Calgary house sales surge in March

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As we continue forward into 2012, we find interest rates low and a vibrant city looking to take advantageous of the Spring market in Calgary.  Below are numbers that would prove that the city of Calgary is moving forward with zeal.  As you can see in the column below, one of Calgary’s realtors from Remax makes some good points about ‘why’ people are buying.

What is your indicator to buy or sell?

We would love to talk to you about any mortgage questions that you might have!

Total MLS residential sales in the city up 12.63%

CALGARY — Calgary’s housing market picked up steam in March as MLS sales surged compared with a year ago — led by stunning growth in the single-family category.

According to the Calgary Real Estate Board, total residential MLS sales in the city for the month was 2,167, up 12.63 per cent from March 2011. Also, the average MLS sale price increased by 3.69 per cent to $422,256.

In the single-family market, sales soared to 1,576, up 17.26 per cent from a year ago while the average sale price jumped by 2.36 per cent to $472,464 — that’s the highest it’s been since June 2011 when it was $479,580.

Christina Hagerty, a realtor with RE/MAX Realty Professionals in Calgary, said the market has been extremely active recently.

“Calgary seems to present the land of opportunity right now and people need homes. Renting does not seem like a reasonable option with the low interest rates. They also feel that the property values will be increasing so they want to secure an investment here,” said Hagerty.

She said employment and net migration growth in the city have boosted the real estate market.

Industry officials have cited low mortgage rates as a reason for the surge in market activity in the city.

In March in Calgary, the condo apartment market saw year-over-year sales increase by 7.23 per cent to 356 while the average sale price rose by 4.56 per cent to $271,724.

The condo townhouse category experienced a year-over-year sales decline of 5.24 per cent to 235 but the average sale price increased by 1.21 per cent to $313,581.

mtoneguzzi@calgaryherald.com

© Copyright (c) The Calgary Herald

Read more: http://www.calgaryherald.com/business/Calgary+house+sales+surge+March/6396629/story.html#ixzz1qtiOAUzb

When Rate Isn’t Everything…

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BMO offering 2.99% for a 5yr. fixed rate:

Is this a good mortgage fit for you?

Wow.  That IS a good rate.  But is it the right mortgage for you?  I ask that you spend the next 120 seconds to read this… it may just save you a lot of headaches in the future.

No Frill Mortgages: This means that “rate” is largest consideration towards a mortgage.  Let’s look at the guidelines (taken directly off of the BMO website), and break it down:

  • Want a simple, easy to understand mortgage with a great rate  (“Easy to understand” is good, but we don’t necessarily want or need “simple”… keep reading, we’ll tell you why!)

  • Want to become mortgage free within 25 years  (Who doesn’t want to be mortgage free in 25 years? (or less??)  The problem is that BMO does not permit a borrower to take a longer amortization period with this offer.  A lot of us would like to lower our payments, initially, by opting for a 30 year amortization period.  Later in the mortgage - let’s say after the first 5 years - perhaps we can lower our amortization period by choosing 25 years or less)

  • Want peace of mind knowing your rate will not rise during the term  (This is called a fixed term mortgage… pretty standard.)

  • Want 10+10 pre-payment options that let you pay down your mortgage faster (This is likely one of the lowest options of prepayment privileges offered by lenders on the market.  MANY other lenders offer 15+15, 20+20, and even 15+15+DOUBLE UP.  Our view is that the 10+10 prepayment privilege is not great compared to what else is on the market.)
  • Want to budget with certainty, knowing that your mortgage payments won’t change  (Again, with a fixed term mortgage - found in all ‘fixed term mortgages’ - your payment does not increase over the term chosen.)

Stay with me for a moment…here’s the part that I want you to be aware of because THIS, is likely the most important downfall to this mortgage… the ‘fly in the ointment’ if you will…

NOTE:  During the term of the 5 year low-rate mortgage and in the first 5 years of the 10 year low-rate mortgage, full repayment before maturity can only occur if the property is sold to an unrelated purchaser at fair market value or if the mortgage is refinanced into another BMO mortgage product.

If I’m out to poke holes in this mortgage product, I have likely found the weakest threads in the material.  Watered down, what this mortgage product is saying to you as a borrower is; the only way to get OUT of this mortgage is to sell your home to someone who is not related - OR - you can only refinance into another BMO mortgage product.

When you’re submitted into a mortgage that does not allow you to break the mortgage unless you sell it, buyer beware - this is referred to as a Bona-Fide Sales Clause.

OK… so it’s not that big of a deal, if you want to refinance during this period of 5 years - you can refinance into another BMO product.  Is that a good thing, or a bad thing?  Well, the fact of the matter is - we don’t know right now.  What if BMO comes back in time and says, “No problem, we can refinance you into something else….here’s your rate now!”  (Gulp).  What if you don’t like it?  What if you know there’s better interest rates on the market at the time of refinancing?  You can always go and shop around, or even get your mortgage broker to look up another program for you right?  Wrong.  You’re tied into a BMO product for the 5 years unless you sell your home to someone else who is not related to you.

Hmmm…  2.99% IS a good rate.  But at what cost?  We all like to think that we know what our next 5 years is going to look like, but statistically speaking - MOST Canadians do not make it to over 3.5 years in their 5 year mortgage term.  AND, I would argue that a lot of them didn’t see it coming because of a change in the family structure, unforeseen events, marriages, divorces, education… the list goes on.

Allow me to leave you with this…

Most all other lenders (major lenders) have come in to compete with this BMO product, by offering a 2.99% 4yr. term mortgage.  The difference is:  Flexibility.  With most other offers at 4 years with a 2.99%, you can “up” your prepayment privilege, go with a 30 year amortization to lower your monthly payments (perhaps use these savings to put more down on principle by using the greater portion of the prepayment privilege!) - NOT have a restrictive Bona-Fide sales clause - AND be able to refinance out of your mortgage with the option to shop around at free will!

Is the BMO product the right mortgage for you…?  Maybe!  But as a mortgage broker we deal with MANY lenders and get to see everything on the market.  When there’s an opportunity to shed light on potential pitfalls to save you hassle, we want to share them with you.

Lastly - considering most Canadians do not make it to their 4th anniversary year in their mortgage, there are some incredible 3 yr. terms available… RIGHT NOW from various lenders as well.  Example:  2.79% (standard prepayment privileges / 30 year amortization available / NO bona-fide sales clause)

***We’ll also show you how by simply changing your payment frequency, you can shave YEARS off of your total mortgage.  Now THAT’S value and savings!***

Questions?  We love them… and we hope to hear from you.

Dan and Stacey Mass

403-294-0033

dan@canadafirstmortgage.com

stacey@canadafirstmortgage.com

2011 Canadian Mortgage Professionals (CMP) award Finalists

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We at Verico Canada First Mortgage are pleased and very excited to announce that we have found ourselves as finalists for two Canadian Mortgage Awards this year!  This year for the 2011 CMP awards, we are up for:

Brokerage of the year (less than 25 employees)

Broker of the year (less than 25 employees)

It is a terrific honor to not only be mentioned, but to have made it as one of the finalists - this is truly humbling to say the least.  The awards are held in Toronto on April 29th, 2011, and we anticipate a wonderful evening surrounded by our peers and colleagues of the industry.  I wish to congratulate all the nominees this year.

Whether we walk away with an award or not come April 29th, I would like to say that having the opportunity to surround myself with such a wonderful group of mortgage associates has been a dream.  The team that we have assembled here at Verico Canada First Mortgage are second to none with their caring and empathetic dispositions and professionalism.  Truly top drawer colleagues!

Thank you very much for all your support in our 5 and a half years of growth….we are simply excited to be a part of such a wonderful industry in assisting fellow Canadians with their mortgage needs.

Yours Sincerely,

Dan Mass, AMP

Broker / Owner - Verico Canada First Mortgage

403-294-0033

Happy New Year!

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Yes indeed - welcome 2011 :)

I want to take a moment to thank all of our customers in 2010 for a tremendous year.  We have provided top quality mortgages; from Credit Unions - to Trust Companies - to the traditional banking institutes; we have seen a wide array of mortgages go out to our customers this year.  When it comes to Canadian mortgages, we wish to provide nothing short of the best in our Canadian marketplace!

Thank-you again for making 2010 one of the best years on record for us, and we look forward to 2011 as your mortgage professionals who you can count on.

Thinking of anyone in particular who needs to refinance or purchase a home?  Their one stop with us will be their last as their best mortgage options are surely covered!  We’ll even throw $100 your way for referring your friends, co-workers, and/or family.

$100 for your referral

And don’t forget to follow us on Twitter and Facebook!

Canada First Mortgage - Facebook

Canada First Mortgage - Twitter

Here’s to 2011!

Sincerely,

Dan Mass

dan@canadafirstmortgage.com

Alberta’s economy to rebound this year, lead nation in GDP growth: Scotiabank

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Oil sands investment boosts forecast of 4.1% spurt

CALGARY - Alberta will experience a significant economic rebound this year and lead the nation in GDP growth, says a report released today by Scotiabank.

The report forecast GDP growth of 4.1 per cent for the province while overall Canadian growth would be 3.6 per cent, the strongest advance in a decade for the country. In 2011, Scotiabank is forecasting Alberta economic growth at 3.4 per cent - tied with Saskatchewan for the best in Canada. Nationally, it is predicting Canadian GDP at 2.7 per cent next year.

Scotiabank said a strong pickup in investment will fuel growth in the energy and manufacturing sectors this year in Alberta.

“Investment has perked up in the oil sands, as easing costs and higher oil prices revived investment intentions in late 2009, with $2.2 billion in outlays scheduled for 2010 alone,” said the report. “Renewed activity in the industry will lead to significant benefits flowing through the economy, with manufacturing and services all heavily tied to conditions in the energy sector. While the bulk of investment will stem from oil sand development and tight oil plays, recent revisions to the province’s royalty framework are a major positive for the natural gas industry.”

mtoneguzzi@theherald.canwest.com

© Copyright (c) The Calgary Herald

Bank of Canada urged to hike rates after June

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Paul Vieira, Financial Post

OTTAWA — With Bay Street convinced the Bank of Canada will maintain its pledge to wait until July to begin raising interest rates, the debate now turns to how aggressively the central bank should behave thereafter.

In the view of a paper prepared for the C.D. Howe Institute, the central bank should act with zeal. If it wants to get ahead of the inflation curve, the bank should raise its benchmark rate by 50 basis points at every scheduled rate announcement until the middle of next year, the paper said.

Michael Parkin, an economics professor at the University of Western Ontario and member of the think-tank’s monetary policy council, said “steep” increases would be required to make up for keeping the benchmark rate so low for so long.

The paper comes a week before the Bank of Canada’s next interest-rate statement, scheduled for March 2 and the same day Mark Carney, the bank governor, held an annual meeting with leading private-sector economists in Ottawa.

The bank cut its benchmark rate last year to a record low 0.25%, and made a pledge — conditional on inflation — to keep it there until the end of June in an effort to pump up the economy amid the financial crisis. Analysts say the move has worked. Figures on gross domestic product, to be reported next week, should indicate the economy grew roughly 4% in the fourth quarter, above the central bank’s own expectations. And inflation is closer to the bank’s 2% target earlier than envisaged, although analysts suggest price increases could lose some steam in the weeks ahead.

The main thrust of Mr. Parkin’s argument is the central bank needs to raise rates as aggressively in anticipation of the recovery as cut in response to the financial crisis. This would be in line with the Taylor rule, which dictates by how much a central bank should move its benchmark rate in response to inflation.

Based on the central bank’s own economic projections, Mr. Parkin calculated the future path of interest rates. “When the [benchmark] rate starts to rise, it must be on a steep upward path,” he wrote. Under the Taylor rule the benchmark rate should in fact, be higher than present levels. As a result, a target rate “somewhat higher” than what otherwise would be required might be necessary for the latter half of this year and all of next, he said, “to avoid inflation running above target.”

Economists indicate the central bank, if possible, will keep its pledge because reversing course now could damage its credibility.

Other analysts also signalled that they shared some of Mr. Parkin’s view.

“In order to move from an exceptionally low to low-rate environment, you need to move fast,” said Sébastien Lavoie, economist at Laurentian Bank Securities, which last fall indicated in a report Mr. Carney would need to entertain rate increases of up to a percentage point.

Michael Gregory, senior economist at BMO Capital Markets, said that by mid-2011 the benchmark rate would “have to be in proximity of being neutral.”

However, he added the central bank would have to take into account the strength of the loonie in determining the appropriate level of interest rates. The currency is likely to climb as the Bank of Canada moves ahead of the U.S. Federal Reserve, and perhaps more aggressively, Mr. Gregory said. http://www.financialpost.com/news-sectors/economy/story.html?id=2602124

Flaherty tightens mortgage rules

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By Paul Vieira, Financial Post

OTTAWA — Amid warnings about Canadian household debt levels and a possible housing bubble, Finance Minister Jim Flaherty said Tuesday the federal government would make it tougher for people to get a mortgage.

He said at an early Tuesday morning media conference that Ottawa would require all borrowers meet standards for a five-year fixed-rate mortgage, even if the buyer wants a variable rate mortgage. That is the key move announced Tuesday. Other rule changes unveiled would affect people looking to refinance their mortgages — lowering the maximum amount that can be withdrawn to 90 per cent from 95 per cent — and place a 20 per cent minimum down payment for government-backed mortgage insurance on non-owner-occupied properties.

But the Minister said the changes were not meant to stop a possible housing bubble, as some warned was upon us.

“There’s no clear evidence of a housing bubble, but we’re taking proactive, prudent and cautious steps today to help prevent one,” Flaherty said. “Our government is acting to help prevent Canadian households from getting overextended.”

The decision to adopt new mortgage rules emerged after nearly a week of dire warnings from prominent Canadians — such as money manager Stephen Jarislowsky and former Bank of Canada governor David Dodge — that the housing market was on the verge of possible trouble, as price increases were not sustainable and present mortgage rules were too lax.

The Department of Finance in 2008 said Canada Mortgage and Housing Corp. would limit amortizations to 35 years and offer loan insurance on only 95 per cent of the loan value. The government’s housing agency had offered mortgage insurance on loans worth as much as 100 per cent of the home value and amortization periods of as many as 40 years since 2006.

Canadian home prices and resales will grow to records this year, boosted by low interest rates, the Canadian Real Estate Association said in a report last week. Canadian new-home prices rose 0.4 per cent in December from November, the sixth straight gain, according to government figures.

As recently as two weeks ago Flaherty said there was “no substantial concern” about the emergence of a housing bubble after meeting with private-sector economists. And in an interview with the Financial Post in late December, he said there was “no evidence” of asset bubble in real estate.

Finally, Canada’s financial system gets some respect

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Posted: February 01, 2010, 7:44 PM by Pamela Heaven

While Canada’s ability to sidestep the banking crisis has earned a slow drip of respect from the rest of world over the past year and half, it turned into a flood over the weekend.

On Monday, the most e-mailed story on the entire New York Times website was an economist advocating that the United States emulate Canada’s financial regulatory regime. It helps that the economist/columnist was Paul Krugman, Nobel prize winner and one of the most ardent critics of the way the U.S. government bailed out its big banks.

Mr. Krugman concludes that the U.S. will likely do very little to fix its banking system but “it won’t be because we don’t know what to do: we’ve got a clear example of how to keep banking safe sitting right next door.”

He writes that Canada was better at protecting consumers from predatory lending and that may, along with our supposedly more conservative nature,  be a big contributor to our financial stability.

In the Financial Times, Chrystia Freeland, the paper’s U.S. managing editor, hit on some of the same points as Mr. Krugman including repeating the commonly held assumption that we are too collectively dull as a nation to even create a bubble worth bursting.

Ms. Freeland, a Canadian, does add more depth than Mr. Krugman and actually talks to many of the leaders of Canada’s financial system. She runs through several of the possible reasons for our good fortune: a more prudent culture, better rules, regulators that talk to each other and a cozy, conservative mortgage market.
All of these topics have been covered extensively by reporters like John Greenwood, Paul Vieira and Theresa Tedesco in the Financial Post, but it’s nice to see two other prominent papers taking notice.
Grant Ellis, associate editor, Financial Post

An interest rate hike this summer?

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Don’t count on it. For the Bank of Canada to raise rates before the middle part of 2011 would be totally inconsistent with its current forecast

David Rosenberg

David Rosenberg is chief strategist for Gluskin Sheff + Associates Inc. and a guest columnist for Report on Business

Canadian market watchers will get some good news this week. The predictions for a “blowout” reading on fourth-quarter GDP are already out there and it is likely to be an abnormally strong number. But for anyone who thinks a big number is likely to help lock in a rate hike this summer, I would suggest that is not going to happen. In fact, my view is that the Bank of Canada will not be raising rates until mid-2011 - at the earliest.

This is critical to the outlook for Canadian money market and bond yields since futures have priced in nearly 100 per cent odds of a 25 basis point rate hike this June, and another 25 basis points by September. (A basis point is 1/100th of a percentage point.) The central bank has already told us that its base case is for 2.9 per cent real GDP growth this year and 3.5 per cent next year, with the starting point on the “output gap” being 3.7 per cent (”output gap” is the gap between the actual level of real GDP and where real GDP would be if the economy were at full capacity). Remember that an output gap that big in any given quarter classifies as a 1-in-20 event. Moreover, baselining these expected growth rates against the latest estimates of potential growth puts the output gap at a smaller level of 1.55 per cent this year, narrowing further to 0.25 per cent in 2011.

The history of the Bank of Canada is such that - outside of when it had to defend the Canadian dollar - it typically does not embark on its tightening phase until the output gap is close to closing. Even during the aggressive John Crow era, the bank’s modus operandi was to time the first rate hike just as spare capacity was being eliminated, and not much before. On average, the first central bank rate hike following a recession takes place one quarter before the output gap closes (there is still a gap, but it is small at 20 basis points). If such a strategy is replicated this time around - and the cause for being on pause longer in the context of a historic deleveraging cycle is certainly quite strong - then the very earliest the bank will move is the second quarter of 2011.

Under this scenario, based on some back-of-the envelope calculations I just did, the unemployment rate at no time declines below 7.5 per cent through to the end of 2011. The peak in the jobless rate was 8.7 per cent in August, 2009. Going back to prior recessions, the central bank does not begin to tighten rates until the jobless rate is down an average of 150 basis points with a range of 130 basis points to 170 basis points.

Unless the bank wants to be pre-emptive - highly unlikely when it acknowledges in its economic outlook last week that “the recovery continues to depend on exceptional monetary and fiscal stimulus” and that “the overall risks to its inflation projection are tilted slightly to the downside” - then to raise rates before the middle part of 2011 would be totally inconsistent with its current forecast. More to the point, while bored Bay Street economists analyze every word to see if the bank is more or less “hawkish” than in its previous outlook, what is important for investors is to assess the bank forecast and decide what it means for the degree of excess capacity in the economy and what that implies for the future inflation rate.

The bottom line is that even with the fragile recovery, the bank sees more downside than upside risk to its inflation projection, and, to reiterate, for it to start tightening policy until the jobless rate falls below 7.5 per cent would be a break from past post-recession actions.

And whatever future “policy tightening” is needed could also come via the overextended loonie, limiting any need for an interest rate adjustment in the time horizon that the markets have discounted. This is a source of debate on Bay Street, but the bank is still sensitive to the growth-dampening impact of an exchange rate too firm for its own good. To wit: “The persistent strength of the Canadian dollar and the low absolute level of U.S. demand continue to act as significant drags on economic activity in Canada,” the bank says.

In a nutshell, the Canadian market is already braced for 50 basis points of tightening from the Bank of Canada by September. With that in mind, it is difficult to believe that there is any significant rate risk here; if anything, the surprise will be that the bank is on hold for longer. If that proves to be true, then there is actually more downside than upside potential to Canadian bond yields, particularly at the front end of the coupon curve.

The reason the markets think the bank may pull the trigger is because of this one sentence that shows up in every press statement: “Conditional on the outlook for inflation, the target overnight rate can be expected to remain at its current level until the end of the second quarter of 2010 in order to achieve the inflation target.”

So the central bank has really only given a pledge to keep rates where they are until mid-year. But June is only five months away and so one would have to think that at one of the next three meetings, the Bank is going to have to update this particular sentence or cut it entirely and leave the market without a de facto time commitment. Either way, the moment the bank changes this sentence is the moment the market will put on hold its expectations of a new rate-hiking cycle coming our way.

Until then, homeowners opting for variable rate mortgage financing will likely not have to face the interest rate music.

The Credit Bureau

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In our quest to uncover the mysteries of the Credit Bureau, we find ourselves coming up with very little.  Truth be told, the credit bureau scoring system is an intricate formula based on algorythms that will not entirely be disclosed to the public; BUT, we know some of the secrets to making things a little more manageable!

We can be certain that if we miss a payment on a credit card, our score will ultimately go DOWN because the credit scoring system reveals this as a “bad thing”.  Kind of common sense, right?  But what about the folks who THINK they’re doing the right thing, but are actually hurting themselves?  Let me give you an example; let’s say the consumer was TOLD to go and establish some credit by obtaining a credit card.  Now, this person wants to build his credit up in a good way, so he goes and buys a car stereo for $500 on his credit card.  When he gets home that evening, he hops onto his trusty computer and does some computer banking.  He diligently takes money from his account, and places it onto his credit card that he charged $500 on previously during the day.  Pretty good right?  He used his card, now he’s paid it off!  Well……the truth of the matter is (in this case), when you’re establishing credit you actually need the credit ‘grantor’ to see that you can manage holding a debt by carrying a balance on your card, and making at least the minimum payment per month on it.  So what this consumer has done has inadvertantly ‘cancelled’ his credit to report to the bureau because there’s essentially NOTHING to report at the end of the month.  The secret to this is to keep a small, manageable balance on your card that is nowhere near 70% - 75% of the LIMIT to the credit card…i.e.: credit limit is $1000 - do not keep a balance (if possible) of over $700 - $725.  Keeping balances within the 75% and greater range is detrimental to your overall credit score.   This is just one example…but there are more!

It’s important to realize as well that not all credit bureaus look the same.  In fact, no one has the same looking credit bureau as anyone else; yours is unique (…just like everyone else’s!) :-)

The reason I say that is because you may NOT know what you’re doing wrong…and there may BE a way to improve your score by simply following a couple of simple “not so known” rules.  We offer the ‘credit recovery’ system at Canada First Mortgage which we’re always willing to assist with - but I also found this little gem on a blog site that I thought I’d share with you as well…

http://www.ic.gc.ca/eic/site/oca-bc.nsf/eng/ca02178.html

Let me know if you have any questions at all!  Hope to talk to you later…

Sincerely,
Dan Mass, AMP
Verico Canada First Mortgage

dan@canadafirstmortgage.com

 

DAN MASS, Mortgage Broker
193 McKenzie Towne Gate SE
Calgary, Alberta, Canada  T2Z 4G2
direct: 403.294.0033  toll free: 1-888-894-0033
cell:
403.710.1505 fax: 1-866-902-4910
email: dan@canadafirstmortgage.com

STACEY MASS, Mortgage Agent
193 McKenzie Towne Gate SE
Calgary, Alberta, Canada  T2Z 4G2
direct:
403.294.0033 toll free: 1-888-894-0033
fax: 1-866-902-4910
email: stacey@canadafirstmortgage.com

 
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