Do you need help in this area? Most people say no. They meet their minimum monthly repayments and expect to own their home outright after the 240-month loan term.
But if you have a bond and you only pay the minimum instalment you do need help in this area!
What is a mortgage bond?
A mortgage bond is a long-term loan taken out using your property as surety for the debt. What is surety? Surety is basically a guarantee. In other words if you default on any payment on your bond your property may be taken back and sold to recover the outstanding loan amount. If the property is sold and the amount it is sold for is less than the outstanding bond (as well as lawyers fees etc) you will be held liable for the outstanding balance.
Why do I say if you have a bond you need help?
Well, I am sure you have heard that a bond is a loan taken at a low interest rate and is “good” debt.
From 1 perspective this may be true and by knowing and understanding this information you can use it to pay less for cars and other large purchases as explained in a previous blog post.
But as the average homeowner, paying your minimum bond repayment on a monthly basis related to the current interest rate, the interest rate may be lower but the actual amount of interest paid is far higher.
To compound the problem the interest rate could change with any MPC meeting and ensures continuous fluctuations in the monthly repayment amount, making it difficult to budget.
The question left to be answered is: What can I do to pay less interest and actually pay less for my home?
The answer is a simple one: Pay extra on your home loan every month.
Every cent of the extra you pay will be deducted directly from your capital and since interest is only charged on the outstanding capital this will reduce your instalment monthly by a small margin. If you do not decrease your instalment but rather set up a fixed repayment amount, the actual effect is that your home loan is paid off in a much shorter time. Not mention the saving you make on not paying the bank all that interest.
How do I keep my instalment fixed? Phone the bank you have your bond with and ask them to take a fixed amount on debit order every month. Then consciously deposit any extra money you have into the bond at the end of the month. If you have an access bond keep your emergency saving in here to further reduce your interest.
Eg: A R 500000.00 home loan at an interest rate of 12% over 20 years give you a monthly instalment of
R 5505.43 per month.
By paying only the minimum balance due the follow occurs:
Time to pay off loan: 240 months
Actual amount Paid: R 1 321 303.20
Capital amount Paid: R 500 000.00
Interest amount Paid: R 821 303.20
By paying R 100 extra per month the following occurs:
Your instalment becomes R 5605.43 per month.
Time to pay off loan: 224 months
Actual amount Paid: R 1 253 751.05
Capital amount Paid: R 500 000.00
Interest amount Paid: R 753 751.05
So with just an extra R100 per month you save R 67552.15 in interest and repay the loan 16 months earlier.
By paying R500 extra per month the following occurs:
Your instalment becomes R 6005.43 per month.
Time to pay off loan: 180 months
Actual amount Paid: R1 078 684.39
Capital amount Paid: R 500 000.00
Interest amount Paid: R 578 684.39
So with R500 per month you save R 242 618.81 in interest and repay the loan 60 months earlier. That is 5 years sooner!
Shocked?
Now tell me again that a home loan is the cheapest form of debt? I am sure that after this exercise you will agree that the only party making money from this loan is the bank.
If you have an access bond the extra paid into the home loan every month can be withdrawn for an emergency. It is a great saving place as it decreases the amount of interest you pay as well as ensuring a build up of savings for a rainy day or ensuring you own your home after only a few years.
Buying a second home is then easy. You can use it to generate an extra income from property rental or to increase your retirement fund not to mention the satisfaction of not paying a monthly home loan!!!
Tuesday, December 8, 2009
Thursday, December 3, 2009
Credit Cards
Basic explanation – layman’s terms for this type of debt
There are 2 types of revolving credit on your credit card. In effect 2 different credit limits.
The first limit is called a straight facility. This is the amount of credit extended on a monthly basis. This credit is interest free when certain terms and conditions are met. Usually these terms include that the full outstanding balance must be settled within 55 days and cash and fuel transactions incur interest from day of purchase or withdrawal. You should pay the full outstanding balance on this limit every month (have no balance due).
The second limit is called a budget limit. You can purchase goods on this credit line over a certain amount (normally R 300) and repay the credit over 6,12,18,24,or 36 months. Remember interest is charged on this loan from the date of purchase. Each purchase made using this facility is charged as a separate loan and will be listed on your statement as separate loans. Interest will be charged per loan and the repayments of each “loan” will be added together to make up the amount due at the end of the month. You should not have to use this facility, or at worst use it only for major purchases.
Task:
Card Balance owing Interest Rate Minimum monthly payment
1 R 4500.00 17.5% R 275.00
2 R 3200.00 16.8% R 192.00
3 R 6800.00 15.5% R 355.00
4 R 4500.00 16.9% R 268.00
5 R 12500.00 17.8% R 721.00
6 R 8200.00 22% R 492.00
7 R 5750.00 23% R 527.00
Rearrange the list according to balance owing:
Card Balance owing Interest Rate Minimum monthly payment
2 R 3200.00 16.8% R 192.00
4 R 4500.00 16.9% R 268.00
1 R 4500.00 17.5% R 275.00
3 R 6800.00 15.5% R 355.00
6 R 8200.00 22% R 492.00
7 R 5750.00 23% R 527.00
5 R 12500.00 17.8% R 721.00
How to pay them off:
Pay the minimum balance owing on each card.
Pay extra (as much as you can afford) into the first card on the list above.
Once the first card is paid of, begin paying the minimum amount plus the extra you were paying on the first card on the second card on the list.
Once the second card is paid off, take the minimum balance paid on both the first and second card with the extra you were paying on the first card and pay off the third card. Continue in this manner until all the cards are paid off.
E.g:
Pay minimum on all the cards then pay R 200 per month extra on card 2. When card 2 is paid off pay minimum on all cards and R 392.00 per month extra on card 4. When card 4 is paid pay minimum on each card and R660.00 extra on card 1 and so on and so forth.
As you can see the suggestion is not to pay the card with the highest interest rate first. Although this will work and is the normal suggested route of repayment recommended by most financial advisors. I have decided to use a different approach for two reasons:
Firstly: The card with the least outstanding balance will be paid off much quicker thus leaving you with extra disposable monthly income much quicker. This alleviates immediate financial stress that, if you are reading this you most likely have.
Secondly: It is more motivational if you can get some debt paid off and eradicated. When you manage to eliminate an entire credit card you are more motivated to get through the next one especially when the next one is paid off in half the time and the third one even quicker.
This will help you maintain the habit of paying off debt and then institute a habit of saving.
There are 2 types of revolving credit on your credit card. In effect 2 different credit limits.
The first limit is called a straight facility. This is the amount of credit extended on a monthly basis. This credit is interest free when certain terms and conditions are met. Usually these terms include that the full outstanding balance must be settled within 55 days and cash and fuel transactions incur interest from day of purchase or withdrawal. You should pay the full outstanding balance on this limit every month (have no balance due).
The second limit is called a budget limit. You can purchase goods on this credit line over a certain amount (normally R 300) and repay the credit over 6,12,18,24,or 36 months. Remember interest is charged on this loan from the date of purchase. Each purchase made using this facility is charged as a separate loan and will be listed on your statement as separate loans. Interest will be charged per loan and the repayments of each “loan” will be added together to make up the amount due at the end of the month. You should not have to use this facility, or at worst use it only for major purchases.
Task:
- Take all your credit cards from your purse.
- Get the latest statement from each of these cards.
- Make a list of the outstanding balance on each card from the highest to the lowest.
- Make a list again from highest to lowest of the minimum monthly payment to be made on each card.
- Line up your credit cards in order from the least monthly payment to the highest.
- Any amounts within a R100 range put the higher interest rated card above the lower interest rated card on the list.
Card Balance owing Interest Rate Minimum monthly payment
1 R 4500.00 17.5% R 275.00
2 R 3200.00 16.8% R 192.00
3 R 6800.00 15.5% R 355.00
4 R 4500.00 16.9% R 268.00
5 R 12500.00 17.8% R 721.00
6 R 8200.00 22% R 492.00
7 R 5750.00 23% R 527.00
Rearrange the list according to balance owing:
Card Balance owing Interest Rate Minimum monthly payment
2 R 3200.00 16.8% R 192.00
4 R 4500.00 16.9% R 268.00
1 R 4500.00 17.5% R 275.00
3 R 6800.00 15.5% R 355.00
6 R 8200.00 22% R 492.00
7 R 5750.00 23% R 527.00
5 R 12500.00 17.8% R 721.00
How to pay them off:
Pay the minimum balance owing on each card.
Pay extra (as much as you can afford) into the first card on the list above.
Once the first card is paid of, begin paying the minimum amount plus the extra you were paying on the first card on the second card on the list.
Once the second card is paid off, take the minimum balance paid on both the first and second card with the extra you were paying on the first card and pay off the third card. Continue in this manner until all the cards are paid off.
E.g:
Pay minimum on all the cards then pay R 200 per month extra on card 2. When card 2 is paid off pay minimum on all cards and R 392.00 per month extra on card 4. When card 4 is paid pay minimum on each card and R660.00 extra on card 1 and so on and so forth.
As you can see the suggestion is not to pay the card with the highest interest rate first. Although this will work and is the normal suggested route of repayment recommended by most financial advisors. I have decided to use a different approach for two reasons:
Firstly: The card with the least outstanding balance will be paid off much quicker thus leaving you with extra disposable monthly income much quicker. This alleviates immediate financial stress that, if you are reading this you most likely have.
Secondly: It is more motivational if you can get some debt paid off and eradicated. When you manage to eliminate an entire credit card you are more motivated to get through the next one especially when the next one is paid off in half the time and the third one even quicker.
This will help you maintain the habit of paying off debt and then institute a habit of saving.
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