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The best five-year fix hits 2.59% but beware rising fees



How low can five-year fixed rate mortgages go. Yet another record low rate has landed in the best buy tables, with a five-year fix at 2.59 per cent from YBS, but many borrowers would actually be better off paying a slightly higher rate with a smaller fee.




The best deals are still stubbornly reserved for those with big deposits, but rates are also being chopped for those lower down the ladder. So are rates set to fall further and should you grab a fixed or tracker deal now? Simon Lambert rounds up the latest predictions, tips, analysis and the best mortgage rates



Fixed rates at record low levels

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Standout deal: The Co-op Bank's 2.79 per cent five-year fix substantially undercuts rivals offers.

Mortgage rates have hit record lows, but borrowers need to beware rising arrangement fees.

Recent research showed that the average fee on a five-year fix at the benchmark 75 per cent loan-to-value level has risen almost 30 per cent since the start of the year.

Those with big mortgages will find it most worthwhile paying a hefty fee for a low rate, while borrowers with smaller loans should look elsewhere.

It is also important to weigh up the benefits of deals offering cashback and free legal and valuation work - common on remortgages and some do this even for purchases. The value of this can swiftly add up.


Yorkshire Building Society has set the bar for five year fix even lower with its new 2.59 per cent deal for those with 40 per cent deposits or equity and a £1,345 fee.

As an example of the variation in fees, that goes head-to-head with Norwich & Peterborough's five-year fix at 2.74 per cent with a £295 fee at the same deposit level.

Using This is Money's true cost mortgage calculator, we can see that while the N&P deal would cost a borrower with a £150,000 mortgage over 25 years, £11 more per month during the deal period, over that entire five years they would actually save £363 overall - thanks to the lower fee.

But that's not quite the end of the story. YBS mortgages come with an extra £130 application fee, while N&P's charge £90, so the N&P borrower would actually save £403 and if they were purchasing a property they will get £200 cashback, delivering a total saving of £603 by paying the higher rate.


In fact, once all that is added in a borrower needs a mortgage of £280,000 before the combination of lower rate and higher fee saves them money by taking the YBS deal.


Interestingly rate cuts have chased the lowest five-year fix down into lifetime tracker territory - the best of these comes from HSBC at 2.38 per cent with a £1,499 fee or 2.69 per cent fee-free.




The best deals remain for those with big deposits, but competition is also hotting up among mortgage lenders as yet another two year fixed rate offering under 4 per cent is launched for homebuyers with a 10 per cent deposit.


At the 10 per cent deposit level, Yorkshire BS currently has the best deal for two year fixed-rate mortgages, with a 3.74 per cent fixed rate with £975 in fees until March 2015, rising to the standard variable rate of 4.99 per cent for the remaining term of the mortgage.


A 3.99 per cent rate with £465 of fees is also offered.


Those with just 10 per cent to put down can also get a 4.20 per cent five-year fix fromHanl;ey Economic BS, with no fee.

What next for rates?

The good news for borrowers is that not only are banks and building societies cutting mortgage rates but they are also easing back on tough checks that have been making it tough for even those with good credit and employment histories to get mortgages.

While Britain's property boom and bust highlighted that there was no doubt that lenders needed to become far more prudent, many have also been using checks to weed out only the best prospects for their limited funds - leaving first-time buyers and those with small deposits somewhat in the lurch.

The Funding For Lending scheme aims to lift that burden and reopen the mortgage market to those without substantial equity or cash reserves. The signs so far are that it is having some effect, however, it is too early to judge it properly and rates are still not falling as fast as many had hoped for those with ten per cent deposits.

Banks are sitting on a pile of cash from the scheme and have the firepower to boost lending and cut rates further, whether those for borrowers with big deposits can go any lower remains to be seen. There is certainly plenty of wriggle room for cutting rates for smaller deposits.

But ultimately whether mortgage rates have further to drop will be heavily influenced not just by the Bank of England's cheap money but by how long the relative calm in the banking sector lasts.


What is Funding For Lending?



The BoE has said it will lend cheap money to banks who then pass this on to borrowers with its funding for lending scheme.


Banks and building societies can access finance at rates from around 0.75% - far cheaper than the equivalent money market rates or what they must pay to attract savings deposits - rates on savings accounts have tumbled in response to this.

They will be able to borrow up to 5% of their existing lending stock, and for every £1 of additional lending made by a bank, it will be able to access an extra £1 of cheap funding from the scheme.



Fix vs tracker: where are the best rates?

Borrowers should have a quick look at the rates below for our favoured mortgage options - the lifetime tracker and five-year fix.


For a fuller rate check use This is Money's mortgage finder service and best buy tables, these are supplied by our independent broker partner London & Country. When dealing with any broker, remember some lenders will not usually be included as they do not pay commission, some of these such as HSBC, First Direct, Post Office consistently offer top rates, so check their deals.

Fixed rates

Bigger deposits

Yorkshire Building Society has set the bar for a five year fix even lower with its new 2.59 per cent deal for those with 40 per cent deposits or equity and £1,475 in fees.

N&P BS has a five-year fix at 2.74 per cent with a £295 fee for those with a 40 per cent deposit, this comes with £200 cashback on purchases. Borrow less than £230,000 and this proves cheaper over five years than the YBS deal above.

First Direct has a five-year fix at 2.64 per cent with a £1,399 fee for borrowers with a 35 per cent deposit.

Yorkshire Building Society is offering a five-year fix at 2.89 per cent for borrowers with a 25 per cent deposit paying £975 in fees.

Nationwide has a four-year fix Flexclusive for its Flexaccount holders at 2.49 per cent with a £999 fee for those with a 40 per cent deposit, or 2.79 per cent with a £99 fee. Or at 2.59 per cent with a £999 fee for those with a 30 per cent deposit, or 2.89 per cent with a £99 fee.

Yorkshire BS has a two-year fix at 1.79 per cent for those with a 40 per cent deposit, with £1,475 in fees.

HSBC has a two-year fix at 1.79 per cent for those paying a £1,999 fee with a 40 per cent deposit.

Chelsea BS has a two-year fix at just 1.74 per cent for those with a 40 per cent deposit paying fees of £1,675.


Yorkshire BS has a two-year fix at 1.89 per cent for those with a 40 per cent deposit, with £975 in fees.


The margin between five-year and two-year fixes has trimmed but a shorter fix remains cheaper. Be warned you may end up coming off a two-year fixed rate just as rates are rising though if a move comes earlier than markets forecast, that is why This is Money prefers five-year fixes. However, if you think you will move in that period you may face large early repayment charges if your mortgage cannot go with you.

Smaller deposits

Co-op Bank has a five-year fixed rate at 3.69 per cent with a £999 fee for those with a 15 per cent deposit, or at 4.09 per cent fee-free.


Those with just 10 per cent to put down can also get a 4.20 per cent five-year fix from Hanley Economic BS, with no fee.


Yorkshire BS has a two-year fix at 3.74 per cent for borrowers with a 10 per cent deposit, paying a £975 in fees. It also has a 3.99 per cent deal for those paying £475.


Co-op has a two-year fix at 3.59 per cent for purchases only for those with a 15 per cent deposit, fee-free, or at 3.79 per cent fee-free.

Trackers

This is Money likes lifetime trackers, or longer-term trackers, with no early repayment charges in case you need to bail out if rates rise sharply.

Big deposit

HSBC has a lifetime tracker at 2.38 per cent with a £1,499 fee for those with a 40 per cent deposit, or at 2.69 per cent fee-free.


At 30 per cent equity or deposit you can get a lifetime tracker with a £599 fee with HSBC at 2.69 per cent, pegged at 2.29 per cent above base for the entire mortgage term. Fee-free the rate rises to 2.99 per cent.

Nationwide has a five-year tracker at 2.59 per cent for new borrowers with a 30 per cent deposit, with a £99 fee and a free legal and valuation package, but you must have or take out its FlexAccount current account to qualify. Existing borrowers can get a 2.49 per cent rate.

Medium deposit

If you have a 20 per cent deposit you can get a 3.49 per cent lifetime tracker from HSBC for a £599 fee, or 3.79 per cent fee-free.


Nationwide has a five-year tracker at 3.49 per cent for new borrowers with a 20 per cent deposit, with a £99 fee and a free legal and valuation package, but you must have or take out its FlexAccount current account to qualify.

A note on changing rates: Our mortgage rates round-up is kept regularly updated. We do not simply pick the absolute lowest rates but instead scour the market for the best overall deals, using a combination of rates, fees and other extras. Rates can change on mortgages at short notice and sadly lenders do not always inform us when they alter them (especially if they raise rates rather than lower them). This can lead to occasions when the rates listed above are not available. If you ever spot this situation - or a good rate we have not listed - please email editor@thisismoney.co.uk with mortgage rates in the subject line and we will update the round-up asap.


What is a standard variable rate and why have they risen?



Santander announced recently that its standard variable rate would rise for an estimated 300,000 borrowers from the start of October - moving up from 4.24 per cent to 4.74 per cent.

It's move followed a raft of lenders raising their standard variable rates earlier this year - more than 1m borrowers saw theirs go up from 1 May, which the Bank of England said affected 10 per cent of existing borrowers.


An SVR is the default rate that most mortgages switch to once an initial fix or tracker deal period ends, and unless there is a cast-iron clause preventing it, lenders are free to raise them at any time - independent of the Bank of England base rate.


Where next for mortgage rates?


Mortgage rates have fallen again as lenders compete a little more and the Bank of England's Funding for Lending scheme has helped push down money market borrowing costs.

Prior to this they had been pushed up by the lack of competition in the market and yet more bad news from the eurozone and banks.


As SVR hikes arrived and more borrowers were pushed to remortgage, lenders raised prices to both take advantage and try and limit the new business coming to them.


The good news is that cuts have finally arrived and rates have now slipped back. Interestingly, the gap between fixes and trackers has narrowed substantially over this period - you can fix for five years at 2.64 per cent while the best lifetime tracker is at 2.38 per cent.


These are the major factors affecting rates right now.


The eurozone crisis

Interest rates and the money markets


Money markets now forecast the first hike from the record low 0.5% base rate may come as late as 2018.

Economists call a rate rise slightly earlier, but the consensus is not before 2015 to 2016.


After this, base rate is expected to rise slowly and gradually, as the Bank of England fears damaging the weak recovery.

That revision of how soon rates will rise has led money market swap rates - which influence fixed rate mortgage costs - to slip back.


Five-year swaps have plummeted since they stood at above 3 per cent two years ago and are now at 0.93 per cent. (17 April 2013)


[More on interest rate predictions and swap rates]

Economic gloom means interest rates are likely to stay low for longer.


The eurozone debt crisis had taken a dramatic turn for the worse, with Spain dominating the headlines and talk of Greece falling out of the currency continuing. A fix of sorts has been found with the European Central Bank's bond-buying plan, critics say this may only be a sticking plaster though and that the problem is not solved.


Inflation slips


Inflation has been stuck at 2.7 per cent since October but the BoE insists this is not a concern and once temporary pressure falls back out it will resume its trend towards the 2 per cent target.

Latest Bank minutes suggest base rate will not go any lower than 0.5 per cent but the money markets do not price in a rise until 2017.


But the base rate does not really drive new mortgage rates anymore.

Lenders' funding costs


A number of things influence mortgage rates: the price of funding on the wholesale money markets, the cost of getting funds in from savers and also the amount of capital regulators demand banks hold against their loans.

While the Bank of England base rate has remained at a rock bottom 0.5 per cent, banks and building societies must pay just below 3 per cent rate to attract new cash from easy access savers.

The financial authorities have also tightened how much capital banks must hold, thus raising funding costs.

The good news is that money market funding costs have fallen and not only is the Funding For Lending scheme pushing cheap money through to lenders, they are also having capital requirements eased. Swap rates, which heavily influence fixed rate mortgages, are at 1.11 per cent over five years, while Libor, which influences variable rate deals, has fallen to 0.51 per cent.

Competing not to compete


Lenders have been opting to maintain their healthy profit margins and squeeze borrowers to cover their extra funding costs.

Even with the latest round of cuts they are only really targeting the best borrowers


Until proper competition returns to the mortgage market lenders will hold all the cards and rates will be twitchy. It is likely that they could fall back again if a bit of confidence returns, or the Bank of England's funding for lending scheme works, but borrowers angling for a new mortgage may like to consider snapping a deal up, if they feel they will be disappointed if rates head north.

Should you get a new mortgage? And what to get?


Certainly, those on standard variable rates of 4 per cent or higher with reasonable equity in their home should seriously consider moving.

Tracker


One option is a fee-free, early repayment charge free, life-time tracker. This could shave money off their monthly repayments - or leave them equal - and ensure their rate will only rise when base rate does.


Fix


Many could grab a fix and pay less than they are now, or just slightly more. If you are on an SVR you should seriously think about moving, unless you have a Nationwide / C&G-style guarantee capping it at a certain level above base rate.


Events have highlighted the vulnerability of standard variable rates and discount rates linked to them, with Santander's rise following mortgage giant Halifax raising its SVR, along with Bank of Ireland, Co-op and Clydesdale/Yorkshire Banks. RBS also raised rates for 200,000 borrowers with Offset and One Account mortgages. Unlike standard variable rates, which are at the mercy of bank's whims, trackers will only move up if the base rate rises.)


[Latest charts and predictions on wholesale borrowing markets]

HOW FUNDING FOR LENDING WORKS



Funding for Lending allows banks to swap assets such as existing loans with the Bank of England for up to four years in exchange for gilts, which they can then use to borrow money for their lending at close to base rate.


They pay a small fee to access the scheme, of 0.25 per cent per year. This will remain the same if they keep grow net lending or keep it stable. If they shrink it the fee will rise by 0.25 per cent for every 1 per cent decline in net lending up to a maximum of 1.25 per cent.


The price of each bank’s borrowing in the Scheme will depend on its net lending between 30 June 2012 and the end of 2013.


Banks can borrow up to 5% of their existing lending stock, and for every £1 of additional lending made by a bank, it will be able to access an extra £1 of cheap funding from the scheme.


The way the scheme is set up means that with base rate at 0.5 per cent banks can access funding at a rate of just 0.75 per cent and even if they shrink net lending they will not pay more than 2 per cent for it.



Why fix for five years or track for life?

At This is Money we have typically favoured five-year fixes and lifetime trackers over two or three year deals. The first give a good rate and security over a medium term period for those who want it, the second should allow borrowers to leave without incurring early repayment charges.


By contrast two or three year deals have slightly lower rates but will incur more remortgage fees and require borrowers to be looking around for a new mortgage just as rates may be starting to rise.

That said two-year fixes are offering some extremely low rates at the moment - below 2 per cent - and so could be worth a look, however, you must make sure paying fees makes them worth it.


The gap between a top five-year fix and a best lifetime tracker has substantially narrowed: with decent equity or deposits the former sit at about 3 per cent and the latter just under.


Five-year fixes are cheap money locked in for a decent term and very tempting, but make sure you read the small print - ensure it can move home with you if needed - and compare costs including fees to see what is best for you.
Go to thisismoney.co.uk/mortgage-calculator to do so.

Safety first or take a gamble



Locked in: A five-year fix offers the security that your payments will not rise.

The appeal of a five-year fix to both buyers and remortgagers is the longer term security it gives and that there is no need to remortgage in a short period of time, when rates are likely to be higher.

Homeowners should check that deals they are looking at are portable, and can therefore go with them if they move home.

Never forget the pay rate on trackers will rise when the base rate does.

The bigger margin on fixed rates means that borrowers willing to take a gamble on rates rising slowly are being tempted by tracker rate mortgages.

Those happy to take a punt on rates rising slowly can save money over time by opting for a tracker,but they need to be comfortable with the risk of higher payments and factor in a decent safety margin when working out future mortgage costs.



Check the best mortgage rates with our tables
Big fees vs rates

The best rates require big fees, but in most instances, fee-free or low-fee options are available and that highlights how vital it is for borrowers to work out if a big fee-low rate mortgage is worth it for them.


Typically, the bigger your mortgage the more worthwhile it is paying a large fee, although watch out for those that are a percentage of your loan.

Mortgage true cost calculator: Compare deals including fees
Should I wait to see if rates go lower?

The problem for borrowers in recent years is that they don't know when mortgage rates will hit the bottom.


The past year is a case in point. Just as it looked like we had already seen the best mortgages ever that were around a year ago vanish with months of hikes, rates then headed back lower again. Of course, they then jumped again and are now back at record lows.


Lenders certainly have room to push rates down further with more money to lend, but there is no guarantee that they will do so though and many are likely to use chunky margins to rebuild balance sheets.

The Bank of England believes that the way it has structured the Funding For Lending scheme will achieve the desired falls, however, there is no guarantee this money will end up with those who need help the most - borrowers with smaller deposits.


Borrowers need to be aware that in these repeated financial crisis days there is something else factored in to mortgage rates: risk.

Lenders are boosting rates to cover their fear of bad debts and the financial authorities' demands that they cover themselves adequately.That fear factor will remain for years to come, so don't expect a return to the easy credit days before 2007.

A brief guide to what decides rates


Mortgage rates and savings rates are part of a complex financial web that draws on official lending costs, ie base rate, money market funding costs, and competition for savers' deposits.

The traditional influence on fixed rate mortgages over the past decade has been swap rates [latest on swap rates], the cost of obtaining fixed term funding on the money markets for lenders.

Meanwhile, the traditional influence on tracker rates over the same period has been Libor, the cost of floating rate funding on the money markets.


Banks use savings deposits to fund mortgages as well as money market borrowing, while building societies are heavily limited in how much of the latter they can use.


This means fixed savings rates are also influenced by swap rates, while instant access savings are influenced by variable interest costs - base rate and Libor.

How the financial crisis changed things

Typically money market costs tended to move in line with the Bank of England's base rate, with Libor about 0.1 per cent above it and swap rates reflecting what the market thinks interest rates will be over a set period of time, ie two years, five years etc.

The credit crunch put paid to this relationship temporarily, but things then returned almost back to normal.


However, Libor rose once more, from its level at about 0.8 per cent, as the Eurozone debt crisis has deepened to reach almost 1.09 per cent in early 2012. It has since fallen back to 0.57 per cent.


Swap rates stood at 0.60 per cent over two years and 0.93 per cent over five years on 17 April 2013.


Generally, a rise in Libor or swap rates will push up mortgage costs and a fall will allow lenders to cut them. [Latest on Libor rates]

However, at the moment mortgage lenders' levels of confidence and their access to funding are equally important to rates, this has manifested itself in demands for big deposits and high margins on mortgages above money market rates

If confidence increases, in the economy, the banking sector and the outlook for house prices, lenders will find it easier to raise funding and borrowers can expect rates to come down and deposit requirements to ease.


This would ironically be bad news for savers, even if base rate rose slightly, as the unfreezing of the money markets would make their deposits less important to lenders - leading to worse rates being offered.




Choosing a mortgage - the essential quick guide


1. Mortgages are still being rationed - but you can get them

The problem is that rates are being used not just to make money but also to ration mortgages - most lenders could not cope with the demand that offering say 3 per cent over five years to those with a 25 per cent deposit would bring.

If you are in the position of needing to fix, remember if you have a 25 per cent deposit or equity, despite the doom and gloom, now is not a bad time to be looking for a mortgage. After all, any rates below 5 per cent are historically cheap.
Compare deals: True cost mortgage calculator2. How big a deposit do I need?



To get the full choice of deals raising a decent deposit is still vital. The benchmark figure is 25 per cent, if you have this then you'll be getting close to the best rates, although for an absolute cheapest deal you're still likely to need 40 per cent.

However, things are looking up for homemovers and first-time buyers who can't raise that hefty quarter of a property's value. A selection of better deals for 15 per cent deposits are available and even the 10 per cent deposit market is looking perkier.

The most consistent rates in recent times come from YBS, Nationwide, First Direct, HSBC, the Co-op / Britannia and the Post Office. Tesco has also recently added itself to this list. Check them out if you are searching for a mortgage.

3. Should I take a fixed rate?

Borrowers face a tough decision on this, as fixed rates still remain comparatively expensive by comparison with tracker deals. That leaves the big question: when will interest rates rise?

The consensus is that there will be no dramatic sudden increases. However, these forecasts are no guarantee that rates won't rise and when rates rise trackers will get more expensive. [Remember almost no one forecast base rate heading down to 0.5 per cent]

Borrowers needing security should consider the extra cost of a fix as worthwhile. If you are taking a tracker because you couldn't afford the equivalent fixed rate then you are putting yourself in a very dangerous position.


For those remortgaging, or buying and able to take their mortgage with them, if you don't need to act right now, i.e. you are on an existing low tracker rate or guaranteed standard variable rate, it might be worth keeping your cheap deal - but remember you are taking a punt on low rates and setting aside some savings that you make is a wise move.


4. Should I take a tracker rate?

Tracker rates look good right now. They are cheaper than fixes but they should come with a massive warning sign attached, as essentially they are a gamble.

What looks like a bargain rate now, could soon get very expensive when interest rates rise.

Even the best trackers are at about 2 to 3 per cent above base rate. That's fine when base rate is 0.5 per cent, but a whole a lot more expensive if it rises to just 2.5 per cent, which would still be a historically low level.

Anyone considering a tracker needs to make sure they are not just storing up a problem for the future. If the tracker comes with an early redemption penalty that would make it expensive to jump ship, then make sure your finances could take a rise of at least 2 per cent to 3 per cent in interest rates.


Of course, that may not happen. Inflation may subside, the UK may remain mired in economic gloom and rates may stay below 1% for many years to come. If that happens a tracker looks a good bet, but just to reiterate - it is a gamble.

For that reason we at This is Money like tracker deals that fit into one of these three categories: no early redemption penalties, a cap to how high the rate will go, or that let you jump ship for a fixed rate if rates rise.

More predictions: When will the UK base rate rise?


5. Will my lender hike my standard variable rate?

A number of mortgage borrowers have fallen victim to lenders hiking their standard variable rates, despite the base rate remaining stable.


Santander announced it would raise its SVR for an estimated 300,000 borrowers in mid-August


Halifax had been the biggest name to do this when it announced it was bumping its SVR from 3.5 per cent to 3.99 per cent in spring.


Some RBS and NatWest borrowers also suffered a recent hike, as have Co-op, Clydesdale and Yorkshire Bank customers and Bank of Ireland borrowers.


Skipton Building Society did it too when its SVR soared from 3.5 per cent to 4.95 per cent. It had previously pledged its SVR would never be more than 3 per cent above base rate and had reduced it accordingly as the Bank of England cut rates. To change its SVR, Skipton had to cite 'exceptional circumstances'.

A number of small building societies, including Marsden, Scottish, Cambidge, Kent Reliance and Accord Mortgages, have also raised SVRs since the base rate hit rock bottom.


Other lenders like Nationwide have introduced a new SVR - it has a new one at 3.99 per cent, instead of 2.5 per cent, for new borrowers and those remortgaging.

Borrowers with smaller societies or lenders shut to new business are most at risk of seeing SVRs raised. Previously it was thought that those with larger societies or banks should be safe but the Halifax and RBS moves put paid to that view.
Never forget than without a Nationwide-style base rate lock guarantee, your SVR could be hiked at any time, as could a discount rate linked to it.

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