H2B loans are toxic, imo13 May 2021 21:43
Dimi,
Thanks for the link to Which article, interesting.
Unlike the mortgage, H2B are equity loans, so the amount increases as the property value increases.
So an avg property bought for £250k. A 20% H2B loan would br £50k.
If the property price increases by 10% a year, the property would be worth £275k.
Year 1, the mortgage would still be £160k. However, the H2B loan would now be £55k.
Year 2, mortgage £160k, H2B loan £60.5k.
etc
Obviously payments on the mortgage would reduce the mortgage balance but I've used interest only for simplicity of calculation sake.
You can see the H2B balance actually increases based on the original purchase price, whereas the mortgage balance would be decreasing.
For buyers to save enough to pay off the H2B loan, they need to save more than the yearly increase in the H2B loan.
Regarding the Which article:
Maybe the govn website is wrong but it states the 1.75% from year 6 is a MONTHLY interest FEE, ie not the interest rate and separate from the interest.
The govn website also states the interest is rise ever year.
Hence my assertion about hefty interest rates and that I believe H2B loans are toxic, which I think will lead to another financial crisis.
For the first five 5 years:
the equity loan is interest free
you pay a £1 monthly management fee by Direct Debit
From year 6:
pay the £1 monthly management fee
pay MONTHLY interest FEE of 1.75% of the equity loan
interest rate will rise each year in April by the Consumer Price Index (CPI), plus 2%
https://www.helptobuy.gov.uk/equity-loan/equity-loans/
Management fees, hefty interest charges - all sounds similar to the leasehold scandal. I think it makes the leasehold scandal look like small fry.
What is your take on this?