Category: Moving home

Buying your first home is exciting but can be daunting when you’re confronted with a whole new world of terminology. From “fixed-rate mortgage” to “EPCs” – the jargon can be overwhelming. Zoopla even found that a “lack of knowledge” is preventing millions from owning their own home, and it’s about time that changed! So here’s your easy-to-read dictionary and go-to guide for understanding all the terms you’ll need to know on your homebuying journey.

Anticipated Completion Date

If you are purchasing a home before the building is ready, this is the date by which the developer expects the building to be ready for occupation and for you to be able to complete.

Buildings insurance

If you purchase a flat, this will be arranged by the managing agent or freeholder and covers the structure of the property against events such as flood. You will pay for it via your service charge. If you purchase a house, you will arrange your own buildings insurance.

Completion

The day of completion is the day you get your keys! On this day your solicitor sends your completion funds (which will mainly consist of your deposit plus your mortgage funds, which they will have drawn down from your lender in advance) to the seller’s solicitor. Once these funds reach the seller’s solicitor, the keys can be released to you.

Completion statement

This sets out how much money you will need to transfer to your solicitor (and from your solicitor this will be transferred to the seller’s solicitor) to allow you to complete. It is prepared by the seller’s solicitor and includes figures such as the purchase price, service charge and mortgage funds.

Contract

The contract sets the terms of your purchase and you will sign this and return it to your solicitor just prior to exchange of contracts. The seller will also sign an identical contract prior to exchange of contracts.

Contents insurance

Recommended whether you purchase a flat or a house, this protects your possessions within your home.

Deposit

Your deposit is sent to your solicitor upon exchange of contracts and will be 10% of the purchase price as standard. If your deposit is going to be more than 10%, you’ll send the remaining balance to your solicitor in time for completion.

Defects period

If you are buying a new-build home, you will have a two-year defects period from the date of your completion. During this period, the developer or contractor will arrange for any defects (items which are not working as they should) to be rectified.

Energy Performance Certificate (EPC)

An EPC rates a property according to its energy efficiency and contains recommendations about how to improve efficiency. If you are purchasing a home which isn’t built yet, this will be available at completion (prior to completion, a Predicted Energy Assessment (PEA) will usually be available).

Engrossment

An engrossed document (this might be the contract or the lease) contains your details and is the version which is signed, as opposed to a draft version.

Enquiries

Detailed questions and requests for information about the property which are requested by your solicitor and answered by the seller’s solicitor before exchange of contracts. These may include questions which you have asked your solicitor to answer.

Exchange

Exchange of contracts (also just known as exchange) takes place when your solicitor holds your signed contract and your exchange deposit, and the seller’s solicitor holds the seller’s signed contract. The two solicitors will speak on the phone and agree the exchange and after this point, both sides are legally bound to the sale.

Freehold

If you own a freehold property, you own the property and the land on which it stands. As a general rule, houses are freehold and flats are leasehold in England.

Ground Rent

Newly built leasehold homes typically have a nominal ground rent of just a peppercorn/£1 payable annually to the freeholder.

Home Warranty

If you are buying a new build home, it will come with a 10-year Home Warranty. This usually continues to protect the home by insurance cover until 10 years after completion, and will usually include items such as foundations, walls and roofs.

Independent Mortgage Adviser (IMA) / Independent Financial Adviser (IFA)

An independent IMA or IFA has access to the whole mortgage market and so can recommend the best product for you (as opposed to if you were to visit a bank branch, you vwould only be offered products by that bank) and progresses your mortgage application through to the issuing of your mortgage offer.

Land Registry

A registry of the ownership of land and property in England and Wales. Once you have completed on your property, your solicitor will register it in your name at the Land Registry.

Lease

The lease sets the terms for living in your home and this will be for a set number of years. It also sets out the rights you are entitled to as a leaseholder and what you can expect from the freeholder and your neighbours (as they will also have signed a lease). If anything is unclear to you in your lease, you should ask your solicitor to explain it. Lease extensions can be agreed with the freeholder for a premium, after you have owned your home for two years.

Leasehold

If you own a leasehold home, you own the right to occupy the home for the number of years set out by the lease, but you don’t own the land your property occupies. In England, flats are usually leasehold as a number of flats occupy one piece of land. There will be a freeholder who owns the building itself and the land it is built on.

Long stop date

If you are buying your home before it is built and have exchanged contracts, this is the date after which if the home is not ready for occupation, you can walk away from your purchase and have your exchange deposit returned to you.

Loan to Value (LTV)

Your LTV is the percentage of mortgage you are taking out in relation to how much the property is worth. The percentage of your property which is not covered by your mortgage will need to be covered by your deposit. For example, if you were to purchase a property valued at £300,000 and did so with a mortgage of £255,000 and deposit of £45,000, your LTV would be 85%. The maximum LTV available will vary between property types and mortgage lenders.

Managing agent

If you are purchasing a flat, the managing agent is appointed to manage the building and communal areas day to day. The managing agent usually arranges the buildings insurance, and you will pay your service charge to them.

Residents’ Management Company (RMC)

As part of your purchase, you may also become a member of the Residents’ Management Company, particularly if you are purchasing a flat. This is a non-profit company which gives members more say in the way in which the building is run. Some members may volunteer to become directors of the RMC. A managing agent will usually be appointed to carry out the day-to-day running of the building.

Memorandum of sale (MOS)

The MOS will be issued by the seller or their appointed agent once you have agreed your purchase and outlines the details of the sale including details of all parties, figures, and any conditions of sale. If you are purchasing a new build property, this might be in the form of a reservation form instead, which both you and the seller will sign.

Mortgage

The loan you take out to purchase your new home, which will come from a bank or building society and be secured against your home.

Mortgage valuation / survey

A mortgage valuation or survey is undertaken by your lender to check that the property is not being sold for more than it’s worth. Arrangements for this to take place will usually be made by the seller or their agent, and your mortgage offer will not be issued until it has taken place.

Practical Completion (PC)

PC is a legal stage in the building process, at which point the building is ready for occupation and all of the paperwork is in place to allow you to complete your purchase (if you are buying a new build home). If you have exchanged contracts, once PC is achieved then notice to complete will be served to your solicitor, which will set your completion date.

Reserve fund / Sinking fund

An amount of money from your service charge payments is sometimes set aside by the managing agent to build up a fund to cover the cost of unusual and/or expensive works to the building such as external decorating or repairs. This aims to prevent leaseholders having to pay for significant one-off expenses in the future.

Searches

Your solicitor will carry out a local search and a flood search on your behalf: the local authority search covers any charges or restrictions relating to the land or the property, road/railway issues and environmental factors, whilst the flood search assesses the risk to the property from all the main types of flooding. If you are buying a new build home, the developer may provide these searches to all purchasers as this helps to speed the process up.

Service charge

Your service charge will cover the day-to day management, repair, and ongoing maintenance of your building and communal areas. It will also cover your buildings insurance if you are buying a flat, and a portion of it may be set aside to build a reserve fund / sinking fund.

Solicitor

You should appoint a solicitor to act for you in the purchase of your home. Your solicitor will deal with all the legal aspects of your transaction including reviewing the legal pack, reviewing searches, reporting to you, liaising with your mortgage lender, handling Stamp Duty Land Tax, and registering your property in your name at the Land Registry.

Stamp Duty Land Tax (SDLT)

A tax payable by the buyer of a property, although first time buyers receive some exemptions. Your solicitor will handle your SDLT payment for you.

Title register

The title register is registered at the Land Registry and shows important information about the property, such as the names of the legal owners, whether it is leasehold or freehold and whether there are any mortgages or rights of way which affect it. It will usually also include a title plan.

Visit pocketliving.com and get started on your homeownership journey today. By creating your My Pocket account, you can explore the range of 20% discount, 100% ownership homes tailored for you.

In a world filled with clickbait headlines and seemingly endless debates about the right time to buy a home, it’s easy to feel like you’re caught in a whirlwind of uncertainty. But guess what? Amid all the noise, there’s one simple truth that stands tall and steadfast: Now could very well be the perfect time for first-time buyers to embark on their homeownership journey. We interviewed seasoned Mortgage Advisor, Anthony Hall, to explore why, despite what you might have heard about mortgage interest rates, the time to buy is now.

Current Market Overview

Let’s start with the big question: Is now the right time to buy? To find out, we’re diving deep into the mortgage market with the guidance of Anthony Hall, an expert with 16 years of experience in the mortgage industry, including 12 years helping Pocket buyers onto the ladder.

What are Mortgage Rates Today?
The last update on the base rate was in September 2023, when the Bank of England maintained it at 5.25%. The base rate remaining unchanged at 5.25% is good news for the mortgage market as new borrowers are boosted by the base rate being held as lenders use the BOE base rate when calculating their stress test rate. When the rate rises this in turn reduces the amount of borrowing available to purchasers. Mortgage borrowers on variable rates or trackers will be breathing a sigh of relief as they will not see an increase in their monthly payments which has gone up 5 times this year!

According to Anthony, “the current mortgage market is, I would say, currently stable.” However, it’s been a journey to this point. Following a rollercoaster ride of interest rate fluctuations, the market has landed on a steadier path. What once felt like financial whiplash due to volatile rates has now evolved into a more predictable landscape. Factors like inflation, the Bank of England’s rate adjustments, and lender responses have all played their part in the market’s ups and downs.

Historical Mortgage Rate Trends
Let’s take a trip down memory lane, shall we? Anthony’s expertise is instrumental in navigating these waters and he highlighted an essential point: the current rates, while seemingly high in today’s context, are comfortably within the historical average. For the past quarter-century, the norm has hovered around 5%. The record-low rates we’ve grown accustomed to in recent years following the 2008 financial crisis were the real anomaly. Yes, we’ve been spoiled by those low rates, but in reality we’re returning to a more typical interest rate scenario, akin to that of 2008 when rates exceeded 7% for some buyers. We’re heading toward a market where 3% to 5% interest rates are the new normal. The good news? We’re not expecting rates to crash anytime soon. It’s all about settling into a healthier, more sustainable range.

What does this mean for the average homebuyer? In Anthony’s words, “if you can afford a mortgage now and get a fixed rate for five years, your rate won’t change during that time.” It’s about securing financial predictability. While the crystal ball remains elusive, the outlook is one of gradual, measured rate increases. The takeaway? Buying a home today, with a manageable fixed-rate mortgage, can set you on a path to financial stability and potential long-term gains. History has shown that property in the UK consistently appreciates, and despite occasional dips in reported growth rates, the underlying value remains robust.

The Downsides of Waiting to Buy a House

Here’s the deal: when you put off buying a home, you’re not just hitting the pause button on homeownership. You’re also missing out on a world of potential benefits. Let’s delve into why waiting might not be the best move.

• First and foremost, it’s all about opportunity. So you’ve got your eye on a brand-new property, and it ticks all your dream home boxes. The catch? New builds tend to have limited availability. So while you’re contemplating your options, someone else might swoop in and claim your ideal property. When it comes to securing that perfect place, hesitation could cost you more than you think.
• Now, let’s talk finances. Renting is like pouring your hard-earned money into a bottomless pit. Every month, you’re handing over your cash without building equity or investing in your future. Plus, there’s the looming spectre of rent increases. As interest rates go up, landlords may decide to pass those costs onto you. So that sweet rental deal you’ve got today might not look so great in the near future.

• Security matters, too. Renting means you’re at the mercy of your landlord’s plans. They might decide to sell the property, forcing you to pack your bags and find a new place to call home. That’s hardly the stable and secure future you envision, is it?
• Then there’s the question of interest rates. Anthony puts it bluntly: “We don’t know what’s going to happen definitively with interest rates.” Waiting for them to drop might leave you in a never-ending waiting game. While rates aren’t likely to return to the super-low levels of the past, they’re also not skyrocketing uncontrollably. So the real question is: when do you decide it’s the right interest rate for you? The sooner you start paying down your mortgage, the quicker you’re building equity and securing your financial future.

So, when you consider all these factors, it’s pretty clear – waiting might not be the wisest move. You could be missing out on the perfect property, wasting money on rent, and forfeiting the security and equity that come with homeownership. It’s time to seize the day and embark on your homeownership journey. Your future self will thank you.

Is now the right time to buy for you?

There are a number of things to consider when contemplating if now really is the right time for you to buy. 

Affordability Assessment

Anthony stresses the importance of understanding your current financial standing. He remarks, “A lot of people don’t realise that they are in a position to buy because they haven’t been assessed or received proper advice.” The first step he suggests is getting a clear picture of your affordability. Start by creating a budget planner. Analyse your recent pay stubs and bank statements, meticulously documenting your income and expenses. This budget planner becomes your invaluable tool for determining what’s genuinely affordable each month. Anthony recommends, “Look for a mortgage affordability calculator online to assist you in this process.”

Credit Check

In addition to your budget, your credit report plays a pivotal role in the affordability equation. Anthony advises, “Take a close look at your credit history and reports to understand where you stand.” Outstanding commitments, such as car loans and credit card balances, impact your borrowing capacity, which, in turn, defines what you can afford to purchase. Keeping your credit history in check ensures you’re in the best position to secure a mortgage that aligns with your goals.

Life Goals and Needs

Here’s the exciting twist – your decision to buy a home isn’t just about market trends. It’s about your unique life goals and needs. Anthony’s take? “The right time to buy is when you can afford it.” Waiting for the stars to align in the market can be like waiting for a unicorn sighting – uncertain and lengthy. Meanwhile, you could be pouring your hard-earned cash into rent or living in a place that doesn’t quite fit your vibe. So, if your life goals and needs harmonise with homeownership, don’t wait for the market’s permission slip.

The Decision to Wait

Once you’ve conducted your affordability assessment and it aligns with your current budget, the question arises: should you wait for market conditions to shift, or is it time to take the plunge? Anthony offers a clear perspective: “The right time to buy is when you can afford it.” Waiting for interest rates to fluctuate or for headlines to declare an optimal moment can be a protracted, uncertain endeavour. During this wait, you could be spending substantial sums on rent or residing in a place that doesn’t quite suit your preferences. Anthony reinforces the point that “if you can afford to buy, waiting for market changes might not be the best course of action.”

3 Tips for first time buyers

In essence, the decision to buy a home is not solely driven by market dynamics but by your unique circumstances and financial capacity. Anthony suggests, “Speak to experts who understand the intricacies of interest rates and mortgages. They can provide tailored advice and guide you toward a decision that’s right for you.”

• Tip 1: Income Insights
  First off, your income – it’s a game-changer when it comes to mortgages. Anthony says, “Different lenders treat your income differently.” If you’re the proud owner of a P60, get it ready. If you’re self-employed, gather those tax overviews and financial statements. And hey, if you’ve got an accountant, give them a shout – they’re like financial wizards for these kinds of things. Understanding how your income plays into the mortgage puzzle is your ticket to making the right moves.
• Tip 2: Savings Savvy
  Now, let’s talk savings – the magic potion for a hefty deposit. Anthony advises, “Understand how much savings and deposit you’ll potentially have access to.” Whether it’s a generous gift from family or friends, get all the deets lined up. The more you know about your deposit, the clearer the borrowing picture becomes. Plus, it’s like having the answers before the big test – confidence booster, right? Oh, and here’s a pro tip: Check your credit report. Grab one for free from credit agencies, scrutinise it, and if you spot any hiccups, sort them out. Clean credit makes for smooth sailing in the mortgage world.
• Tip 3: Budget Brilliance
  Lastly, let’s get down to brass tacks – your budget. Anthony’s top advice? “Put together a detailed budget planner.” Knowing how much you can comfortably spend each month is like having a superpower. It not only helps you choose the right mortgage but also lets you explore the mortgage products that are tailor-made for you. So, dive into your expenses and income, and emerge with a budget that’s your trusty sidekick on this homeownership journey.

In the world of real estate, the waiting game often leads to missed opportunities. The current mortgage market is stable, with rates favourable compared to historical trends. Hall emphasises that homeownership offers security, equity, and freedom from the rent cycle, So why wait for the perfect moment if you can make it now? 

Visit pocketliving.com and get started on your homeownership journey today. By creating your My Pocket account, you can explore the range of 20% discount, 100% ownership homes tailored for you.