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Mike Pero Mortgages boss warns of “forensic underwriting”

Mike Pero Mortgages boss Mark Collins has warned lenders are conducting “forensic underwriting” on expenses when assessing loans, amid tightening credit conditions.

Wednesday, August 1st 2018, 1:21PM

by Dan Dunkley

Collins told TMM Online his adviser network has noticed lenders scrutinising every detail of a customer’s personal expenses, rather than using an expenses benchmark. He says lenders are asking customers for their average spend on items such as streaming subscriptions and gym memberships.

Collins believes pressure from the Royal Commission in Australia has made lenders change their tune. "There has certainly been a big difference before and after the Royal Commission. It seems to have had a flow on effect [to New Zealand]."

Collins says technology is making it "easier for banks to look at discretionary spending", and believes first time buyers and younger borrowers are most likely to be impacted by the "forensic" attention to detail.

Collins says customers need to be aware of “how little expenses add up”. He believes small expenses, including Sky and Netflix, can make such a difference to an individual’s application, that they can impact borrowing power by up to $50,000: “This pattern of ‘forensic underwriting’, where lenders look closely at transaction records, is only going to increase. Technology is making it easier for them to assess loan applications and lenders are keeping close tabs on their exposure to risk."

He says Mike Pero advisers have begun to take on "more of a financial coaching element" with younger clients. "We have to look at bank statements and tell customers they are spending too much and they may not be able to afford the home they want. We may have to tell customers to come back in 6 months and show they have curbed their spending habits."

His comments are likely to alarm advisers who have already noticed a tightening of credit conditions, tougher servicing calculators, and harsher treatment of individual expenses over the past year.

Last month, reports from Australia suggested CBA, parent of New Zealand lender ASB, had begun to look at a greater range of personal expenses. ASB said in a statement: “ASB staff validate all expenses (and income) information provided by customers via third party (adviser) applications. That validation is based on the customer's declared expenses compared against internal benchmarks. The internal benchmark is subject to regular review consistent with responsible lending and other requirements.”

Tags: Lending LVR Mike Pero mortgages regulation

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Lender Flt 1yr 2yr 3yr
AIA - Back My Build 5.94 - - -
AIA - Go Home Loans 8.49 ▼6.19 ▼5.69 ▼5.69
ANZ ▼7.89 6.79 6.29 6.29
ANZ Blueprint to Build 7.39 - - -
ANZ Good Energy - - - 1.00
ANZ Special - 6.19 5.69 5.69
ASB Bank 8.39 ▼6.19 ▼5.69 ▼5.69
ASB Better Homes Top Up - - - 1.00
Avanti Finance 8.90 - - -
Basecorp Finance 9.60 - - -
BNZ - Classic - ▼6.19 5.79 5.79
Lender Flt 1yr 2yr 3yr
BNZ - Mortgage One ▼7.94 - - -
BNZ - Rapid Repay ▼7.94 - - -
BNZ - Std ▼7.94 6.45 5.89 5.79
BNZ - TotalMoney ▼7.94 - - -
CFML 321 Loans 6.70 - - -
CFML Home Loans 6.95 - - -
CFML Prime Loans 8.75 - - -
CFML Standard Loans 9.70 - - -
China Construction Bank - 7.09 6.75 6.49
China Construction Bank Special - - - -
Co-operative Bank - First Home Special - ▼5.99 - -
Lender Flt 1yr 2yr 3yr
Co-operative Bank - Owner Occ 8.15 ▼6.19 ▼5.75 5.69
Co-operative Bank - Standard 8.15 ▼6.69 ▼6.25 6.19
Credit Union Auckland 7.70 - - -
First Credit Union Special - 6.60 6.10 -
First Credit Union Standard 8.50 7.20 6.70 -
Heartland Bank - Online 7.99 6.69 6.35 6.15
Heartland Bank - Reverse Mortgage - - - -
Heretaunga Building Society 8.90 7.00 6.50 -
ICBC ▼7.49 ▼6.15 ▼5.69 ▼5.69
Kainga Ora 8.39 7.05 6.59 6.49
Kainga Ora - First Home Buyer Special - - - -
Lender Flt 1yr 2yr 3yr
Kiwibank 8.25 7.19 6.69 6.59
Kiwibank - Offset 8.25 - - -
Kiwibank Special - 6.29 5.79 5.79
Liberty 8.59 8.69 8.79 8.94
Nelson Building Society 8.75 6.69 6.19 -
Pepper Money Advantage 10.49 - - -
Pepper Money Easy 8.69 - - -
Pepper Money Essential 8.29 - - -
SBS Bank 8.49 ▼6.95 ▼6.29 ▼6.29
SBS Bank Special - ▼6.35 ▼5.69 ▼5.69
SBS Construction lending for FHB - - - -
Lender Flt 1yr 2yr 3yr
SBS FirstHome Combo 5.94 5.45 - -
SBS FirstHome Combo - - - -
SBS Unwind reverse equity 9.95 - - -
TSB Bank 9.19 7.09 6.59 6.59
TSB Special 8.39 6.29 5.79 5.79
Unity 8.64 6.29 5.79 -
Unity First Home Buyer special - 6.20 - -
Wairarapa Building Society 8.50 ▼6.50 ▼5.89 -
Westpac 8.39 6.89 6.39 6.39
Westpac Choices Everyday 8.49 - - -
Westpac Offset 8.39 - - -
Lender Flt 1yr 2yr 3yr
Westpac Special - 6.29 5.79 5.79
Median 8.39 6.47 6.10 5.79

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