Major Spanish lender puts focus on remortgages


Re-mortgages in Spain

After many years of lack of interest in looking at re-mortgages. One Spanish Bank , during this difficult time. Because of Covid 19 has decided to put some focus on the potential clients it could attract.A major Spanish lender puts focus on remortgages. Although the lender is not offering fixed rates at this present time. Variable trackers at 1.75% to 2% above Euribor.

The key benefits of what they are doing are no bank arrangement fee. They will consider adding any Notary subrogation costs to existing loan. No life cover is required to be attached.


Previous rates from post banking crisis will be high

Back in 2010 to 2015 whilst after the crisis Banks were still doing Mortgages in Spain . These were at very high margins above Euribor. At one point, whilst volume was small lenders were charging up to 4% above Euribor.  2.5% to 3% was pretty standard. Now a major Spànish lender has put focus on remortgages. Therefore providing options.

Fixed rates were rarely for the full term. When granted were at rates around 6%. Any borrower, however good their fiscal quality who wanted to buy during that period. Will have very high rates. In comparison to what they could now achieve.

Why have Spanish Banks not done re-mortgages for many years

For years Spanish lenders have shied away from re-mortgages, Prior to the last regulation change the process was very complex. Required a great deal of work on behalf of the Bank offering the new loan. Very often did not end up in new business. If the existing lender matched anything the new lender was offering. Therefore halting the process.

Even if the client was unhappy with existing lender. If the existing bank matched rate then the client had to stay with the existing lender. or the new loan attracted mortgage deed tax. Which in turn negated any benefit derived.

The level of cost attached to re-mortgaging made it, unlikely either the Bank. or the mortgagee would benefit from the transaction.

Even in times when mortgages for purchase were slow. Spanish lenders were not focussed on re-building their loan books. Preferring to reduce their exposure to lending rather than increase it.

Spanish Banks want to lend

Times have changed. Most lenders now have in place high targets for lending. Are looking to rebuild their lending books. Brexit, uncertainty for many months on the political stability in Spain and now Covid 19. And the shutdown in Spain have all impacted on lending volumes. Remortgages are one way a lender can look to do business in what will be difficult year.

In many respects re-mortgages are good risk. It has been difficult to understand the resistance lenders in Spain have had to this type of business. Far better to have a new borrower. One who can show history of good payment. Than risk taking on a customer who can not demonstrate this.

The issue of extra funds out remains. This is linked to money laundering guidance. Only extra funds for improvements will be considered. It will not be possible, under normal circumstances, to increase the loan level. The loan to value is maximum is 60%.

Any borrower who borrowed 80% loan to value. At a time non resident lending could be at this level, will not be able to access the new facility. The Bank wants to know that at least 30% of the owners own cash went into the property originally. For any customers who borrowed 70% the loan will need to have been paid down to the 60% level.

Cost of moving must be taken into account

As before the cost of moving the loan must be outweighed against the benefit on the rate. The loan offering is variable. This also needs to be considered. If you have a fixed rate it will probably be fixed for the long term. Whilst the 12 month Euribor is very low at present. In minus territory this can of course change.

The fact that there is no arrangement fee lowers the cost considerably. Means only subrogation, valuation fees. Redemption fee and broker fees need to be considered. When calculating how many months it would take you to recoup costs, against lower interest payments.

No life cover will make product attractive

If costly life cover is attached to the existing loan. Also is not required by the borrower. Or they could get much cheaper cover in the country of their own residency. Then this current extra cost could be removed. Could be the key reason why it would be attractive to consider a move.

If you would like to assess whether moving your Spanish Mortgage would be right for you. And understand more fully the pros and cons of doing so contact us today.

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