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Mortgage Advice Blog

Get the latest news and tips about mortgage finance and the property market. Scott Miller, mortgage broker from Advanced Mortgage Solutions comments on housing and lending.

July's Property Gazette

Published by Scott Miller on Wednesday, July 01, 2015 in

KiwiSaver is only going to become more and more important as time marches on. For many it will soon be their second largest asset after their house.

However, research shows many of us don’t fully understand KiwiSaver and that just under half of all KiwiSaver members are still invested in cash, default and conservative assets which may not be suitable for long term retirement savings.

I have partnered with Generate KiwiSaver, a NZ owned and operated specialist. Generate have provided a simple 4 question survey to help you find out what you know about the key drivers of KiwiSaver. If you would like a no obligation appointment to discuss KiwiSaver simply enter your details at the end of the survey and I will give you a call.

And, for a limited time, if you attend a KiwiSaver appointment with me, you will go in the draw for a $3,000 House of Travel Voucher or one of ten $100 GrabOne Vouchers.

Click here to find out how much you really know about KiwiSaver

or here:

Good luck!

Commentary by Bernard Hickey

Published by Scott Miller on Wednesday, June 17, 2015 in

June 2015 News - By Bernard Hickey

Welcome to our June Referrer News, continuing on with our series of market commentary from one of New Zealand's top financial journalists, Bernard Hickey.

June was a great month for borrowers and for home owners, particularly in Auckland.
The Reserve Bank surprised most economists and at least half the financial markets by cutting the Official Cash Rate (OCR) by 25 basis points to 3.25% on June 11. It also forecast another 25 basis point cut later in the year, with some expecting it as early as July 23 and others seeing a third cut in early 2016.
Governor Graeme Wheeler argued the 55% fall in dairy prices and the 60% fall in oil prices in the last year were dragging on demand and inflation in a way he could not have expected last autumn when he put up the OCR by 1% to 3.5%. He denied he had made a mistake last year, saying others had also incorrectly forecast a rebound in inflation.
Banks began passing that June 11 cut on in full to their floating mortgage rates almost immediately. By the third week in June banks were cutting their six month to two year mortgage rates by anywhere from 20 to 50 basis points in anticipation of more rate cuts. Some cut their advertised mortgage rates below 5% and there is now a real prospect of the lowest rates for the best customers being closer to 4% than 5% by the end of the year.
Inflation for consumer prices remains well below the 2% mid-point of Reserve Bank's 1-3% target range and Governor Wheeler reiterated in his news conference after the bank's June quarter Monetary Policy Statement that he had to focus on meeting his CPI target first, even though he remains concerned about financial stability risks inherent in Auckland's housing boom.
Meanwhile, inflation for asset prices in Auckland continued to run rampant and real estate agents reported stellar sales volumes and prices in May. Finance Minister Bill English described it as a "feeding frenzy."
REINZ reported that Auckland's median house price rose NZ$30,000 in May to a record high NZ$749,000, while the median price excluding Auckland fell NZ$4,000 to NZ$349,000. Annual inflation in Auckland rose to 19.8% while national inflation excluding Auckland was 2.6% from a year ago.
Both REINZ and Barfoot and Thompson reported there were few signs yet that the Reserve Bank's new LVR limit in Auckland for rental property investors and the Government's two year 'bright line' capital gains tax test were having much impact on the market, although they were only announced in mid-May and do not formally apply until October 1.
However, there were signs that property investors were spreading out from Auckland. REINZ reported a 40.8% rise in the seasonally adjusted volume of house sales in Waikato/Bay of Plenty in the three months to May from a year ago as the buying started to spread out from Auckland. Auckland volumes rose 27.4% from a year ago.
There were also anecdotal reports that some foreign buyers were pulling out of deals to buy apartments off the plan after the Government's announcement they would have to declare their passport and home country tax details when buying properties here.
The bottom line
Auckland's annual house price inflation rate ran at 15-20% in May, but it was the exception rather than the rule. Wellington prices fell 1.7% and Christchurch fell 3.6% from a year         ago, although Tauranga prices were up 16.5% from a year ago.
Most economists now expect the Reserve Bank to cut the Official Cash Rate by as much as 0.5% to 3% by the end of the year as inflation remains well below the bank's 2%                 target.  Some expect another cut to 2.75% in early 2016.
The Reserve Bank said it was gathering data on house price to income ratios, but downplayed any move to adopt a UK-style 4.5 times multiple, saying it was complex

The Team at AMS

June's Property Gazette - Debt Consolidation

Published by Scott Miller on Sunday, May 31, 2015 in

If you find yourself on the wrong side of consumer debt and are paying off credit cards, personal and car loans, store cards. Debt Consolidation may be the right product for you.

At Advanced Mortgage Solutions we have helped countless individuals manage their debt into more achievable payments, saving them thousands in the process.

Debt consolidation enables you to put all of your consumer lending onto your mortgage, pay off the high interest debts and only pay interest at a mortgage rate level, not 19 plus percent. 

A word from the wise, do not consolidate your debt only to keep on spending above your means. This should be used to help you clear the debt, not pave the way for more spending.

Below is a typical example of debt consolidation and the saving in payments that can be made.




Weekly Repayment

Mortgage 1



Mortgage 2



Total per week on 2 mortgages








Consumer Debt

Personal Loan










Q Card








GE Money



Smiths City HP







Smiths City HP



Smiths City HP



Smiths City HP



BNZ Visa




IRD - Income Tax



Warehouse card




Parents loan


Total per week on consumer debt




By clearing the consumer debt and adding it to the mortgage, the weekly payment was reduced from $1113.89 to $186.83 per week.  This allowed a saving of just under $1000 per week on original weekly repayment amounts.

If you are struggling with consumer debt and would like to find out how debt consolidation can help, please contact us.

We now have access to BNZ!

Published by Scott Miller on Wednesday, May 13, 2015 in

I am pleased to announce that Advanced Mortgage Solutions are 1 of only 10 broker firms in Christchurch to get full access to BNZ.

As of the 18th of May we will be able to assist with applications for finance for residential, business, or commercial purchases. We will also be able to assist with pricing for any existing BNZ customers who are currently on floating or have a loan about to rollover.

This is an exciting time for all of us at Advanced Mortgage Solutions and we look forward to helping our new and existing customers with options from the BNZ. The addition of BNZ now means we have access to all the main lenders in New Zealand and can tailor make a mortgage structure to suit all requirements.

If you, a family member, or a work colleague need any assistance with a home loan or mortgage please feel free to contact us.

Contact us on 0508 466 356 or by emailing to book an appointment or to workshop a potential deal.

Kind regards

The Advanced mortgage Solutions Team.

May's Property Gazette

Published by Scott Miller on Friday, May 01, 2015 in

Changes for First Time Home Buyers.  

Your family could hold the key to your home

Most lenders are now offering an easier way for first-time home buyers to get on the property ladder. You can leverage off your family members’ home equity to get to the required 20% deposit.

For some time now that banks have required a 20% deposits from first-time buyers, however the deposit doesn’t have to be completely savings based, which is usually a struggle for many young people with rising house prices.

Deposit funds can come from:

·         Savings

·         Gift

·         KiwiSaver

·         First home buyers’ subsidy

·         Equity from a family members’ home.


When looking at loan applications banks will also consider the following:

·         Loan affordability

·         Level of existing consumer debt

·         Credit history

·         Age of parents or family member

·         Whether the property used is an owner occupied property or rental

·         Location of the property


The beauty of this initiative is that your family does not have to give ‘cash’ up front, they simply use the equity they have in their home to help you get a foot in the door. They are also not required to make a mortgage repayments, that’s up to the First Home Buyer.

So how does it work?

If you want to buy a house that is on the market for $400,000, but you only have $20,000 saved, this house is currently out of reach for you.

However, if your family can help the mortgage can be structured in such a way that you have two separate loans. Your standard home loan and then another loan that is shared with your family, using their equity. See picture below:


In the example above I have shown a way of paying the equity part of the loan off at an accelerated rate, in this case over 10 years. If you find that this is too expensive then the repayments can be reduced by paying the equity part over 30 years.

To find out more about how this could help you secure your first home, call us today 0508 466 356.

If you have any friends or family that may be interested in finding out more please either forward them this email or refer them to us and we’ll do the rest.


For more detailed information please click here to go through to the Advanced Mortgage Solution Website.


If you want to talk to us about how we can help first time home buyers, give us a call on 0508 466 356.

April's Property Gazette

Published by Scott Miller on Wednesday, April 01, 2015 in

As of today (1st April) changes to the KiwiSaver first home buyer packages come into effect. The KiwiSaver First Home Deposit Subsidy has been replaced with a KiwiSaver Home Start Grant. 

Put simply eligible first time homebuyers will now be able to withdraw all of their KiwiSaver savings except the $1,000 kick-start from the government. 

There will also be greater alignment with the KiwiSaver Home Start Grant and Welcome Home Loans for house price caps. The table attached shows the changes.  

 For more detailed information please click here to go through to the Advanced Mortgage Solution Website. 

If you want to talk to us about how we can help first time home buyers, give us a call on 0508 466 356.

March's Property Gazette

Published by Scott Miller on Thursday, March 19, 2015 in

People – there is a war out there! A war on lending.  

You may have seen the headlines SBS bank have a ridiculously low fee of 4.99% fixed for five-years. The advertising was a bit ambiguous, stating that you had to be an existing customer of SBS however, this is not the case. At Advanced Mortgage Brokers we can access this deal for you but we have been told by SBS that this rate will be available for a very limited time. If you would like to take advantage of this rate you will be expected to have your transactional accounts with SBS and place your income into this account.

If you want to talk to us about your options, give us a call sooner rather than later. 0508 466 356. 

Floating Rates to remain static 

We are pleased to see that there is currently no movement towards increasing floating rates this year. BNZ Economist Tony Alexander states: 

“The cash rate is likely to remain at 3.5% all this year thus your floating rate borrowing costs won’t change. Next year is a bit different. We suspect that the Reserve Bank will move the cash rate up from 3.5% to 4.00%. But the risk well worth backing is that they do absolutely nothing so you might see no change in your short-term borrowing costs both this year and next.” 

This is good news but with floating rates the risk is always there that they will rise. If you haven’t looked at the structure of your home loans in a while, feel free to contact us we are always happy to have a look at your setup and advise accordingly. 

Tips on buying your first home 

Advanced Mortgage Solutions with the help of will set out some tips to get you on track for buying your first home. 

There is no getting away from it, you will need to save a deposit to buy your first home. Depending on deposit total (by accessing your savings, KiwiSaver, and the First Home Buyers Subsidy), there are many different options available to first home buyers. 

Generally lenders do require 20% deposit, however there are exceptions to every rule such as the Welcome Home Loan. The Welcome Home Loan only requires 10% deposit and you can get help securing this deposit through KiwiSaver withdrawals or gifted by a relative. There are some rules applicants need to be aware of when trying to use the Welcome Home Loan product, so please don’t hesitate to pick the phone and have a chat with us about the process. 

There are also some positive changes to the Welcome Home Loan product that take effect after the 1st of April. We have a first home buyer’s guide that shows a step by step plan on buying your first home. This along with our experience will see you sail through the minefields of obstacles of buying your first home. 

Get into a habit of budgeting and not only will you get into your home much quicker, you’ll find repaying your home loan and covering all of your outgoings a lot less stressful. We also have a number of existing ways of structuring your home loan, enabling you to pay off your mortgage faster and save thousands of dollars in the process.

November's Property Gazette

Published by Scott Miller on Thursday, November 13, 2014 in

What you need to know about low deposit loans

With Wednesday’s announcement that Reserve Bank restrictions in regard to loans for those with less than a 20% deposit staying for now, with no changes to policy surrounding this, no doubt there are many thinking home ownership will always be out of reach.

Don’t be totally despondent though as there are options and solutions that may work for you. Banks review their appetite for low deposit lending regularly, particularly around surplus income required to meet their criteria for borrowers in this space. Where you could be declined one month, the next could see an approval based on the banks percentage of loans written and whether that figure is over or under the allowed percentages stipulated by the Reserve Bank.

The competition for borrowers with a 20% deposit is still fierce, and although this may seem unfair to those of you struggling to even get on the property ladder, it actually enhances your chance of financing a home with less than a 20% deposit, as every loan written in the “greater than 20 % deposit” space releases 10% of that loan amount to the pool for low “less than 20% deposit” lenders.

Take it that Mr Smith with a 20% deposit is settling a  $500,000.00 loan this week, that means the low deposit pool now has $50,000.00 available to lend to those who meet the criteria. Some weeks we have seen banks with no funds to lend in this space, so this means that even though there is demand, there is no supply and therefore a decline may not need to be seen so personally as a reflection of your characteristics. It may simply be that there are no funds available and trying again may be the thing to do.

Although this news may not make life less complicated for low deposit borrowers, we need to re-iterate that a large percentage of the clients we are helping are still First Home Buyers, Banks are lending above 80%,  and there are options and solutions around moving forward. In the hope of restoring confidence we have below listed some top tips for sourcing finance and preparing for borrowing in this space.

    • See a Registered Financial Advisor (us) as we have up to date market information, specialise in Home Loans, save you time sitting with all of the lenders and money given discounts we can get, and give direction
    • Operate your accounts well. Keep them within their limits, and avoid dishonours and unarranged overdraft fees
    • Save regularly into an account you don’t touch. If you are saving for separate purposes, have different accounts for each purpose
    • Minimise short term debt. Ask us for advice around whether to repay and reduce your outgoings or leave it in place and therefore have more deposit. One size does not fit all
    • Show stability in your place of work and residence. Moving around a lot, although sometimes unavoidable in Christchurch currently doesn’t give the bank confidence in finding you if things go wrong
    • Sign up for Kiwisaver and enrol your kids. There are First Home options and benefits for being a member. Ask us how and what
    • Ask for advice from us  in regard to support from family. There are guarantee and surety loan options available to those who have family willing to assist

As always it’s better to know how you can get there if it it’s not right now, and as always we are here to help.

The property market has certainly picked up over spring, however there is a lot of comment around the LVR restrictions imposed by the Reserve Bank in October 2013, and its effectiveness in dampening the market.

The LVR restrictions imposed were designed to slow the market and reduce the exposure of first home buyers if the market was to fall.  In September 2013, 80% + LVR lending accounted for 25% of all lending, and this was expected to climb.  The restrictions meant that 80% + LVR lending could not exceed 10% of a lender’s total loans.  The result is that 80% + LVR lending is now running at 8.4% of total lending.

As a result of the restrictions, those most affected were first home buyers who had trouble raising sufficient deposit to enter the market.  This in turn opened the door to property investors as there was less competition for homes in the lower price ranges.  Property investors were able to increase their portfolios at the expense of first home buyers.

In the meantime property values have continued to rise bringing into question the Reserve Bank’s decision to impose LVR restrictions.  However there has until now been a cooling of the market in relation to new listings that may be due to restrictions in the LVR.

If the LVR restrictions were to continue, this would further exacerbate the plight of first home buyers who have been shut out of the market.  Young couples without sufficient deposits would be facing a lifetime of renting, which was not the original intention.  Alternatively both lenders and borrowers have become more creative in structuring loans around security offered by generous parents.

There is speculation that the lending restrictions will be relaxed and this is the subject of a select committee hearing to be heard on 11 November.

The general feeling in the market is that the LVR restrictions have not had the desired impact, and that market forces will create a more level playing field in future.  Markets adapt and we are seeing development on the fringe of our larger cities, like the new builds in Pokeno south of the Bombay Hill.  We may see a growing trend of the baby boomers cashing up and moving to the provinces.  This could ultimately stabilize prices as more properties come to market for this reason.

We are seeing the resurrection of some less desirable areas as people focus on value for money and quality of housing stock.  Ex state housing areas offer solid homes in handy areas.  In Pomare in the Hutt Valley complete blocks of state housing have been demolished to make way for new builds at competitive prices. 

Those returning from overseas or migrating to New Zealand will always create a demand for property in areas of high employment.

It is, as always, a question of supply and demand.  This over time will have a levelling effect, and is an effective way in self-regulating the market, rather than Reserve Bank intervention. 

October's Property Gazette

Published by Scott Miller on Monday, October 20, 2014 in

Are you a “Kiwi” Saver?

Last week was Money Week - An opportunity for all New Zealanders to stop and take stock of their financial goals.

As a country, our appetite for trying to understand all things financial is a bit lacking and we could all do with being a little more interested and informed and therefore help ourselves to take control of our financial futures. This includes understanding how to structure our lending to make it work for us and reduce it faster, and how we save.

As specialist Registered Financial Advisers we are consistently looking to extend our products and services to our new and existing clients without compromising the specialist advice and service we provide.. Along with the recent addition of a Registered Financial Advisor, Bennen Lewis, who specialises in providing risk products, we have all recently undertaken training on providing our clients with class advice in regard to Kiwisaver.  We outsource our products we provide which allows us to have variety, options and specialist companies to use that meet our client’s needs best.

It was interesting to learn that a larger proportion of Kiwisaver contributors are “parked” in a default scheme, initially set up through their employer. Being enrolled in a scheme, certainly has its benefits but many don’t know that the default providers are limited to seven and that there are other options that once you are enrolled and contributing would be beneficial to consider.

Some of the questions you may like to consider are;

Who is your current provider and are they Kiwisaver specialists or a “Jack of All Trades” providing a huge number of products and services to clients by making it easy to have everything in a “one stop shop”?

  • Is my provider proactively or passively managing my investment?
  • What are my provider’s service, fees and returns?
  • What fund am I in and does it suit the type of Investor I am?
  • Is my fund provider New Zealand owned and operated or offshore?
  • Does my provider offer a life stages option where my investment fund is changed based on my age?
  • Do I understand that my Kiwisaver funds are held by Public Trust, as Supervisor of your investment no matter my scheme?

How many of us have opted in and simply forgotten about it?

Taken the following statistics it is something we shouldn't have!


Both investors start saving at age 20 on salaries of $30,000.00 pa each and remain employed until retirement age of 65. No withdrawals are made.

Their salaries grow by 3% pa and they earn 4% or 6% pa return after tax, fees and expenses. Inflation is assumed to average 2% pa

The investors and their employers each contribute 3% if the investor’s before tax pay into the investors Kiwisaver account

The employer’s contributions are net of employer’s superannuation contribution tax at current rates.      

Post Election Market

The election result is now known and the status quo remains with pre-election nervousness disappearing.  This should inject some confidence back into the housing market as things such as a capital gains tax are not likely to come to fruition for the time being, and those that were waiting to see what happened can now move forward.

There was a pre-election lull in relation to new home consents and market commentators are expecting activity to pick up before the end of the year.  Strong demand for homes in Auckland and Canterbury are expected to drive demand for the building sector in the next couple of years.  It is interesting to note a rise in consents for new apartments.  These consents have risen form 4% in 2010 to now make up 12% of total consents.  This figure is buoyed by growth in the retirement village sector.

The Reserve Bank made no change to the Official Cash Rate in September, with the next review due 31 October.  This provides ongoing stability to the market, and we have seen the continuation of some good fixed interest mortgage interest rates especially for one and two years.

There is some relaxation from the banks in relation to lending criteria creating more interest from first home buyers and increased confidence generally.

A softening of the New Zealand dollar may also provide stimulation to the market as residential property becomes more affordable to those returning home from overseas or migrating to New Zealand.

All in all, with the election behind us and some positive signals from the lenders, and hopefully some good weather as well, we see the market picking up over the spring and summer.

The Main Centres

The Auckland region as a whole saw residential property values increase by 1.8% over the past three months and 10.3% year on year. Whilst values are still rising, the rate of growth has decreased significantly, probably due the effect of the winter and the build up to the election.  Spring traditionally provides buoyancy back to the market with increased listings and buyer interest.

Residential property values in Hamilton City decreased by 0.9% over the past three months, however they have increased 2.7% year on year. In Tauranga City home values have remained stable with a 0.0% change over the past three months but they have increased 4.5% year on year.  The Tauranga market benefits from migration from Auckland and Christchurch.

Home values in the Wellington Region are still showing a slight downward trend, decreasing 0.9% over the past three months and values across the region as a whole are up only 0.3% since September last year.

In Christchurch City home values have increased 0.3% over the past three months and they are 5.1% higher than in August last year. Home values in Dunedin City have increased by 0.3% over the past three months and 1.7% year on year.
The Regions

Values in the provincial centres are variable while many are decreasing or flat and there are a few areas where residential property values have increased. Fonterra’s lower dairy pay out may have an impact on the housing market in the provincial areas.

September's Property Gazette

Published by Scott Miller on Friday, September 12, 2014 in

Decisions, decisions, decisions. 

Wouldn't it be great if we knew the perfect thing to do each time we were faced with a major decision that affects our lives!

Just like the looming election where we need to make a choice, at times we feel unprepared to do so and simply therefore, go for what's familiar, comfortable and easy without really investigating the fine print, the big picture or where may find ourselves in a few years. 

Buying a home, business or business premises and borrowing a substantial amount of money is another one of those major decision making processes where having the right knowledge and information can make what can be a stressful time feel much more manageable. 

Traipsing in and out of of financial institutions, comparing products, policy and pricing has never been said to be a quick process let alone an enjoyable one for those on the hunt for a home, yet it's something that simply needs to be done to make sure that your bank's offering is really up with the market and looking after you and that's where we come into play. 

We do the walking, talking, negotiating and sorting for you and after careful analysis based not only on your short term but long term financial goals, we then make the big decisions together that sit and fit well with you going forward. 

Empowering and educating our clients by offering our in depth knowledge of many lending institutions is what we do best. Align this with exceptional service, no cost to you and our friendly down to earth approach we make what many see as a necessary time consuming chore more efficient, time and money saving and definitely tailor made. 

Next time you or someone you know is about to start the journey of finding the right finance, we are the right place to start to make those decisions, decisions, decisions easier. 

Advanced Mortgage & Insurance Solutions - Make a great decision!   

Election Policies for First Home Buyers

With the election looming there has been a lot of commentary on support for first home buyers.  This is developing as a major election issue as the parties strive to capture the younger voter and address the passion we have for home ownership.


National says that it backs young Kiwis who are disciplined, save up and want to put a deposit down on a property.  National values home ownership because it provides stability for families, strength for communities and security in retirement.  

Their policy focuses on changes to KiwiSaver.  The First Home Deposit Subsidy would be replaced with a KiwiSaver HomeStart Grant. This is a similar scheme, but has higher house price limits, and doubles the support for people who are buying or building a brand new home.

National will allow people to withdraw more money from their KiwiSaver account to use as a deposit on their first home. First home buyers will be allowed to withdraw the Government’s annual contribution to their account – the member tax credit of up to $521 a year – as well as their own, and their employer’s, contributions.

Finally, more people will be able to get Welcome Home Loans, which means they require only a 10 per cent deposit to get a government-guaranteed loan. This will be achieved by making the Welcome Home Loan house price limits the same as those for the new KiwiSaver HomeStart Grant.


Labour says it recognises the need to act urgently to address the critical shortage of housing supply and housing affordability. They say there is no single way back to affordability and owning our own future in housing, but turning current trends around and starting down the right track is essential.

They recognise that the biggest barrier to home ownership is the difficulty of getting on the first rungs of the housing ladder. One of the main reasons housing is unaffordable is the lack of new entry-level houses. They quote the 1960s and 1970s, when homeownership was on the rise and 30-35% of the new houses built were entry-level homes. Today, that proportion has fallen to just 5%.

Labour plan to build 100,000 starter homes over 10 years for first home buyers with an emphasis on Christchurch, reform monetary policy to lower interest rates, and crack down on property speculation through a capital gains tax and restrictions on non-resident purchasers of New Zealand houses.  In reforming monetary policy Labour wants to look at ways of introducing long term fixed rate mortgage products.

Minor Parties

The minor parties also have housing policies to encourage home ownership.

The Outcome

Whichever way our parliament is made up after the election, it is good to see that first home affordability is being addressed as a priority.  Let’s hope that the pre election hype turns into policy that can be implemented to make home ownership a realistic goal for first home buyers. 

The Current Market

With the approach of the general election the housing market has adopted a wait and see approach. Potential buyers want to have certainty before committing themselves.

Home values in Auckland, Christchurch and Tauranga are still increasing but at a slower rate than this time last year.  The Auckland region as a whole saw residential property values increase by 1.8% over the past three months. Residential property values in Hamilton City have decreased slightly by 0.2% and over the same period residential property values in the Wellington Region still showed a slight downward trend down 0.5%.

Residential property values in Christchurch City have increased 1.1% over the past three months and in Dunedin City they have decreased slightly by 0.4% over the same period.

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