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Melbourne is about to hit one thousand auctions early in the year, with this week already clocking an impressive 867 auctions at a 79% clearance rate. Auctions results from REIV say they're expecting more than 3100 auctions this month – an increase of 3% compared to last year. Not bad for the shortest month!

Big sellers included houses in Brighton and Canterbury raking in over $4 million, and an apartment in Brighton selling for over $2 million. For the bargains, West is still best, with Maribyrnong and Williamstown auctioning apartments around the $300,000 mark.

Melbourne has fastest selling rate in the country
Melbourne is also seeing properties sell at the fastest rate in the country, according to Corelogic's vendor research. The number of days a property takes going from market to under contract has decreased markedly since the end of last year.

Corelogic's Head of Research Cameron Kusher wrote, "Melbourne dwellings took an average of 35 days to sell in December 2015 with the figure falling to an historic low of 29 days at the end of 2016", the article added, "when homes are selling quicker it points to stronger buyer demand and an improvement in housing market conditions".

No change to capital gains tax or negative gearing
Australian Broker reported this week that the government has "flat-out rejected a proposal to gradually halve the capital gains tax (CGT) discount, amid concerns that the status quo would eventually have a negative effect on the housing market".

The response came after The Australian Financial Review reported that changes to CGT would come in the May budget. The article outlined a plan to cut the capital gains tax discount for property investors, but not negative gearing.

It's a case of wait and see for investors, with three months of speculation ahead.

Could the market cope without new investors?
Following on from last week when we discussed banks beginning to dampen investor lending, Mortgage Business analysis this week looked at the investor lending dilemma.

With the Commonwealth Bank and Bankwest no longer accepting applications for new investors applications due to APRA's 10% cap, we wonder if investors will keep buying.

As quoted in Mortgage Business, AMP Capital Shane Oliver said, "Surprisingly, the RBA’s level of concern around the property market does not appear to have increased despite a further pick up in lending to property investors and rapid price growth in Sydney and Melbourne".

He added, "This appears to partly reflect the RBA’s assessment that lending standards have tightened, the supply of property is set to rise with longer than normal lags and that part of the recent upswing in investor credit may reflect investors paying for properties bought off the plan some time ago".

"There still remains a case for a precautionary lowering in APRA’s 10 per cent investor credit growth limit though."

Interesting times ahead in the Melbourne property market. To navigate the current market, contact us for the best mortgage for your finances. And follow us on LinkedIn to get our weekly updates.

The big news this week was no news really. As predicted, the first Reserve Bank meeting of 2017 saw interest rates remain at the record low of 1.5 per cent.

This didn’t stop some banks moving on their mortgage interest rates, but more on that below.

2017 has certainly kicked off to a great start in the property market. Last Saturday 433 properties went to auction in Melbourne with 81 per cent selling on the day.

Banks begin to move to dampen investor lending
Last week we speculated on how the Australian Prudential Regulation Authority (APRA) would move to dampen investor lending, and this week the Commonwealth Bank (CBA) beat them to it.

On Thursday, CBA announced it would suspend new investor finance applications for home loans. The Advisor reported that this suspension would be ‘until further notice’.

CBA will assess all applications submitted prior to 13 February 2017 according to the usual lending criteria. In announcing the suspension, CBA stated:

“Commonwealth Bank is committed to consistently delivering the best customer experience for home buyers, upholding the highest level of professional standards, and meeting our responsible lending and regulatory obligations”.

CBA was the second bank last week to announce it was suspending new investor finance. Earlier, Bankwest said they would no longer accept applications from new customers seeking to refinance their stand-alone investment properties. The bank emphasised that this would only affect a very small number of clients.

The Advisor reported that Bankwest would continue to “assess investment lending applications from current and prospective customers who meet relevant criteria within risk appetite”.

So why have CBA and Bankwest pre-empted any moves by APRA?

Probably because they have reached the growth limit on investor lending imposed by APRA on banks previously. According to APRA’s regulations, banks should limit the growth in loans to investor to no more than 10 per cent.

The rate of investor lending surged beyond expectations last year, meaning many banks were pushing up against that 10 per cent growth limit.

Several banks have already moved to increase variable rates on investor loans. AMP raised their variable rate by 20 basis points to 4.34 per cent this week.

Speaking to The Advisor, AMP said “a number of factors feed into any interest rate decision including competitive landscape, the need to manage wholesale funding costs and maintain a balanced portfolio in line with regulatory guidelines. We remain focused on providing competitive interest rates”.

House prices rise in 7 out of 8 capital cities in first month of 2017
And data just released shows that house values are continuing to rise in early 2017. MortgageBusiness reported on latest figures that show that house values rose in all Australian capital cities except Darwin.

Hobart saw the biggest increase, rising 1.4 per cent in January. Sydney house values rose 1.0 per cent and Melbourne by 0.8 per cent. Brisbane, Adelaide and Perth all saw modest rises of under 0.5 per cent.

CoreLogic’s Tim Lawless spoke to MortgageBusiness saying it was a strong start to the year. However he believes house prices will ‘trend lower’ over 2017.

He believes that higher funding costs faced by banks and also APRA’s expected tightening on credit policies will likely see price growth stabilise over the year.

Importantly he notes that record low interest rates and solid population growth in Melbourne and Sydney will likely see the market hold its value.

So with interest rates remaining as they are, it is a good time to consolidate your financial position.

As reported in my newsletter, the Australian Securities and Investment Commission (ASIC) advised in its MoneySmart newsletter, there are many different types of interest rates available via a huge range of lenders.

So chasing down the very best deal on your mortgage is a no-brainer. With interest rates as low as they are, it is a great time to refinance your mortgage and consolidate any debts.

We can help you navigate the many choices you have so you can take advantage of the current financial landscape.

Contact us at MortgageBroker Melbourne. And don’t forget to follow us on LinkedIn for updates.

This week REIV released the auction clearance rates for the period between 19 December 2016 and 4 February 2017. It showed a clearance rate of 79 per cent with 416 auctions held, 328 selling and 88 passed in. The holiday season is a relatively slow period, hence the low numbers, but the property market will now return to the usual level of activity.

President of REIV, Joseph Walton, says that weekly reporting of auction results will now resume – just in time as an impressive 1,400 auctions are slated for the last week of February.
APRA expected to turn its focus on investors as the median house price reaches $770,000

Despite predictions by some that the housing market would begin to cool in 2016, Australia recorded yet another year of record price growth.

According to MortgageBroker, the median house price in Melbourne rose above $770,000 in the three months leading up to December 2016.

Units and apartments were also up 3.0 per cent, rising to a median price of $563,000.

This impressive rate of growth is the fastest since the Australian Prudential Regulation Authority (APRA) introduced macro prudential regulation in 2015, and it has caused some concern.

MortgageBroker spoke to AMP Capital Chief Economist Shane Oliver who said that the surge in house prices was a sign that the effect of the regulations were wearing off. He expected APRA to move soon in an attempt to dampen investor appetite for property.

His concerns were backed up by the latest statistics from the ABS, which show that investor lending grew by 21 per cent in the year leading up to November 2016.

This understandably has economists and politicians worried. With Sydney and Melbourne in particular, housing affordability is a growing problem.
First-home buyers are finding it harder than ever to get a foot on the property ladder and many Australians are being forced to choose between long commute times or expensive rents in order to work in our major cities.

Just how APRA will attempt to curb investor enthusiasm is not clear. Increasing the size of the deposit needed to secure an investor loan is one option that may be considered.

When times get tough, Aussies turn to mortgage brokers before the big banks

A new survey, by Galaxy Research, has found that 72 per cent of respondents would not turn to the big banks in times of financial crisis. This, unsurprisingly, did not surprise us.

The survey, conducted on behalf of State Custodians Home Loans, asked 1,005 people who they would go to if they needed to renegotiate their mortgage in a time of crisis.

Overall 25 per cent said they would go to a mortgage broker first. Generation Xers (those aged between 35-49) were the most likely to approach a mortgage broker. Thirty four per cent of this group said they would choose a mortgage broker over a big bank.

Mortgage holders would then turn to financial planners, lawyers and smaller banking institutions before approaching the big banks.

The Advisor quoted State Custodian CEO Joanna Pretty as saying:

“When you’re in crisis mode it can be very stressful and confusing trying to make any major decision. I think trust is very important in dire situations and sometimes with larger institutions people can feel like they’re ‘just a number’”.

Mortgage brokers are good at seeing the bigger picture and can find customers loans that best fit their unique needs and circumstances.

It is important to remember that when faced with a life-changing event such as illness, unemployment, divorce or debt, you have choices. A mortgage broker can help you work out what those choices are.

If you want to get the best mortgage for your finances, contact us at Mortgage Broker Melbourne.

And don’t forget to follow us on LinkedIn to get our weekly updates.

Melbourne top of the class for property

Melbourne hit the record books last year with huge auction sales, and this year has got off to a good start too. There were a healthy number of auctions around Victoria – a total of 147 with a clearance rate of 83%. reported a handful of bargains in Craigieburn, and a couple of houses hit the $1 million mark in Mount Waverley and Port Melbourne.

December's quarterly figures from REIV continue to show strength in the Melbourne market with a strong closing quarter and solid prices. REIV president, Joseph Walton, said, "transaction numbers in the inner and middle suburbs of Melbourne were up more than 20 per cent from the September quarter". He added, "the ongoing interest from investors and homebuyers in the Victorian market looks likely to continue well into this year".

Melbourne is the place to be... a property owner
This week, Australian Broker says that Melbourne is the place to be when it comes to property. The city has been named Australia's top property hotspot, according to research from PRDnationwide's report Australia Property Hotspots: 2nd Half 2016.

Tony Brasier, chairman and managing director of PRDnationwide, said the Melbourne market "was attractive to buyers due to how the city had planned for the future". He added that Melbourne was doing well, as an estimated $17.6 billion worth of projects were due to commence in the latter half of last year.

"The north and north western suburbs in particular are benefitting strongly from this influx of funding, new facilities and economic stimulus, as their annual property growth continues to climb."

To further cement the good news, he said, "these areas are long time hot spots with an increase in development priming them as an affordable alternative to inner city Melbourne living".

Low inflation could mean another cash rate cut
As of this week, inflation has hit its lowest rate in 20 years, as stated in figures from the ABS. The CPI rose 1.5% through the year to the December quarter, 2016.

Mortgage Business reported that AMP economist Shane Oliver thinks an inflation cut is more likely in May, following the next set of inflation data. And ANZ senior economist Jo Masters said, "today’s inflation data suggest that the sharp disinflationary forces that have been weighing on prices are abating and that inflation is stabilising".

With the RBA meeting next month to decide if the inflation rate stays the same or gets cut, it is all good news for investors as interest rates sit at an all time low of 1.5%. Coupled with housing growth in Melbourne, now is a great time to get into the property market.

We hope you had a great break and if your New Year's resolution is to get into this hot property market, get in touch to find the best mortgage for your finances.

Follow us on LinkedIn to get our weekly updates.

Confident outlook for year ahead as capital gains grow and Millennials continue to think outside the box.

The 2017 property market has kicked off to a great start following the annual seasonal hiatus. As usual for this time of year, it was a quiet start to the new year with only 71 properties listed for auction, but according to the clearance rate was an impressive 81%.
Industry confident about 2017 as capital gains grow
Confidence in the property market for the year ahead is high among industry professionals with the latest ANZ Property Council Survey reporting that confidence rose 2 points to 132 for the March quarter 2017. According to MortgageBroker, the survey polled over 1,500 professionals and found that their confidence is the highest it has been in two years.

Chief economist for the ANZ, Richard Yetsenga says that the residential property market was behind the rise in confidence. He explained:

“Much of the improved outlook for the property market came from the residential segment, supported by improved expectations of capital price growth, forward work schedules and construction activity,” he said.

“Coupled with the returning presence of investors, it appears that demand for housing is reasonably steady at an elevated level.”

The positive outlook for the market was backed by the latest report from CoreLogic into capital gains in 2016.

The CoreLogic December 2016 Hedonic Home Value Index shows that capital gains grew by 10.6% in 2016, the fastest growth since 2009. Capital city house values for 2016 rose by 11.6% and capital city unit values rose by 5.9%.
Millenials may look to super to help boost home deposits
With the property market so hot, many young Australian’s are finding it harder than ever to get their first step on the property market.

But, ever inventive and rarely phased, many Millennials are willing to do things a little differently to get their share of the property boom.

AustralianBroker reported on a recent survey commissioned by LoanDolphin. The survey revealed that around 30% of young Australians are willing to use money from their super to boost their deposits for housing.

Ranin Mendis, CEO of LoanDolphin says that with the median home price hitting upwards of $800,000, saving enough for a deposit is proving out of reach for lots of younger Australians. He says it is no surprised that they are looking to tap into their super funds to help.

Tapping into super funds wasn’t the only strategy Millenials were wanting to use to gain a foothold in the property market. According to Mr Mendis, many were deciding to live with their parents for longer and were looking to invest with friends, siblings or other relatives. And many were ‘rentvesting’. This is where you buy a house in a suburb you can afford and rent a place in a suburb you would like to live in.

Whatever strategy you use, it is always crucial to make sure you are getting the best value, most appropriate loan for your property investment. We can help you find the best mortgage for you and your own unique situation.

Keep following us on LinkedIn to get our weekly updates.

Weekly Wrap – Melbourne set to break auction records this Christmas

Melbourne will hit the record books this Christmas, with a December high of 2537 auction sales set to be broken for the first time in nine years. With a clearance rate of 77% on 1028 auctions this weekend, there were as many sales as auctions compared to this time last year!

REIV's market wrap listed apartment bargains in Frankston, Footscray and Thornbury all under the $300,000 mark, with top apartment sales in Sandringham and Glen Waverly topping $1 million. Total sales for the weekend hit a staggering $630 million.

First home buyers (FHBs) continue to miss out
At the beginning of December we reported that FHBs are struggling to save for their first home as house price growth continues to outpace their income growth.

Their woes continued this month with the number of FHBs decreasing to their lowest level in 25 years, according to figures released in the Adelaide Bank and Real Estate Institute of Australia Housing Affordability Report.

The report's figures show a decrease of 5.8% compared to the September quarter last year. Adelaide Bank general manager Damian Percy said, "this is the lowest figure recorded since ABS records began in June 1991".

Compared to this time last year, the average loan size was "0.4% less and the percentage of income required was 2.2% lower".

In good news, 30.3% of FHBs that purchased during the September quarter were from Victoria and they make up a healthy 14.7% of the State’s owner-occupier market.

Brokers increase their share
The Adviser this week reported that "mortgage brokers are writing more new home loans for the major banks than they did in 2015".

APRA’s Quarterly ADI Property Exposures report found "the majors approved $75.2 billion over the September quarter this year, of which $36.4 billion (48%) was originated through the third-party channel".

Overall, brokers increased their share from 47% to 49% since September last year.

Will the RBA cut rates next year?
Last week, the Reserve Bank of Australia (RBA) kept the cash rate on hold at a record low level of 1.5%. And already there's been speculation that they will cut rates next year.

As reported in Mortgage Business, Stephen Koukoulas, former chief economist of Citibank and senior economic adviser to the Australian Prime Minister, said, "I think the RBA will cut again, reluctantly, because they're worried about house prices, particularly in Sydney and Melbourne where median house prices are at record highs of $1.06 million and $770,000, respectively".

Mr Koukoulas also suggested that the RBA might be tempted to "lean on the regulators" so that they're more "careful in how much they're lending for the housing market".

We hope you have a great break and if you have any questions about lender rates or the best mortgage for your finances, we'll be here in the lead up to Christmas.

Follow us on LinkedIn to get our weekly updates.

Weekly Wrap – RBA puts rates on hold, lenders ignore and increase their variables

Melbourne saw auction frenzy this weekend with over 1200 houses and apartments auctioned, and an impressive 80% clearance rate. REIV's market wrap predicts December records will be broken this year as almost 4000 homes go to auction – 200 more than December last year.

This week we saw apartment bargains go for under $300,000 in St Kilda, Footscray and Frankston, and house sales top the $5 million mark in Templestowe and Albert Park. REIV CEO Geoff White summed up the feeling in Melbourne, "Everything is aligned for sellers, who are benefitting from strong buyer confidence and record low interest rates".

RBA ends 2016 by keeping interest rates the same
With Christmas just around the corner, this week the Reserve Bank of Australia (RBA) gave homeowners an early present by keeping the cash rate on hold at a record low level of 1.5%. It was the final meeting of the year before the board reconvene in February next year.

On housing, Reserve Bank governor Philip Lowe said, "Conditions in the housing market have strengthened overall, although they vary considerably around the country".

According to new figures released by CoreLogic, over the past month Sydney, Hobart, Adelaide and Darwin all had monthly gains of 0.8% or higher, with Darwin and Adelaide having a particularly strong month returning growth of 3.7% and 2.9%.

"The highest annual growth rate is evident in Sydney and Melbourne where dwelling values are now 13.1% and 11.3% higher respectively, reflecting a steeper upwards trajectory in growth over the second half of the year," said Tim Lawless, Head of Research at CoreLogic.

He continued, "Currently the national growth cycle has been in play for 4.5 years, with capital city dwelling values rising by 42.2% over the cycle to date".

It's clear that sustained housing growth coupled with all time low interest rates continues the spate of good news for investors and homeowners alike as we move towards the New Year.

Lenders ignore on hold rates and increase their variables
It was beginning to look a lot like Christmas, but Scrooge has raised his head in the shape of the big banks upping their variable rates.

The roundup so far is:

• Westpac 0.08% on all interest only loans
• NAB 0.15% on investor loans
• ANZ 0.08% on variable Residential Investment Property Loan Index Rate
• ING Direct 0.15% on all loans, to re-align with the market.

With regard to ANZ, there is no change to their standard variable rate for owner-occupier home loans, and fixed rates remain unchanged for both investors and owner-occupiers.

ANZ Group Executive Australia Fred Ohlsson said, "Despite residential investor rates remaining at historic low levels, this was a difficult decision that took into account increases in our funding costs and our regulatory obligation to manage a balanced portfolio".

If you've been hit by the increases, here are some handy tips to save interest. You can also get in touch with us to find out who is in our top three best-priced lenders.

Follow us on LinkedIn to get our weekly updates.

Weekly Wrap – Future looks healthy for housing market, but FHBs still struggling to get in

There were more than a 1000 auctions again this week in Melbourne, after last week's highest number of Sunday auctions this year. With a bumper clearance rate of 79% there were a lot of happy homeowners making the most of low interest rates. REIV's market wrap reported that Melbourne's top five growth suburbs of Langwarrin, Williamstown, Seaford, Footscray and Frankston have increased in popularity this quarter by up to 20%.

One house this week sold for over $5 million in Hawthorn, while a top apartment sale almost hit the $3 million mark in Malvern. Shrewd homebuyers snapped up some bargains in Braybrook, Melton South and Hastings, picking up apartments and houses for under $300,000.

According to CoreLogic's Monthly Housing and Economic Chart Pack, the annual change in Melbourne's home values has increased by an impressive 9.1%.

First home buyers (FHBs) missing out on the house party
Although it was another busy week on the Melbourne housing market, FHBs didn't get the invite. The Adviser reported that investors and baby boomers are not letting FHBs get a foot in the door. With low interest rates, it's harder to save, but it also easier for those with equity to get in on the low interest housing market.

South Australian State Government organisation HomeStart Finance CEO John Oliver said, "Investors and baby boomers may already have an advantage over first time buyers because of equity in their existing property, so property is an obvious choice for them". He added, "the reality is house price growth continues to outpace the growth in incomes, which means first home buyers are forced to save for longer".

Research by St. George Bank indicates you might have to shack up with your mates to afford your first property. "Two incomes are better than one, so it seems logical for buyers to team up with others if affordability is an issue to share the costs, including stamp duty and valuation fees", said General Manager Ross Miller.

If you're a first home buyer and struggling to get in, we can help you find the right mortgage.

It's a complex housing market, but a healthy one
CoreLogic's Managing Director Lisa Claes, in a speech at the Australian Securitisation Forum in November, stated, "Affordability constraints, strong growth, low turnover and high investor activity – these are just some of the contradictory phrases characterising the real estate industry today, painting a complex picture of an increasingly paradoxical market".

But, the future of the housing market looks healthy with homeowners in Melbourne enjoying an 82% growth in property values since 2009. Claes continued, "Residential property ownership has long been the great Australian dream, is a key component of personal wealth building and has a significant multiplier impact on economic growth. In spite of the contradictions that are characterizing the market, all indications are that real estate will remain hot property for quite some time".

Follow us on LinkedIn to get our weekly updates.

Weekly Wrap – 27 November 2016. Property market continues to impress while the banks and pollies, not so much.

Melbourne’s property market continued to impress this weekend with a buoyant clearance rate of 77%. Most impressively was the number of properties put up to auction. According to REIV CEO Geoff White, there were 1181 auctions held this weekend. The annual spring super surge is in full swing.

The buoyancy looks set to continue with an estimated 3000 properties likely to go under the hammer before Christmas. Next weekend should be another bumper one as we round off the Spring selling season with a good number of properties listed for auction.

What’s in a rating anyway?
After all the political turmoil of the last few months, it was a fairly quiet week this week. The main topic of conversation was that old doozy: Australia’s AAA credit rating. Or more specifically the rising threat that we may be about to lose it.

Standard & Poor’s reissued its warning that Australia’s AAA credit rating would be downgraded without significant increases to budget savings or to revenue measures.

ABC reported S&P’s head of sovereign ratings, Craig Michaels as saying:

“As we said in July, we will continue to monitor, over the next six-to-12 months, the success or otherwise of the new Government's ability to pass revenue and expenditure measures through both houses of Parliament".

He went on to say that whether or not we keep our much coveted AAA rating will depend on the Government’s ability to come up with and implement measures to reduce the budget deficit.

This will depend on the ability of all sides of politics to negotiate and compromise. Hmmm, let’s not hold our breath shall we.
Banks move to shore up their positions by raising rates

This week, the other topic under discussion was the move by some banks to raise their variable rates.

AustralianBroker reported that ME Bank had made the decision to hike its variable rate by up to 10 basis points and that its fixed rates would rise by up to 15 basis points.

Bank of Sydney is also raising its five year fixed rates by up to 60 basis points and the Bank of Queensland has indicated that it will raise theirs by up to 20 basis points.

ME head of loans justified the rises by saying “the increases were based on increasing swap rates – up 40 basis points since the end of August - and increasing cost of deposit funding”. He went on to say that ME still offered some of the lowest interest rates across the market.

The shift in rates is a good reminder that you should actively take charge of your loan and make sure you are getting the best value, most appropriate loan for your own unique financial situation. We can help find a mortgage that will work for you.

Keep following us on LinkedIn to get our weekly updates.

Weekly Wrap – Complex housing market keeps showing growth
This week the Melbourne market continued to grow with over 1000 auctions across the city and a healthy clearance rate of 80%. This is well up on last year's 65% and last week when we saw a clearance rate of 75%. REIV's market wrap reported that the outer north and western suburbs are popular, with Thomastown and Hoppers Crossing scoring a 100% clearance rate.

Three houses sold for more than $4 million in St Kilda, Malvern and Toorak, while Brighton and Canterbury saw top apartment sales of around $3.5 million. Bargains were picked up in Thornbury, Essendon and Carnegie with apartments and houses selling for $250,000 to $300,000.

REIV CEO Geoff White reported that for the second consecutive quarter, Melbourne's median house price recorded solid growth, up 3.2% to a record high $740,000.

We have a growing and complex housing market
With the Reserve Bank cutting rates twice this year due to concerns about inflation, the housing market has gone from strength to strength. Bloomberg reported that the RBA "is struggling to gauge the strength of the labor market and its implications for inflation while house prices on the east coast accelerate".

This month, the RBA said, "assessing conditions in the housing market had become more complicated".

Due to the increasing complexity of the residential housing market, it's become a key area of focus for setting monetary policy. The RBA's monetary policy meeting minutes noted that while overall conditions had eased relative to 2015, some indicators had strengthened over the previous few months. In particular, housing price growth had picked up noticeably in Sydney and Melbourne.

Corelogic research reported in The Advisor outlined, "Sydney and Melbourne have shown strong housing demand which has led to many homes selling in excess of their initial list price. While these conditions persist, it is difficult to see how home values in Sydney and Melbourne in particular, won’t continue to increase".

CoreLogic continued, "The points which haven’t really been made, but are important, are that the amount of stock, particularly new stock, for sale is lower than last year. You can’t purchase what isn’t for sale. Secondly, turnover is lower, however, with a record pipeline of unit construction, the decline in turnover is not as great as it would seem at first glance, because off-the-plan sales are not counted until settlement (however, they are counted at their original contract date). The residential housing market is set to remain a key area of focus for the RBA when setting monetary policy over the coming months and years".

It's a good time to get in to this strong housing market – we can help find a mortgage that will work for you.

Keep following us on LinkedIn to get our weekly updates.

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