TMG Home Finance Guide

Home Finance Guide

Home Finance Guide

Find A House.

House hunting can be very exciting and challenging at the same time. Find The Mortgage Girls 5 Tips to house hunting below…

01. Make a bucket list of must-haves and can-live-withouts, remember your first home may not tick every box however you may get closer than you realise. Things for your bucket list could include; large wardrobes, lawn, close public transport, local shops, certain school zones may even be a must, however, a separate bathroom might be optional. It is completely up to you!

02. Get a buyer’s agent, especially if this is your first home purchase. A buyer’s agent may be the way to go to help make the process smoother, they can come to open homes with you as well as help with the negotiation process. The Mortgage Girls can refer you to a buyer’s agent if you like. (Refer to page 15)

03. Take your time at open homes, turn up early and even go to the same house two or three times (you can ask the agent for private viewings). It pays to open and close cupboards to check storage space, look high and low, turn taps on and off to see pressure, lift and look under mats placed on the floor, open and close windows. Take photos of the house (check with the agent first) – these are handy to refer back to later especially if you go to a number of open homes in one day. Take measurements of furniture at home, bring the tape measure to the open home and check that your furniture fits in the potential new space. Check the property out at a few different times of the day, peak hour, day and night in order to see the local atmosphere – is it busy/noisy? Are there people sitting outside?

04. Ask plenty of questions regarding every property, for example: How long has the property been on the market? What have nearby properties sold for? Is there any damage from earthquakes or another natural disaster, and have they been repaired (they should be able to provide documents if there is)? Is there any outstanding maintenance? Is there any non-consented work on the property? Are there any easements on the title (shared access/right of ways)? Are there any covenants for your area (terms and conditions in that area or subdivision, for example, your fence height may be restricted to 1.2 meters)?

05. Most importantly, ensure the property types you are shopping for are within the scope of your pre-approval. For example, there are often higher deposit requirements for luxury properties or apartments. Give us a call or email anytime, and we can discuss this further.

Click here To access Canterbury Property Reports Open Home Master Guide.

Congratulations
On Being
Pre-Approved!

Next steps from here;

01. Take your time to fully read through your pre-approval to understand it, and feel free to ask any questions anytime. The Mortgage Girls Team is here to help.

02. Start covering off any conditions on your offer letter that can be met now to save stress later.
03. Start thinking about your deposit. If it is coming from gifting, overseas, or an international source, ensure you have allowed enough time to use these funds for your purchase. If your deposit is coming from a Locked Fund or Term Deposits, these may have timeframes in place for early withdrawal. It might be best to put plans in place now to ensure the funds are accessible when required.

04. House Hunting! Now you can start looking for your new home! If you would like help from a buyer’s agent (a real estate agent who can assist you in finding the right home), keep scrolling down for a list of The Mortgage Girls’ trusted contacts.

05. Take note of the expiry date on your pre-approval. Sometimes, finding the right property can take longer than expected. If needed, we can work together to extend your pre-approval or explore alternative options.

06. Kāinga Ora – First Home Loan Clients – Please review The Mortgage Girls additional information booklet on Kāinga Ora – First Home Loans to ensure you’re well-informed.

Budgeting.

What will your new budget look like?

Now that you’re pre-approved, it’s the perfect time to sit down and review your new budget.

Your financial outgoings may look a little different compared to your current expenses, so it’s important to review everything and plan for the changes ahead. To help you work through your numbers, we’ve included a couple of budgeting calculator sheets below.

You can also use The Mortgage Girls’ online calculators to help you create your budget or work out your mortgage repayments with ease.

Calculating your new weekly
outgoings for an Owner‑Occupied
Home Purchase
$ 1
New Expenses
$
$
$
$
$ 2
Sum 1 - 2
Other items to think about, as they may be new expenses or may have changed, include power, internet/phone, and personal protection insurances, including mortgage protection.
Calculating your new weekly
outgoings for an Investment Purchase
$ 1
Expenses
$
$
$
$
$
$ 2
Sum 1 - 2

A reminder to think about your vacancy rate (weeks non-rented) per year and how you plan to cover those periods of time, along with planning for any tax payments that may be applicable at the end of the financial period. Your accountant will be able to work through this and let you know any expenses you can claim.

These budget sheets are for your information and to be used as a guideline only for your reference. For full financial advice, we recommend you seek legal independent financial and/or tax advice.

Choosing A Solicitor Or Conveyancer.

Firstly, it will pay to start phoning around or checking websites to decide on a Solicitor or Conveyancer and check on their costs.

Remember to request the costs to organise:

  • Your will (which is really important)
  • Relationship/contracting out agreement if required in the costings

Firstly, understanding Solicitor Vs Conveyancer.
Conveyancer;
Conveyancing is the term used to describe the legal work required to transfer the ownership of real estate from one person or entity to another, which also includes the processing of subdivisions, leases, and refinancing of mortgages. A conveyancer will not be able to help work through Relationship Agreements and will often refer you to a Solicitor for this.
Solicitor;
A solicitor is a legal practitioner who traditionally deals with most of the legal matters in some jurisdictions. A person must have legally-defined qualifications to be described as a solicitor and enabled to practise there as such. A solicitor will most likely be able to help with all your legal requirements, including your property transaction, will, and a Relationship Agreement.
A quick tip for deciding which solicitor to work with:

Find someone who you connect with, call or email around in order and ask questions in order to find someone who your feel best suits you and will be able to help you with your home buying goals

It’s handy to know who you wish to work with in advance of making an offer on a home, as you will require your solicitors details including their name, firm and email to be listed on the Sale and Purchase Agreement
Here’s a few Solicitors and Conveyancers we use regularly;

Amanda Varga

Sarah Bee

Oliver Lee

Kathryn Lawry (Evening appointments)

Nicole Gibson

Simon Ford

Property Transfer Office

Steamline Conveyancing

Melissa Thornton

Daniel Beker

Helen Wallace

Caitlin Stack

Natasha McClure

Tracy Yarrell

Tracy Yarrell

Tracy Yarrell

Charlotte Grimshaw

Naahi Taiaroa

Relationship Agreements;
When organising a contracting out agreement (relationship agreement), you will both need to see separate lawyers to ensure both parties are well informed and have independent legal advice. This is something that we at The Mortgage Girls highly recommend, as it creates a process to follow if the relationship comes to an end. Not all firms have lawyers who practice family law, so it pays to ask in advance.
Here’s a few which we have worked with regularly, whom could help;

Sarah Bee

Claire Finn

Amanda Varga

Jenny O’Neil

Buyers Agents
  • Want some help finding a home? Here’s a few people who may be able to help you;

Denise Robinson

Eneka Burroughs

Simon Corkindale

Hayden Roulston

Jill Lange

Fernanda Hammett

Gerardo Guzman

Sandy Dahiya

Tracy Thomson

Lee Robinson

Paul Lawrence

Rhys Kerr

Chanelle Bond

Real Estate Agents
  • For when your thinking about selling we know some pretty amazing agents that could help!

Hayden Roulston

Rob East

Eneka Burroughs

Jack Marshall

Paul Lawrence

Simon Corkindale

Vanessa Golightly

Making
An
Offer.

How much should I offer, when purchasing a home?
Keep in mind, the advertised price usually indicates the vendors expectations, whether or not these match the market.
Here are some tips to help you when making an offer:
  • Try talking to the agent—they should be more than happy to discuss the sale price verbally.
  • Do your market research, for example: drive around the local area during the day and at night, and check the local council’s website to find out the rateable value.
  • Request a transcript of local area sales from the agent—it may help to show why the property is valued at that amount.
  • Drive past the properties listed on the recent sales transcript. This can help highlight differences in location, street appeal, presentation, and building type. The report also provides basic information about the property, including floor area, age, and the number of bedrooms and bathrooms.
  • Homes.co.nz often lists estimated values of properties in New Zealand. Otherwise, there are other options, such as making your written offer subject to a registered valuation. This comes at a personal cost, but a registered valuer will walk through the property and provide a detailed report explaining the property’s value.
  • Remember to take into account any outstanding maintenance or planned maintenance when making your offer.
  • If you believe the house is worth $20k less, tell the agent and provide your reasons behind it.
  • Check out the real estate agent’s authority page for more helpful guides and information.
Some extra notes from The Mortgage Girls to help you when formally writing up an offer:
  • If KiwiSaver is included in your deposit, remember your KiwiSaver provider requires a minimum of 10 business days’ notice to approve and process the funds to your solicitor’s trust account.
  • Contract Deposit: When completing the Sale and Purchase Agreement, the agent/vendor will request a deposit to be paid once the contract is confirmed unconditional to secure the sale. Most property sales require a 10% deposit of the purchase price as security for the sale; however, this is negotiable.
  • This deposit amount is negotiable. If your KiwiSaver + savings do not add up to 10% of the purchase price, request to have it reduced to match or come below the total combined figure.
  • Your lender may be able to organise a temporary overdraft to cover this cost if you are unable to come up with the required amount on contract confirmation. However, there would be a daily interest charge, and all finance conditions would need to be met prior to the bank approving this. Please check with your adviser, as not all banks operate this facility.
  • If your deposit is coming from gifting, an international source, or a Locked Fund/Term Deposit, ensure you have allowed enough time to be able to use these funds for your purchase.

Auctions

First things first if you’re thinking about going to Auction please get in touch with your adviser at The Mortgage Girls and let them know as soon as possible as it can often take a number of days to work through some conditions.
In order to bid at Auction, all finance conditions on your pre-approval need to be met. First things first—if you’re thinking about going to Auction, please get in touch with your adviser at The Mortgage Girls as soon as possible, as it can often take a number of days to work through these conditions.

There are two documents your adviser will require in order to get started, including:

  1. The completed AUCTION Sale and Purchase Agreement for Auction

  2. The full property information pack along with any EQC or Insurance information for earthquake-affected areas such as Canterbury and Wellington

There are a number of points to think about with Auctions:

  1. If your approval is subject to a Registered Valuation Report: You will require at least 4-8 clear working days prior to Auction to have this information organised. Important to note—there will be no refund with a Registered Valuation Report if you do not win at Auction.

  2. Contract deposit: If successful at Auction, this will need to be paid on the day of winning. Ensure you know prior to Auction how you will pay and transfer the funds required. There are options to negotiate this amount with the vendor, so talk to the listing agent if this might be required.

03. House Insurance: Some Auction contracts will allow you a few business days after Auction to organise Full House Insurance, however, we strongly recommend organising this prior.

04. If Kiwisaver is included in your deposit, remember your KiwiSaver provider requires a minimum of 10 business days’ notice in order to approve and process the funds to your solicitor’s trust account.

05. Building Inspection: If it is your desire (highly recommended for your due diligence) to get a fully completed Building Report, you will need to complete this prior to Auction. A building report can help identify any future maintenance requirements, ensuring you are prepared to keep your home and asset well-maintained.

Some Tips from The Mortgage Girls:
01. If you’re thinking about going to Auction, please talk to your solicitor about your intentions so they can fully inform you about how Auctions work as well as check over The AUCTION Sale and Purchase Agreement, Lim, title and any other information applicable to the property then let you know of any more steps you need to cover off.
02. Please note it always pays to chat to the agent as to whether the vendor will accept conditional bids if you are short for time to meet conditions.
03. If your bid is the highest one at Auction and you are taken to the back room to negotiate and come up with a final price, request your final price to be accepted and the property not re-presented to the Auction Room in order to avoid people then have a chance to bid against your negotiated offer. Speak to your adviser about this for any questions.
04. Have a plan, know what your limit is on the property and stick to it. It is easy in the heat of the moment to continue bidding. Do you want to wait to see what the bids are doing? Or scare other prospective buyers off with big jumps? It can be very intimidating to go to an auction. It is always a good idea to go to one before you bid so you can watch what happens and how other people do it.

Purchasing
An
Investment…

Some extras to think about when purchasing an investment.

Deposit
The deposit required for an investment is typically higher than that of an owner occupied home, it can be made up of equity in your existing property and/or savings. The Mortgage Girls are happy to run calculations on your behalf in order to determine the deposit or equity required for your investment purchase.

Accounting If your thinking about investing in a property the first step would be to chat to an accountant here are a few reasons why;
> To help decide if you are going to keep your property in your personal name or a Look Through Company (LTC)

> To ensure you understand your accounting and tax obligations whilst owning an investment property. Including understanding your annual tax requirements,along with obligations when you buy and sell.

> To discuss your lending structure to ensure you have it set up to best benefit you, especially where you are using the equity from another property to purchase your investment

> It’s also a great idea to discuss your rental’s budget in order to understand potential tax obligations
Accountants recommended by The Mortgage Girls:

John Small

Lisa Meads

Abhi Shrikhande

Property Managers recommended by The Mortgage Girls

Want to have your property managed on your behalf, here’s some options
for property managers that could help

Chris Uren

  • (03) 339 0081
  • 027 444 7950
  • priorityproperty.co.nz

Sharon Layton

Taylor Staines

Michelle Bayliss

Rental income and expenses
When working out the return on your rental property, consider key income and expense factors. Use the template below to guide you, or click here for the digital calculator. 

Rental yield

Rental yield is the % of return on your investment after removing expenses. Work out your rental yield by dividing your annual rental income by your total investment – or use a yield calculator. Your accountant will also be able to help you with these calculations.

Need help arranging insurance?
The Mortgage Girls can assist you with this through Intio, Tower, or one of our trusted insurance advisers. Simply click here to complete the form, and one of our specialists will be in touch to guide you through the next steps.

Insurance
When arranging insurance for your investment you will want to ensure it’s set up correctly, in order to have adequate cover in the event of a loss, including cover for loss of rent and chattels. Let your insurance company know that the property is tenanted so they can discuss the policy options with you.

The Mortgage Girls have a great contact who can help with your Home Insurance their details are below;

Gerrards
Ethan Gerrard
027 358 6588
[email protected]
gerrards.co.nz

If you are considering Ando or Tower for your policy The Mortgage Girls team can arrange them to contact you directly also.

Where to find more information?

Here is a link to the New Zealand Tenancy website. This will give you everything you need to know in regards to your obligations when owning an investment property in New Zealand.

Your Offer
Has Been
Accepted…

Whats Next?

Sale and Purchase Agreement

You now need to meet all the conditions on your offer letter prior to your selected condition date. It’s really important to forward a copy of the sales and purchase agreement to The Mortgage Girls as soon as possible in order for us to help get everything underway.

Property Information Pack

The Mortgage Girls will require a copy of the property information pack from the agent to show any EQC reports/claims, and any information about the property.

Paying the Deposit

Once you have met all the conditions above and finance is confirmed unconditional by the bank and your solicitor, the agreed upon contract deposit needs to be paid.

Your solicitor will advise the account number to which this needs to be paid. If KiwiSaver funds are being used for the contract deposit, your solicitor will arrange the transfer. Otherwise, if you are using savings or a temporary overdraft from the bank, you will need to arrange payment.

Building Report

If this is a condition on your Sale and Purchase Agreement, you will want to order this as soon as possible.

Here are a few contacts who could help:

Mitch King

Nick Brownlee

  • 0800 888 882
  • Insightbuildinginspections.co.nz
  • Has an underfloor robot

Andy Mitchell

Jon Weir

Graeme Dubar

Jeremy Cosgrove

Jamie Chapman

Registered Valuation

If this is a condition of your lending, The Mortgage Girls will have this ordered through the bank’s internal ordering system. The bank requires all Registered Valuation Reports to be ordered through their internal system and not directly with a valuer. An email will be submitted to you in order to make payment prior to the valuation proceeding.

KiwiSaver

Email your solicitor immediately to let them know if you are using KiwiSaver – they will require a copy of the approval letter from your provider to help them prepare the paperwork for you to sign in order to process the withdrawal.

KiwiSaver withdrawals require a minimum of 10 business days to be actioned, so if you need the funds to be included as part of the contract deposit, you want to get moving on this fast. Once withdrawn, the funds will be paid to your solicitor’s trust account.

Home Insurance

The Mortgage Girls will require a copy of your insurance details showing the bank listed as an interested party. Remember to organise a direct debit for this to come out of a nominated account.

The Mortgage Girls have a great contact who can help with your Home Insurance their details are below;

Gerrards

Need help arranging insurance?
The Mortgage Girls can assist you with this through Intio, Tower, or one of our trusted insurance advisers. Simply click here to complete the form, and one of our specialists will be in touch to guide you through the next steps.

Here is a handy link to the Cordell’s calculator.

This calculator can help you calculate your “sum insured.” Sum insured is the amount you expect to pay to demolish, remove, and rebuild your home if an event occurred.

Paying the Deposit

Once you have met all the conditions above and finance is confirmed unconditional by the bank and your solicitor, the agreed upon contract deposit needs to be paid.

Your solicitor will advise the account number to which this needs to be paid. If KiwiSaver funds are being used for the contract deposit, your solicitor will arrange the transfer. Otherwise, if you are using savings or a temporary overdraft from the bank, you will need to arrange payment.

Refinance.

A refinance is where you transfer your home loan from one lender to another. Why might you consider refinancing?

1. To take advantage of more competitive interest rates

2. Because another lender has better products or services to suit your needs

3. To be able to increase your lending

4. You do not enjoy a certain aspect of your current lender and would prefer to refinance to another lender.

1. Legal costs

A refinance transaction will need to go through a solicitor in order to ensure your property is transferred as security from one lender to another, this will in turn occur at a cost. It pays to get in contact with your solicitor early, let them know your intentions to refinance and find out what their timeframe minimums are in order to help determine a settlement date for the transaction to occur, along with approximate costs. If you would like to use a new solicitor and are looking for suggestions this guide has some options under choosing a solicitor or conveyancer.

2. Transferring Mortgage Adviser

If you have moved mortgage advisers within a certain period of time, usually within 27 months, your adviser could charge a clawback fee. It pays to check your terms of engagement to see if you will have an applicable fee.

3. Registered Valuation

If this is a condition of your lending, The Mortgage Girls will have this ordered through the bank’s internal ordering system. The bank requires all Registered Valuation Reports to be ordered through their internal system and not directly with a valuer. An email will be submitted to yourself in order to make payment prior to the valuation proceeding.

4. Cash Back Repayment

Were you paid a cash back contribution for your lending in the past 4 years? It may pay to check with your bank to see if you would be liable to repay this in the event of repaying your lending and refinancing. Let The Mortgage Girls know if you would like us to request this information from your bank.

5. Fixed Interest Rate Break Costs

If your lending is currently locked into a fixed interest rate term and you intend to refinance before your review date, let The Mortgage Girls know to request your current break costs from your existing bank. This is so you can have an indication of the fee in order to make a decision whether you pay the break fee in advance of settlement or wait until settlement. The risk with waiting until settlement is that the amount of the fee could change.

6. Discharge Fee

A discharge fee is a charge your lender may apply when your home loan is fully repaid

Other refinancing items to consider

Property Information

The new lender will require the full property information pack including all current EQC information (for earthquake affected areas) and/or code of compliance if a newly built home.

Home Insurance

The Mortgage Girls will require a copy of your insurance details showing the new Bank listed as an interested party. Remember to organise a direct debit for this to come out of a nominated account. The Mortgage Girls have a great contact who can help with your Home Insurance; their details are below.

Gerrards

The Mortgage Girls can assist you with this through Intio, Tower, or one of our trusted insurance advisers. Simply click here to complete the form, and one of our specialists will be in touch to guide you through the next steps.

My Finance
Has Gone
Unconditional…

What
Happens
Now?

Lending

It’s now time to sit down and work out how you would like to structure your lending.

The Mortgage Girls will be in the process of receiving the current rates for you (also known as “pricing”). Once we have received them, we will forward them to you with a detailed email outlining potential structure options to help you start thinking about how you would like to format your lending. We will also let you know if there is availability to hold fixed interest rates prior to settlement as well as the next steps in order to finalise structure and have your loan documents sent to your solicitors for signing.
Your adviser at The Mortgage Girls will also be happy to chat in person, over the phone, or via Skype to discuss options for structuring your lending. We know and understand that it can be a lot to think about, and we are here to help. Also, please find attached a link to our really handy calculator for working out your potential repayments.
Accounts

The bank will be in touch at some point to discuss opening new or sorting existing accounts in order to ensure they match your new requirements and setting up account signatories. If it is more convenient, pop into your local branch and arrange an appointment to go through requirements. If you are new to this bank, you will need to bring in two forms of identification along with confirmation of your address.

Solicitor

Make an appointment with your lawyer prior to settlement and advise The Mortgage Girls of the date of this appointment. This way, The Mortgage Girls can ensure you have structured your lending and given time for the bank to process everything in order to send your loan agreements to your lawyer prior to your appointment. Remember to organise a will and relationship agreement whilst you are there!

Investment Properties

Now your property has gone unconditional, you can start advertising for tenants either personally or through a property management company. Refer to the investment section of this guide.

Settlement
Day Is Here!

Congratulations, the day has now arrived! The lawyer will be working through this with the bank involved, note it can often be after lunchtime that you receive a key so you can move in!
01. Cash Back

If there is a cash back, this will be paid to the nominated account after settlement.

02. Deposit

If this was via a temporary overdraft, this limit will drop off today. Remember, the interest for use of this overdraft will either be charged upon settlement date or with your following monthly bank fees.

03. Rates

A bill is automatically mailed from the council every 3 months; however, you can set up a direct debit with the council over the phone or an automatic payment at any time to have this paid on a regular basis if you prefer.

What

Happens

After

Settlement?

Now everything has settled down and you’re all moved in…
congratulations on
owning your new home!

A Few Things That Are Good to Know

01. Mortgage Repayments

Your mortgage repayments will be deducted automatically from your nominated account.

02. Rates Payment

If you have not set up a direct debit for your rates, it would not hurt to give the council a call
or wait for your first bill to arrive.

03. Update Your Address

Now is the time to update your postal address if required on items such as your
driver’s licence, electoral roll, and bank statements.

04. Moved to a New Bank?

Once settlement occurs, if you wish to close the accounts with the bank you shifted from,
you may need to go in to organize this, as they will not automatically close off.

05. KiwiSaver

Now is a great time to review your KiwiSaver in order to start planning your future savings
for retirement. Want The Mortgage Girls to get someone to give you a call?
Get in touch here, and please leave a note to say you would like a KiwiSaver
specialist to get in touch.

Alternatively, we have a direct link to kōura KiwiSaver, where you can sign up yourself. Learn more about the
kōura KiwiSaver Scheme here.

01. Mortgage Protection (Lifestyle Insurances)

Insurance is one of those things that you hopefully never need to use. If you do need it,
you’ll be thankful it’s there! This is a friendly reminder to review your insurance or look into
your first policy. Insurance can take time to review and be put in place, so the sooner you start,
the better.

Want the team at The Mortgage Girls to get someone to call you?
Give your adviser a call today or send us a message here and we can
get someone to give you a call.

02. Maintenance

Whether your home is new or old, upkeep is important! Keeping your home maintained
in tip-top shape helps prevent major issues in the future and preserves its value for decades
to come. This is your biggest investment, and if you take care of it, you will reap the rewards
later on.

If you would like a comprehensive seasonal checklist, click here or
reach out—we have some excellent suggestions for professionals who can help you.

03. Future Proofing

Relationship agreements, wills, and power of attorney—have you sorted these out?
Are you protecting what’s most important to you? After all, you’ve insured your home,
you may have even insured yourself and your income, but it’s important to put measures
in place for your and your family’s financial well-being now and into the future.

As these are all legal documents, you’ll need a lawyer to help you write them up.
The Mortgage Girls can refer you to our trusted network of legal advisers if you want to
know more.

04. The Mortgage Girls Are Here to Help

If you have any questions, don’t hesitate to get in touch anytime.
We have a great web page that talks about the things to think about when you own a home—
click here to learn more. We will also be in touch when your fixed rate is up for review.

Important information about The Mortgage Girls and how our business works.

Please head to; themortgagegirls.co.nz/important-information

Here you will find:

>Terms of Engagement – Obligations

>Our disclosures – What we do and how we work, fees and expenses information & complaints process.

>Our privacy policy

>Hard copies are available on request

Disclaimer: The Mortgage Girls Ltd believes the information in this publication is correct as at May 2024, and it has reasonable grounds for any opinion or recommendation found within this publication on the date of this publication. However, no liability is accepted for any loss or damage incurred by any person as a result of any error in any information, opinion or recommendation in this publication. Nothing in this publication is, or should be taken as, an offer, invitation or recommendation to buy, sell or retain any investment in or make any deposit with any person. The information contained in this publication is general in nature. It may not be relevant to individual circumstances. Before making any investment, insurance or other financial decisions, you should consult a professional financial adviser. This publication is for the use of persons in New Zealand only. Copyright in this publication is owned by

The Mortgage Girls Ltd. You must not reproduce or distribute content from this publication or any part of it without prior permission.

Thank you for choosing The Mortgage Girls, we look forward to helping you now and in the future.

Please do not hesitate to get in touch anytime with any questions you have.
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