時解除這個首付限制措施。

澳新銀行經濟師稱，整體而言，自從年前引入首付限制措施以來，現時的房市行情看漲。有62%的投資買家希望多購點房子，對比2011年的60%低點來說，數字上已見上升，但仍較2009年高峰期的76%遜色不少。現時主要是擁有二至三個物業的小戶投資買家蜂湧入市，並將那些擁有七個或以上物業的大戶投資買家比了下去。

It is clear that investors have not been the ones to bear the brunt of restrictions that limit low-deposit lending, ANZ's latest Property Focus report says.   Only 16% of landlords surveyed thought the restrictions introduced a year ago to limit high LVR lending had any impact on their investment strategies.  The ANZ economists said that corroborated anecdotal evidence that other purchasers had borne the brunt of the policies.

A third of property investors said a relaxation of the restrictions would make them more likely to buy a property eventually, though only 13% were chomping at the bit, saying they would probably buy within six months of the policy's removal.  The report said it seemed unlikely that the Reserve Bank would be in any hurry to remove the high LVR lending restrictions while migration was so strong.

Overall, signs pointed to consolidation of the market, the ANZ economists said, which was at its most buoyant since LVR limits took effect a year ago.  Sixty-two percent of investors expect to purchase another property, up from a low of 60% in 2011 but below the peak 76% measured in 2009.  The growth comes from the small investors with one to three properties, rather than large investors with seven or more properties.

房產投資買家稱政府法例對他們是一種威脅 (Regulation a threat, investors say)

一份澳新銀行最近的房產調查報告指出，三分之一的受訪者認為儲備銀行倡議本地銀行將擁有超過五個物業的房產投資買家納入商業客戶類別的做法將會影響他們的投資策略，將令他們不沾手買賣房產。而且他們也關注政府提出的出租物業的適住合格證計劃。大部份投資者稱若政府推行該等措施的話，他們就會賣掉擁有的投資物業。

投資買家仍然預期物業價值會在來年上升4.8%而租金會上升2.8%。受訪者中投身為全職投資買家的人數大幅增長；擁有超過七個或以上物業的投資者約佔受訪者的1/4之譜，較四年前翻了一倍。

澳新銀行房貸部主管稱投資買家都視物業為長線投資的，他們儘量持有物業並同時減低貸務。房價上揚雖然幫了投資者一把，得以將他們的貸務比重減輕，但這些投資者在處理他們的投資組合方面也表現出負責任的態度。

但該主管說有部份投資買家仍然不了解最近在房屋保險方面所推出的重大改革，有五分一的投資買家未完全掌握以投保額賠償的真諦。故此大部份的投資買家都以保險公司設定的保額為準，殊不知這意味著當有災難發生時，他們會冒著因投保額不當而有損失慘重之虞。

ANZ's latest Property Investment Survey shows that one in three respondents said Reserve Bank proposals that would require banks to treat investors with more than five properties as commercial customers would affect their strategy, mostly by prompting them to not buy new properties or to sell.  Many were also concerned at the proposal for a warrant of fitness scheme for rental properties.  Many said they would sell up if proposed regulations were introduced.

Investors said they still expected property values to increase by 4.8% and rents by 2.8% over the next year.  The proportion of respondents who were full-time investors had grown significantly.  Just over a quarter of respondents owned seven or more investment properties, a figure that has doubled over the past four years. 

ANZ head of mortgages Sarah Berry said investors saw property as an investment for the long term.  "The trend of holding on to properties and reducing debt gearing has continued," she said.  "Twice as many investors have decreased their leverage ratios over the last year than increased them.  While rising property values have contributed to this, it appears most investors are being responsible about gearing their portfolios."

But she said a number did not fully understand a recent significant change in the way insurance policies work.  "One area of concern is that one in five investors have not fully got to grips with insurers’, move to sum insured.  As a result, most of these investors are accepting their insurers' default value, meaning they could face a big loss due to underinsurance in the event of a disaster."

Reference:
Investors swerve LVR impact: Report @ www.landlords.co.nz on 22/10/2014
Regulation a threat, investors say @ www.landlords.co.nz on 17/10/2014

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.