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Refinancing can be done for various reasons, such as reducing your interest rate, lowering monthly payments, switching from a variable to a fixed rate loan, accessing equity in your home, or consolidating debt.

Refinancing can be an effective way to save money or improve your financial situation, but it also involves additional costs and risks, such as fees, valuations, and potential penalties for breaking your current loan contract. It is important to weigh the pros and cons and compare offers from different lenders before deciding to refinance your home loan.

Refinancing Process

We will analyse your current home loan offering and your financial situation to determine if there is an benefit in potential refinancing your home loan to another lender and if you in fact qualify for refinancing.

We compares different lenders based on interest rates, fees, and repayment terms to find the best deal for you.

Once you've selected a lender, we assist you in filling out the application and submitting it to the lender.

Once the lender approves your refinancing, you will complete new documentation for the new lender and sign discharge documents, pay any associated fees or closing costs with the outgoing lender. It is important to remember that there are usually costs associated with changing lenders, these can include charges from the land titles office and a discharge/exit fee from the outgoing lender.

Once the new loan is funded, and the old loan is paid off, if applicable, you will move any existing offset monies across to your new facilities and close down any of the older accounts at the outgoing lender

We will follow up with you and monitoring the process to ensure everything proceeds smoothly, and you are satisfied with your refinancing.

When it comes to investment properties there is a lot of jargon that is used by the industry or participants on the industry that can often cause more confusion than anything else. Here are some explanations or a little more information regarding some of the terminology you may come across when delving into the world of investment property.

What is negative gearing?

The technical definition of negative gearing is that it is a form of financial leverage where the cost of borrowings and ongoing expenses of an asset are greater than the income that the asset produces, i.e. that investment is negatively geared.

More commonly in Australia, negative gearing is a term often associated with investment properties. The primary reason for that being that the ATO currently allows you to deduct any interest and operating costs related to an investment asset or property from the income generated.

In a normal situation, any income generated by an asset, such as rental income, would need to be included onto your taxable income at tax time and you would be taxed at your marginal tax rate on that additional income. With the current ATO approach, the net rental income amount is what is applied to your tax return and if that happens to be a negative number, i.e. the interest costs of your investment property loan and the allowable expenses related to owning and maintaining that property, exceed any rental income earned, that amount is deducted for the rest of your taxable income and hence your tax obligation may be reduced.

How to calculate rental yield

Rental yield is the fancy word for working out what return you are getting on your property investment – similar to the amount of interest you would earn from a deposit in a bank account. Determining and knowing what the rental yield is a very useful way of comparing the returns of one investment property versus another and then of course comparing the return from an investment property against other interest bearing investments, such as a deposit or any other income generating investments.

Rental yield is typically calculated and communicated as a gross rental yield, however it can also be calculated as a net rental yield amount.

Gross rental yield is purely a calculation whereby you divide the annual amount of gross rent earned by the value of the property. For example - $550 per week in rent = $28,600 rent per annum. If the value of the property is $750,000 – your gross rental yield is $28,600/$750,000 = 3.81%.

Calculating a net rental yield would entail deducting any rental associated costs from the rental income, to come up with a net rental income amount which can then be divided by the value of the property.

Using “dormant” Equity

Practically speaking the difference between the value of your house and your current mortgage is often referred to dormant equity. Dormant equity is created when you pay down your mortgage or the value of your property increases. That amount of value that sits there is often referred to as dormant equity. Dormant because it is not really being utilised for anything.

Where dormant equity becomes valuable is often when investors decide to purchase a second property, they may not have accumulated the typical 20% deposit that banks require so that they don’t charge lenders mortgage insurance when you want to borrow money from them for the new purchase. A way in which you can generate the required 20%, is to access the “dormant” equity that is sitting in your current property. This would be done by increasing your current loan amount up to an 80% loan to value ratio of the property or up to the required amount, whichever the lower.

Factors to consider when buying investment property

Buying an investment property is a complex decision, with many different factors to consider. Depending on you and what you are looking to achieve, some factors may be more influential than others. Some specific things to consider could include:

• Time horizon – buying a property entails incurring cost, primarily stamp duty, if you aren’t going to or aren’t able to hold the property for long enough time for the value to increase to ensure that you recoup all your purchase costs, it’s most probably not the right investment decision.
• As a general rule, buy a property that you would live in – someone is going to live in it and as a general rule, if you aren’t going to deliver a property to the market that you would live in, it’s quite difficult to expect someone to pay you a decent amount of rent to live there.
• If possible, choose properties that have a number of attractive features - good transport links, good school areas, bathrooms with baths have larger potential tenant bases. Small factors can make a big difference when it comes to finding a wide range of potential tenants.
• Beware of the hidden ongoing costs – what are the levies for the property and building, any potential issues with the building, any upcoming maintenance or renovations required, what is the size of the sinking fund and why?
• And lastly, what is the rental yield and long term capital growth prospects of the property?  If they aren’t attractive, then what are the other reasons for buying the property?

A construction loan in Australia is a type of loan offered by banks and other financial institutions to individuals or companies looking to finance the construction of a new property. This type of loan is secured against the property being built and the new lending is usually based off the future completed value of the property (including the work being done). Funds are generally released in stages as the construction progresses. They may be some additional costs such as valuation fees, progress payment fees, and drawdown fees. Depending on the amount being requested, borrowers may request that you provide council approved plans, specifications, and quotes from licensed builders to qualify for a construction loan. Overall, a construction loan is designed to give borrowers the funds they need to complete their building project, whether it's a new home, a renovation, or a commercial property.

Reverse mortgages are a type of loan available to pensioners in Australia who own their own home. This type of loan is designed to allow pensioners to access the equity in their home without having to sell their property or make regular repayments on the loan.

How does a reverse mortgage work?

A reverse mortgage allows a homeowner to borrow against the equity in their home. Unlike a traditional mortgage, the homeowner does not have to make regular repayments on the loan. Instead, the loan is paid back when the homeowner either sells their home, passes away, or moves into aged care.

The amount that a homeowner can borrow will depend on their age, the value of their home, and the type of reverse mortgage they choose. The homeowner can choose to receive the loan as a lump sum, a regular income stream, a line of credit, or a combination of these options.

Advantages of a reverse mortgage

There are several advantages to taking out a reverse mortgage in Australia. Firstly, it can provide pensioners with a source of income in retirement. This can be particularly beneficial for those who do not have sufficient savings or investments to fund their retirement.

Secondly, a reverse mortgage allows pensioners to access the equity in their home without having to sell it. This means that they can continue to live in their home for as long as they wish.

Thirdly, a reverse mortgage can provide pensioners with greater financial flexibility. They can choose to receive the loan as a lump sum, a regular income stream, or a line of credit, depending on their individual needs.

Disadvantages of a reverse mortgage

Despite the advantages, there are also several disadvantages to taking out a reverse mortgage. Firstly, the interest rates on reverse mortgages are generally higher than those on traditional mortgages. This means that the amount owed can increase quickly over time, reducing the equity in the home.

Secondly, a reverse mortgage can affect the inheritance that a homeowner leaves to their heirs. As the loan is paid back when the homeowner passes away, the amount owed can reduce the value of the estate.

Finally, a reverse mortgage may not be suitable for everyone. Homeowners who plan to sell their home in the near future or who have significant other assets may not benefit from a reverse mortgage.

Self-managed super fund loans in Australia are a type of loan that allows the trustee of a self-managed super fund (SMSF) to borrow money to invest in assets such as property or shares. These loans are regulated by the Australian Taxation Office (ATO) and there are specific rules around how they can be structured.

Some key features of SMSF loans include:

- The SMSF must have a corporate trustee
- The asset being purchased must be held in a Bare Trust structure
- The loan must be a limited recourse loan, meaning that if the SMSF defaults on the loan, the lender can only seize the asset being purchased and not other assets held within the SMSF
- The SMSF cannot use the loan funds for anything other than the purchase of the asset

There are also restrictions on who can lend money to an SMSF, with banks and some non-bank lenders being the primary options.

SMSF loans can be a useful tool for investors looking to build wealth within their superannuation fund, but they do come with additional risks and complexities compared to other types of borrowing. It is important to seek professional advice before considering an SMSF loan. 

There are many rules and regulations regarding SMSF loans that must be followed to avoid any penalty. For example, the funds must be used for investment purposes only, and the property must meet strict rules of investment properties, such as commercial properties or residential investment properties.

The loan's repayments must be made by the SMSF, which means it's crucial to ensure that your SMSF has enough cash flow to meet the repayments. The bank or lender will also require you to provide more security than a normal home loan to offset the risk of lending to a self-managed super fund.

Lastly, it is highly recommended to get professional financial advice when considering an SMSF loan. Please keep in mind that laws and regulations around SMSF are highly complex and frequently changing.

It is fairly common for most lenders to offer finance for the purchase of commercial properties. What usually qualifies as a commercial property loan is typically guided by what the property is being used for and what the use that the council has zoned that property for. 

Commercial property loans are quite different from residential home loans, they are fairly individual and bespoke to the transaction. They usually have lower loan to value rations, typically around 70%. Their interest rates are determined differently to the retail market and their application and valuation fees will also be different. 

We offer see client’s purchase a commercial property suite of office in their personal names and then enter into a rental agreement with the business where the business rents the property from our client. 

Commercial property loans cover a very large spectrum of properties and needs and arranging finance for this purpose is a speciality of ours. 

Does your business need finance for growth or acquisition?

Let our experts analyse your business’s current debt arrangements and structure. There may be an opportunity to restructure your debt and optimise your cash flow, for both organic growth and acquisition opportunities. We’d love to get an understanding of your business, do a comprehensive debt audit and give you independent and objective recommendations.

The Full Product Spectrum

Asset & Equipment Finance
Working Capital Finance
Commercial Property Finance
Debtor & Inventory Finance
Business Acquisition Finance

Debt Review & Structuring

Does your debt structure match your cash flow requirements and expansion aspirations? Your current debt structure may not be optional for your business. Let us conduct a thorough debt audit. You may be surprised at how outdated your current structure is.

Clever Solutions

Our primary objective is to source optimal debt solutions for your business. We are independent and offer a wide range of choice.

Negotiate with Banks & Lenders

Everything is negotiable. We are your advocate and we pride ourselves on negotiating all the aspects associated with a commercial transaction - interest rates, covenants, fees and security. We do the leg work to find the bank or lender with the most suitable offering.

Accounting Practice Loan

Accounting practice finance allows partners of existing accountancy firms to expand their business or to buy new accountancy practices.

It also allows people to branch out on their own as an individual tax agent. People should have at least three years of experience as a principal of a similarly-sized accountancy firm to even be considered for accounting practice finance, and also providing evidence of a net worth that’s consistent with their age and experience as a partner.

What you consider when buying an existing accounting practice:

• Look at the character and reputation of the vendors.
• Look at the way the day-to-day business is run.
• Look at the concentration of clients as a good mix is vital for figuring out potential earnings.
• Look at the Work In Progress (WIP)
• Look at the Practice’s software and systems
• Look if the Practice offers only tax and accounting service, or if they also have a wealth management or financial planning arm.

Keep in mind the terms that are being charged as existing clients might be used to getting charged bimonthly instead of monthly as you’d prefer, for example. Clients loyal to the previous owners may be more than willing to leave if they feel they’re getting messed about.

Financial Planning Practice Loan

A financial planning practice loan can help fund the purchase of an existing portfolio or a commercial property to use as your business premises.

Some lenders can be stricter when it comes to independent financial advisers and limit your borrowing to a lower percentage of the purchase price of a practice.

Independent advisers have more flexibility and control than dealer members in choosing investment products for their clients, and following their own methodology when building an investment portfolio. They also may carry a higher compliance risk and higher costs in maintaining their AFSL. It is for this reason that lenders take a more conservative approach when assessing their renewable income and EBIT of the client book.

What you consider when buying an existing financial planning practice or book:

• What’s the makeup of the client book?
• Does the purchase come with a transition period, or restraint of trade clause?
• Match your own skillset
• What business assets that come with the purchase?

Medical Practice Loan

Loans for medical professionals can provide funding for a wide range of purposes, such as:

• Startup finance to help you establish a new practice and fit out your business premises
• Funding to purchase an existing practice
• Money to buy or upgrade business equipment
• Managing ongoing cash flow needs
• Covering the day-to-day costs of running your business, such as paying staff and marketing costs
• Meeting the expense of extending or expanding your practice

Medical professionals can potentially borrow up to 100% of the property value (freehold), as well as can borrow up to 100% of the business value (leasehold) including fit-out and equipment

Buying a practice:

Finance options will vary, depending on whether you buy the business only (leasehold) or the business and the property where the business is located (freehold).

With a leasehold, you buy the existing business and also the fittings and fixtures inside the business premises. However, you don’t buy the business premises and will instead be taking over the lease. With a freehold, you purchase both the existing business and the commercial property where it is located.

Things to consider:

• Are buying the practice premises?
• Are you buying the business?
• Have you sought financial and legal advice?
• How you identified any goodwill in the doctors’ practice?
• Ask for advice from a colleague who has been through the same process, as well as the vendor
• Have you completed your due diligence on the business?
• Are licences and permits required?

Starting a new practice:

For medical professionals that are thinking of starting your own medical/dental practice from scratch, there are several expenses that will need to be factored into your budgeting calculations.

Things to consider:

• Buying or leasing business premises
• Fitting-out your business premises
• Purchasing expensive medical equipment
• Acquiring other essential office supplies
• Insurance premiums
• Advertising and marketing expenses to develop and expand your customer base
• Hiring and paying staff

Asset finance is a wide ranging area that essentially as the name eludes to, covers the financing of anything that is deemed to be an asset. Most of the time, these are tangible assets, such as cars, equipment, inventory, however it can also sometimes cover intangible assets, such as goodwill.

There are a number of lenders that offer various types of asset finance, the key to finding the appropriate type of finance is having a good understanding of the different aspects of area of the market, which structure is most suitable to you and or your business needs and what to be aware of.

What is classified as asset finance? 

As mentioned above, besides the purchase of real estate, all other types of assets that banks can effectively take security over fall into this category. Typically these cover finance for the purchase of cars, equipment, machines and inventory or stock. Assets can also be intangible such as the goodwill of a business, these transactions can potentially also be financed, however that is more specialised area with a more restrictive offering.

How can asset financing transactions be structured? 

There are a number of different ways in which asset finance transactions can be structured and deciding on the appropriate one for your particular situation is key. Typically your accountant of tax advisor would be the best person to advise you on which structure would be best for you. Typical asset finance structures are as follows:

Commercial Hire Purchase

With this type of finance, you hire and use the asset until the last payment. When you make the final instalment, title of the asset transfers to you. You can tailor payment options, including the loan period, a deposit and a larger final balloon payment. To help manage your cash flow, structured payments can be established according to your cash flow.

Chattel Mortgage

Chattel Mortgages are a popular finance solution where you own the asset from the outset and your loan agreement is secured by the asset. You can tailor your loan payments by choosing the term — typically up to five years. Other payment options can include a deposit and a larger final instalment. You can also structure payments to free up cash flow at the times of year you need it most.

Finance Lease

With a Finance Lease, the financier owns the asset however you bear the risk of disposal (of the asset) at the end of lease. This type of lease can benefit businesses that need the latest vehicles or equipment without tying up a large amount of capital. You can choose lease payments in advance or arrears and terms up to five years. A residual value is required in line with the asset’s use and the Australian Taxation Office’s guidelines.

Novated Lease

If you want to include a vehicle in your salary package, a Novated Lease can help. The financier owns the asset, while you and your employer sign a novation agreement to share the responsibilities of the loan. Typically loan terms are from 12 months to 5 years. Monthly lease payments and a final residual payment are based on your circumstances and guidelines set by the Australian Taxation Office.

Operating Leases

Operating Leases can often be used to fund a number of different assets. Payments towards this type of finance can sometimes be considered operating costs and will not appear as a liability on your balance sheet.

Obtaining construction and development finance for specific property developments is a specialist niche activity within the financing arena. Appetite from financiers is very specifically based on each individual scenario and project, however there are three key areas that need to be addressed when seeking finance for these initiatives 

Sponsor risk

This refers specifically to the applicants/borrowers/developers who are undertaking the project. Depending on the size of the project, lenders are more comfortable dealing with successful operators. As the project size and the finance agreement grows, so does this requirement. New to market developers can obtain finance for development projects, however lending is more restrictive if you don’t have a successful track record

Construction Risk

Here the lenders are focused on the details of the build, specifically the track record and experience of the builders, ensuring that the practical construction doesn’t have any risk areas that aren’t unknown and budgeted for. Ensuring that the value of the construction contract is realistic and has room for contingencies.

Sales and Marketing Risk

As the revenue for these projects is driven by the sale of the overall project or individual sub units, sales and marketing risk is a key aspect that lenders often don’t negotiate on. Depending on the project and the amount of finance required, lenders will almost always require proof of a certain amount of pre sales or committed income. It is not uncommon for residential development projects not to be funded until the applicants can evidence pre sales of 100% of all of the apartments in the development.