More government assistance would encourage first-time buyers

News of £10 million in extra funding for Leicestershire’s first-time buyers comes as new figures reveal that people living in the East Midlands predict they will be 39 before they can purchase their first home.

The research shows how the average age of a first-time buyer has steadily risen over the past 50 years, from 24 in the 1960s to 30 between 2005 and 2009.

Would-be buyers across the country now predict they will, on average, be 35 before they can raise a deposit to secure funds, with East Midlands buyers putting their age at 39.

According to the figures from Post Office Mortgages, 19 per cent of prospective buyers say the re-introduction of no stamp duty would help them get a foot on the property ladder while nearly a third say more government assistance would encourage them to buy.

Buyers living in some parts of the country have found help from their local authority, and Leicestershire County Council has just announced it has earmarked £10m to help around 400 people purchase their first home.

The Lloyds TSB Local Lend a Hand scheme will see the council lend the cash to the bank, which will in turn provide affordable mortgages to buyers who will need just a five per cent deposit.

As well as helping young buyers, there are also benefits for the wider local economy, said the council’s acting leader Nick Rushton.

He said: “This helps people into homes, boosts the economy and enables the council to get its money back, with interest, from the bank.”

It also gives a very different outlook to young would-be buyers like 24-year-old Christina East, of Melton, who said: "I heard about this scheme on the news and got advice. I'm so impressed that I can borrow five times my salary and only have to find a £4,000 deposit.

"Now I can start looking for property, instead of just dreaming. It's a really good opportunity for young people. I should be able to get a nice terrace in Melton."

Anyone wanting more information on the Lend a Hand scheme can visit any Lloyd TSB branch in Leicestershire.

It’s not only first-time buyers who can struggle to make themselves eligible for mortgages. Homeowners coming to the end of their deals can also find it tough to qualify for the latest and cheapest deals when it comes to remortgaging.

Moneysupermarket has taken a look at some of the best deals currently available and how homeowners can give themselves the best possible chance of securing one.

Fixing in your rate

Interest rates have been held down again at 0.5 per cent, marking three and a half years of no change. But even the UK's leading economists don't know how long low interest rates will last - and with Santander announcing a 0.5 per cent hike to its Standard Variable Rate (SVR) to 4.74 per cent from October 3, now is not the time to rest on your laurels. So what's out there for homeowners looking to fix in their mortgage rate?

So long as you have 35 per cent equity in your home, First Direct has just launched a three-year fixed rate priced at just 2.74 per cent with a £1,499 fee. Not only is this the market-leading deal of its kind today, it's also the cheapest in the UK since 2007. If you prefer to fix in for a shorter two years, the same lender offers a rate of 2.64 per cent for a £1,999 fee at the same loan to value.

Post credit crunch, mortgage lenders can be extremely conservative when it comes to valuing your property - which they need to do to ascertain how much they will lend. So, even if the estate agent values your home at a figure that would give you a generous 30 per cent equity for example, for remortgaging purposes a bank or building society may calculate that you only have 10 per cent equity.

But there are still some cracking new deals out for higher loan to values. HSBC for example, has just launched the cheapest seven-year fixed rate mortgage in history, priced at 4.89 per cent in exchange for a relatively small booking fee of £599 and a 10 per cent down payment.

This is a deal that will probably best suit more settled homeowners as, if you want to redeem the mortgage before the seven years is up, you will need to cough up 1 per cent of the amount repaid for each year of the fixed rate period that still applies. In any case, applications must be received by October 14, so you'll need to get your skates on.

Taking a chance with a variable rate

The differentials between fixed and variable rates are now almost non-existent but there will be other reasons that a variable mortgage may suit you more than a fix. Providing you have 40 per cent equity in your home, HSBC is offering a lifetime tracker deal priced at 2.14 per cent over base rate for the term of the loan, for a £999 fee.

While the cost of your mortgage is directly linked to base rate (which is only likely to go up in the short to medium term) the mortgage comes with no early repayment charges - which means you can pack up and leave for a better deal at any time. However, bear in mind that lenders price their mortgages in advance of rate rises so the deals available at that point are highly unlikely to be as competitive as what's on offer today.

Qualifying for the best deals

This is all well and good but the best mortgage deals - whether on the current market or even in history - will be totally irrelevant if you can't qualify for them. And this is no easy feat.

Even five years on from the start of the credit crunch, banks and building societies continue to cherry-pick their customers with extreme care. They are under no obligation to lend to you or even tell you the reasons why you have been turned down. But at least getting ahead of the game before making your application will stand you in the best stead possible. So what can you do?

Take extreme care over your application

Lenders are perfectly at ease with throwing out your application at the first hurdle, so don't give them more reason than they need. Make sure you are entirely accurate on your mortgage application form and don't leave any boxes blank. This means filling in all phone numbers, including a work and home landline number, as not only can you be more easily contactable, you will appear as a more solid candidate for borrowing.

If you are not registered on the electoral role at your current address, get this done in advance of making your application by contacting your local authority.

Get on top of your credit score

Your credit score is absolutely paramount when applying for a mortgage - and the better the deal, the cleaner it will need to be. Ordering a copy of your credit report will enable you to see exactly what the lender does when making its assessment.

It's your legal right to get a copy of your basic statutory report so the fee is just administrational at £2 - but if you are looking for something more detailed that you can regularly access, sign up to an online service with one of the credit reference agencies such as Experian or Equifax. You can compare providers, packages and prices at MoneySupermarket's credit report channel.

If you spot a mistake on your credit file get it corrected as soon as possible with a Notice of Correction. This is free of charge and lenders are legally obliged to consider your comments.

Hold off your application if you are new to your job

Lenders will generally want to see that you have been in your job for at least three months but others might require six months of pay slips. If you are relatively new in your role or have recently switched from self-employment, holding off a few months before making your remortgage application could pay dividends.

Don't overestimate what you can borrow

Going in guns-blazing with hefty borrowing requirements could backfire as the lender might then even be put off a second application for a revised smaller amount. As already mentioned, bear in mind that lenders' valuation may differ widely from an estate agent's who is touting for your business - so err on the side of caution.

Seek out free advice

Certainly if your circumstances have changed since your last mortgage application, it's worthwhile getting some independent advice on your remortgage. You don't have to pay for this - just call MoneySupermarket's mortgage broker partner, London & Country on 0844 209 8725.

Please note: Any rates or deals mentioned in this article were available at the time of writing.