The Most Powerful Property an Investor Can Own Is…

by Lisa Williams

15:46 PM, 27th February 2012
About 9 years ago

The Most Powerful Property an Investor Can Own Is…

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The Most Powerful Property an Investor Can Own Is…

… an unencumbered one.

Should finances allow, I commonly suggest that investors obtain or keep an unencumbered property (no loan of mortgage secured on it) as quickly as possible as it’s an incredibly powerful tool to have at your disposal and here’s why.

Firstly it’s always there to fall back on; no matter how low lenders reduce LTVs you’ll nearly always be able to raise cash on it in an emergency. You never know when you may need some quick cash and if your portfolio is geared up and lenders move the goal posts you may find yourself unable to lay your hands on some urgently needed cash. This may be for the deal of a lifetime, it may be to help a friend or relative or it may be for an unexpected bill!

Secondly, having an unencumbered property enables you to strike all sorts of deals with partners and lenders. You can create the equivalent of a revolving loan or drawdown facility, you can use it as collateral for a business loan or a joint venture for example.

However the most significant reason for having an unencumbered property is it enables No Money Down financing perfectly legitimately. Let me demonstrate…

You buy a property that you intend to refurbish for 100k – you’d typically have to put in say 30k deposit plus costs of works and purchase and finance costs of say 30k. So you have to find sixty grand.

Now imagine you have a property worth 100k that’s unencumbered.

You could bridge across the two properties and get all of your purchase money and costs and make it a true and legitimate No Money Down deal.

Once the property is sold on you repay the bridging loan in full returning to an unencumbered property plus profits (hopefully!) You could remortgage the new property or even remortgage the original unencumbered property and then leave the new one unencumbered and so on. There are many factors that come into play here depending upon your strategy but hopefully you see the point.

It is true that you could remortgage the unencumbered property on a buy to let mortgage in the first place and raise the cash that way and pay a lot less interest for it but you’re also paying for it whether you use it or not. If you leave it unencumbered then you are only paying for it whenever you need it, rather than obtaining the money on a mortgage and being tempted to use it unnecessarily.

The ideal of course would be the equivalent of an offset mortgage but unfortunately these aren’t currently available for buy to let.

You also can’t do anything else with it as the lender has first charge so you have no flexibility to use it for other purposes or in an emergency. In addition you may find that you have to jump through a lot of hoops to get a buy to let mortgage but would easily qualify for the much more relaxed lending criteria associated with bridging loans. Not to mention it takes a lot longer to arrange a mortgage than it does a bridging loan.

So how do you get an unencumbered property if you don’t have one now?

The obvious way is to either save up your cash or do a couple of deals and end up with an unencumbered property but for many investors this isn’t realistic or even possible. If you already have a portfolio of properties there are a few relatively easy ways to achieve this however.

Firstly, take a look at your existing gearing levels and consider if you could remortgage a couple of properties to leave another one unencumbered. Your overall debt remains the same (albeit considering any fees payable, your existing interest rates and the new interest rates) and you now have an unencumbered property.

Another way is to pick one property and pay off the mortgage as quickly as possible.

If any of your buy to let mortgages are on a repayment basis why not change them to interest only and the selected one to repayment? Then make additional payments to whatever level you can afford. You do need to read your mortgage contract however as many mortgages have a maximum repayment in any one year, typically 10%, but just pop that money into a savings account and pay it off at the end of the product term instead.

If you have a part time job or run a small internet business for example then give that income a purpose and throw it all at this one mortgage. Much like paying off your credit cards it will start to snowball and you will soon see the mortgage come down to zero.

I once saw someone do this by creating a huge poster of a house; they drew the house out of small squares that each represented £100. As they paid off each £100 they coloured in another square! Childish? Maybe but the speed with which they paid off an entire mortgage was astonishing so who cares!

Why not allocate one of your other rents to this property and throw all the spare cashflow at it? If you’re benefitting from some of the very low base rate trackers right now you have the perfect opportunity to do this.

Another great property to do this with is a property that’s not easily mortgagable; I often speak to clients who have a part commercial part residential property on one freehold. These aren’t that easy to finance in the current market so I often suggest that instead of refinancing it they simply leave it unencumbered and use it as I’ve suggested; it will be perfectly acceptable for bridging security. I’ve talked myself out of doing loads of mortgages this way!

Which property should you pick?

Well assuming that all other factors are equal, the property that has the lowest debt with the highest value – for example which of these three properties would you pick?

  1. £100,000 value                  £65,000 mortgage
  2. £55,000 value                     £30,000 mortgage
  3. £250,000 value                  £150,000 mortgage

I would suggest property 1.

The loan to value is actually the highest on this property but it’s got a smaller mortgage than property 3 thus you can pay it off much quicker. However the value is almost double that of 2 even though that mortgage could be paid off quicker.

Not all investors are the same and if a client wishes to reduce their debts or not increase their gearing we can help them make the right decision on how to do this and give them the most options for the future.

Regulatory Info

Keys (UK) Limited is an Appointed Representative of TenetLime Limited which is authorised and regulated by the Financial Services Authority. TenetLime Limited is entered on the FSA register (www.fsa.gov.uk/register) under reference 311266.

Your home may be repossessed if you do not keep up repayments on a mortgage or other loan secured on it.

Think carefully before securing other debts against your home.

Not all forms of bridging finance, secured loans, buy to let and commercial mortgages are regulated by the Financial Services Authority. The information contained within this website is subject to the UK regulatory regime and is therefore primarily targeted at consumers based in the UK.

For full details of our terms, fees and disclosures please go to our website at www.keys-mortgages.com


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Comments

Kelvin Kingsley

16:54 PM, 29th February 2012
About 9 years ago

Hi, Lisa. Interesting idea. Never really considered such a notion even though having unencumbered properties in my portfolio from time to time over time has happened. Bridging loans over the two properties is a clever trick, but in the case of reselling the second property just acquired the seller would fall foul of the six month CML ownership rule. So in that case bridging costs for six months would be costly and not normally agreeable with bridging loan lenders I presume because 6 months is a very long bridge time?

20:46 PM, 29th February 2012
About 9 years ago

All these schemes are all very well; but on should surely factor into the equation the possibility of BTL loans being regulated out of existence in 2013 for normal people.
One should ensure that any BTL situation is setup so that you won't need to remortgage after 2013 to keep the loan viable.
The govt isn't exactly shouting from the rooftops that this regulation will not be enforced.
I would be very careful about how you set things up.
You need to future proof the situation so that if 2013 EU regulation comes in you have protected your property loan circumstances.
Obviously if it doesn't then clearly it would be continuing open season on inventive ways to purchase property.

Lisa Orme

22:14 PM, 29th February 2012
About 9 years ago

Hi PM, the 6 month rule is more complicated than it first
seems. It isn’t a rule for one; it’s just part of the CML guidelines that the
lender be informed if the seller has owned the property for less than 6 months.
Lenders then decide whether to proceed or not. It’s fairly clear cut with a buy
to let buyer but in residential it’s a little more haphazard. It does need
consideration but is by no means a certainty. I’d also add that I would always
caveat to anyone to allow 9-12 months bridging on any deal and if the deal
doesn’t work on that basis find a better deal! KR, Lisa

Lisa Orme

22:19 PM, 29th February 2012
About 9 years ago

Hi Paul, you are quite right and I was one of the first people
to highlight this potential change in legislation. My gut tells me it will
never happen but having seem some of the utterly ridiculous legislation introduced
by the EU I wouldn’t be surprised if it was either! The EU MUST recognise that
we have a completely different rental market to that in Europe, I also believe
that the Govt won’t allow it for two reasons 1) too many MPs invest in property
and 2) the Govt desperately needs the private rental sector. There are several petitions
online to sign against it just in case. KR, Lisa

Kelvin Kingsley

22:41 PM, 29th February 2012
About 9 years ago

Quite right. Never worry about things that may never happen. Just plan against the things that can or will happen.  : )

8:24 AM, 1st March 2012
About 9 years ago

While I am happy to see from a broker that finance is once again available for the professional investor I would have to state 'The most valuable property an investor can own is one with a .95 lifetime tracker?' - so why would I pay it off for the promise of providing the backing for an expensive bridging loan? 

Mark Alexander

8:45 AM, 1st March 2012
About 9 years ago

I've long since beleived that cheap finance and cash in the bank is an asset rather than a liability in the hands of a professional investor with common sense. Problem is, common sense isn't all that common. I do see where Lisa is coming from though. Several people are paying 5% plus on mortgages arranged post credit crunch and it's increasingly difficult to achieve safe returns at that level on cash balances without using the liquid funds to trade regularly. For those with insufficient liquid cash to trade property but surplus cashflow (income exceeding exenditure) I think Lisa's strategy makes a lot of sense, especially to those who don't have the benefit of low rate tracker mortgages. They key to this, in my opinion, is to pay off expensive debt first. I recently wrote an article outlining a strategy to go about doing just that. See the link below -

http://www.property118.com/index.php/making-overpayments-on-your-mortgage/24434/

Jonathan Clarke

8:06 AM, 10th March 2012
About 9 years ago

Hi Lisa 
I like your thinking. I have an unencumbered property.  I cannot get a mortgage on it for love nor money.  Its a studio, low value and I`m up to the max on several of the main lenders and its also very small square footage.  These  were the combined barriers when I tried a year + ago to obtain mortgage finance.   Would that matter so much though to a bridging company  to do the strategy you suggest. Would they look into it that deeply or just accept it had some material value if they had to say repossess it and stick it in an auction for example. I`ve never had cause to bridge before. Do they come to value in person or rely on a table top valuation before they lend. My intention then if feasible would be to possibly to use it in this manner returning it to an unencumbered state each time and raising finance on the new one by remortgaging  and repeating the exercise every 6 months?


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