Archive for the ‘Finance’ Category

Interest Rates – Australia

As you all should know by now… RBA has increase the cash rate from 3% to 3.25%

Sometime this week you should expect banks to pass all and potentially more of this 0.25% interest rate rise…

Most bank’s fixed loans should be going into negative margins as the market interest rate swap (i.e. the instrument that we use to provide fix rate to consumers) is moving up too (i.e. costing more)  This just means you can expect fix rates to be moving upwards too!

Obviously, on top of fixed interest rates going up the variable rate will definitely be heading upwards. Historically, the RBA don’t usually do single rate rise or rate drops. So since the RBA has announced the rate rise the market has kindly priced in about 50-75 basis points more in the next 3 months.

One thing to note is that you will be expecting competitive deposit rates in the market in the near future as banks compete to attract depositors funds. Reason for this is because as the financial market stabilise, people start moving their bank deposits into other asset classes such as shares and property which means banks will have to fund more of their balance sheet from the very expensive money markets.

Hint: Make sure you have enough access cash over the near term to cover for the increase in interest repayments!!

Australian Bank Starting to Axe No Deposit Loans

It’s going to be interesting as more and more banks tighten their lending policy and make it harder for people to borrow. In the article below, CBA is axing their no deposit loans. I think its important to interate that the Property market is “moved” by the ability to finance the asset (ie the property).

Reducing/tightening credit policies and rules will obviously make it harder for individuals, investors and of course businesses and large corporations to finance things. Which means people will fail the credit assessments and not be able to purchase (ie. reducting in the demand of property due to the inability to finance the asset)

So keep an eye out for other signs of tightening credit which will effect the economy and all other markets!

 

CBA axes no-deposit loans
Prospective homebuyers will find it hard to get no-deposit loans in the wake of the global credit crisis.

The Commonwealth Bank of Australia has banned no-deposit loans and the ANZ has tightened eligibility requirements.

JPMorgan banking analyst Brian Johnson says stricter lending standards are here to stay.

”The era of getting very easy credit to buy a house is over,” he told ABC Radio, adding the move could have negative implications for house prices.

Aussie Home Loans boss John Symond says the change signals a return to sensible lending practices.

”Banks have got to have prudent lending,” he told ABC Radio.

”People buying home in Australia with little or no deposit is flawed process.”

Source – AAP

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Depreciation Schedule – The Benefits Explained

Last week I wrote about Depreciation Schedule – Where Can I Get One?, I realised that some people may not know what a depreciation schedule is and why you actually want to get one. So I better explain myself…

The dictionary definition for depreciation is: “A decrease or loss in value, as because of age, wear, or market conditions.”

The good news for property investors is that the Australian Tax Office (ATO) allows us to claim this “decrease or loss in value” an expense. The best thing is that we actually didn’t pay for it, i.e. we didn’t have to pay anybody for the “decrease or loss in value”, but we are allowed to claim it! People in the accounting industry call this paper loss since no money actually comes out of the investor’s pocket.

Let me help you understand with an example. I will be using a slightly modified version of my personal transaction:

  • Property Purchase Price: 370,500
  • Loan Amount: $359,385
  • Annual Interest (8.2%): $29,469.57
  • Annual Rental: $15,600
  • Water Rates: $800
  • Council Rates: $800
  • Strata Rate: $1,000
  • Depreciation (First Year): $3,000 (This is the number from your depreciation schedule – and will vary from property to property and is dependent on the age of the property and capital improvements that has been done on the property)
  • Tax Rate: 30% (My Assumption)

If I don’t have a Depreciation Schedule:

  • Net Income: $15,600 – $29,469 – $800 – $800 – $1,000 = -$16,469
  • Tax Deduction (30%): $4,940.7
  • Actual Cash Outflow: $4,940.7 – $16,469 = -$11,528.3

If I have a Depreciation Schedule

  • Net Income: $15,600 – $29,469 – $800 – $800 – $1,000 – $3,000 = -19,469
  • (used for tax calculation)
  • Net Income: $15,600 – $29,469 – $800 – $800 – $1,000 = -16,469 (actual
  • cash out flow – however depreciation does not cost you real cash and is not included)
  • Tax Deduction (30%): $5,840.7
  • Actual Cash Outflow: $5,840.7 – 16,469 = -$10,628.3

As you can see there is $900 worth of savings (real money). That’s potentially a short holiday, a new computer, an iPhone, 15 months subscription to Your Success Club, saving to offset your interest paid, the list goes on!

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Income Tax Withholding Variation – Get Your Taxes Back Before the Financial Year!

This is my first approved article on ezine. It’s a regurgitated version of a previous post I did which I cleaned up a bit before submitting it… so here it is again! Enjoy!

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Income Tax Withholding Variation – Get Your Taxes Back Before the Financial Year!

For the people who are new to this I will briefly explain what Income Tax Withholding Variation is:

PAYG income tax withholding variation (ITWV) is used for people on the PAYG (Pay As You Go) system, i.e. pretty much everybody who is on a salary. This just means that your employer is withholding some part of your salary base on your tax payable and sending it to the tax man, Mr ATO (Australian Taxation Office).

You might be thinking, what’s the point of all this and how is this going to benefit you? Well If you have tax deductible expenses such as interest on an investment property, margin loan, land rates, water charges, property management expenses etc. then this will be useful for you. What usually happen is that you get a tax refund at the end of the financial year because your employer has withheld too much tax for the tax man (simply because your employer doesn’t know that you have investment properties or other tax deductible expenses).

By completing a PAYG income tax withholding variation (ITWV) application, you are applying for all those investment deductions to be refunded during the year via reduction in the tax withholding that’s been applied by your employer to your pay slips. This way it seems like you are getting more cash from your pay slips due to the reduction in the tax withheld. This money can be used for anything, hopefully you will use it to pay for those expenses when it happens or simply set it aside to offset interest or even earn interest in some high interest account, instead of sitting in the tax man, Mr ATO’s bank account earning interest for them.

Once you complete this form, the ATO will tell your employer to make the necessary changes to your pay slips. So get on-line today and complete one, especially if you have deductible expenses!

There are two ways of submitting the application:

  1. complete the e-form and submit it on-line (highly recommended because you get it done straight away)
  2. printing the form out and completing it yourself and ’snail’ mail it to the ATO, if you don’t know how to fill out the form ask you accountant about it. The form is actually very easy to fill out!

Example:

Here’s a quick example of how PAYG income tax withholding variation (ITWV) will help you:
For simplicity i am going to assume the following:

  • Tax rate is 30%( flat rate across all income)
  • You get paid monthly
  • You earn $50,000 a year
  • You have net $12,000 worth of investment expense ($1,000 per month)

BASE CASE

  • Your taxable income is $50,000, so your tax payable is $15,000 (30% x $50,000)
  • Your employer will withhold 30% ($15,000 per year) of your salary and send it to the tax man
  • This means your monthly pay slip is $2,916.67 ($35,000 / 12)
  • You will need to spend $1,000 for your investment expense monthly
  • This leaves you with $1,916.67 for your living expenses and savings per month
  • You get a huge tax refund at the end of the financial year $3,600 (30% x$12,000)

AFTER PAYG income tax withholding variation (ITWV)

  • Your taxable income is $38,000 ($50,000 – $12,000), so your tax payable is $11,400 (30% x $$38,000)
  • Your employer will withhold 30% ($11,400 per year) of your salary and send it to the tax man
  • This means your monthly pay slip is $3,216.67 ($38,600 / 12)
  • You will need to spend $1,000 for your investment expense monthly
  • This leaves you with $2,216.67 for your living expenses and savings per month
  • You get NO tax refund at the end of the year, but you received $300 more a month which could be better used in your hands than the tax man, Mr ATO’s hand

So the question is will you be doing your PAYG income tax withholding variation (ITWV) this year? or at least find out from your accountant what this is all about!

Download your Free Printed Interview of Ed Chan – “Tax Matter” from http://www.YourSuccessClub.com

Yong-Long Lai - EzineArticles Expert Author

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Subprime Mortgages

Interesting youtube clip! Actually has some truth to it!!
minus the racist comments…

Been Refused Credit? Check Your Credit For Free

This is a very interest service, I just found out about it today and its quite cool that its free! If you ever want to find out why you can’t get that credit card or that home loan (in Australia) then you should goto My Credit File – Veda Advantage

Free service
If you have a little more time to spare then choose our free service and a copy of your credit file will be dispatched to you within ten working days free of charge.

Please note that you may only request a copy of your own credit history. For security purposes, prior to receiving a credit file you will be asked to verify your identity. You can obtain more detailed information regarding the access and use of personal information on our privacy page.

Requests can be made by:

Mail:

Veda Advantage Public Access
PO Box 964
North Sydney NSW 2059

Fax:

(02) 9951 7880

To obtain your file you will need to provide us with following:

  • Your full name
  • Your date of birth
  • Your driver’s licence number
  • Your current residential address
  • Your previous addresses
  • Your current employer or a previous employer
  • Name of the organisation to which you last applied for credit
  • A daytime telephone number
  • Your signature
  • How you would like your file sent to you, via: Post, Fax or Email

Note, please clearly state whether you are requesting a copy of My Credit File or My Insurance File.

If the information you have provided does not sufficiently meet our security requirements, you may be contacted by Veda Advantage and asked to provide documentation to verify your identity. This may affect the timeframe in which you receive your file.

This free service is for personal records only.

HSBC Online Saving Account

Features:

  • No monthly account keeping fee#
  • A high everyday interest rate of 5.00%p.a *
  • Unlimited free HSBC ATM transactions^
  • Five free ATM transactions per month at any bank ATM

The Catch:

  • You need to deposit $5,000 or more into the account to earn 5%

Go get it now! Click Here

What I would do if I had $5,000

Great Financial Products

Here’s a few products that I think are great! I do work for BankWest, so I might be slightly biased… so please let me know if you can find a better deal! I think BankWest is pretty damn agressive with their products!

Cheap Money  

Savings Account (High Interest Accounts)

Mortgage Brokers

This is just something I found on the Internet, personally I like to have a few mortgage brokers working for me when i’m looking for financing. This way both of them can compete for your business and one of them will always get you a better deal!

These guys also do Personal Loans, Insurances etc. so quite a handy service to have, especially when you are shopping around. Remember, like all mortgage brokers these guys are FREE, the financial institution will pay them commission and/or trailing commission when you decide to get the loan through them. (ie. the banks give up some of their profits to brokers – its a win/win/win for the banks the broker and the customer)

PS: Personally I haven’t used these guys before, so please comment here when you use them so others can know if they are good. Cheers!

Free Property Portfolio Review

Finally there’s a logical solution for anyone who wants to invest in property, but doesn’t know how to overcome that biggest hurdle, where to get the money from.

Investor Finance are sharing their trade secrets and showing everyday Australians how to keep the banks honest, and what’s best, is they don’t charge you, they charge the guys who can afford it (the big banks with billion dollar profits).

CLICK HERE to get exclusive personal access to an investment minded strategist, who knows every trick in the book to getting you the money for that extra property and won’t charge you a cent for it.

Personally, I’ve used Investor Finance and they were very helpful in finding the best mortgage available. I actually went out and looked at all the other loans and Investor Finance actually came back with something better. The best part is they give you a few options so you have a fall back if needed. Highly recommended if you want to get pre-approval for a family house or investment property! Mortgage Brokers are free, the Banks pays them a fee (this is industry standard – thats how they get paid)

Remember there is no harm shopping around! Go get the best deal for yourself and do your own due diligence!

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