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First-time buyers

Overview

Buying your first home can be a hard enough process at the best of times, but in today’s rapidly growing market it is more difficult than ever. Property prices, especially in the cities, have soared beyond expectations – leaving many first-time buyers literally out in the cold.

To make matters worse, very few mortgage products have evolved to compensate for the dramatic incompatibly between house prices and wages. Some products, such as 110 per cent loan-to-value mortgages and five times annual salaries, do exist, but they tend to mean more risk for the buyer rather than for the lender.

The recent rises in interest rates have also had an impact on those wishing to enter the property market – especially as pundits are predicting further increases.

However, it is perhaps the sheer competition that poses the biggest problem for potential buyers. Block viewings are not uncommon, whereby perspective purchasers simply view the house as a group, and then race to be the first to put in an offer. If a member of this group is a professional developer or cash purchaser, then it is not unusual for the first-time buyer to be left behind.

Social impact

The social impact of first-time buyers struggling to get on the property ladder is perhaps going to hit harder than first thought. Property ownership has traditionally provided a secure nest egg for retirement at worst, while at best it has created some extremely wealthy individuals.

Not having the security of having fully paid for your own home by the time you reach retirement can have a dramatic effect – especially with pensions not performing as well as they once did.

There are plenty of pre-retirement concerns too. Since saving will have to take a front seat, disposable income will be reduced – resulting in a slower economy. Parents may not have the financial ability to educate their children as they desire, and the NHS will suffer as private healthcare becomes an unaffordable luxury.

Where will it all end?

The government has introduced a couple of strategies to help first-time buyers. The stamp duty threshold was recently raised by £5,000 to £125,000, and the introduction of Home Information Packs (HIPs) in June will help this group of buyers above all others – although perhaps not to the extent that was initially hoped. All local authority searches, and drainage and water searches, will be carried out by the vendor and service charges for leasehold properties will be completely transparent. In addition, an Energy Performance Certificate (EPC) will be included, therefore enabling buyers to see how expensive it will be to run their home.

Another government initiative is the Shared Ownership Scheme (see below), which is implemented by housing associations. Aimed at key workers, this is an innovative way for low-paid employees to get on the property ladder.

Despite these strategies, the onus on first-time buyers ultimately lies with the first-time buyers themselves. Getting on the housing ladder is a difficult process, but with a little innovation, research and effort, it is not an impossible one.

Ways to get on the property ladder

Despite all the doom and gloom, fear not, as there are still a range of different ways which enable first-time buyers to get on the property ladder.

1. Save

Granted, this old fashioned method isn’t as easy as it once was due to increased rents, but it is still achievable. Dump the one-bedroom apartment for a room in a shared house or, even better, move back in with your parents. Saving money on rent will give your savings that much needed boost and, if you are prepared to put in the extra work, a second part-time job could see them go through the roof.

2. Borrow

Many lenders now offer five times your income, and some even offer tailored graduate and professional products. Increasingly, mortgages are available over longer terms, with some lenders offering loans of up to 40 years. Of course, you will be paying thousands of pounds extra in interest – but there is nothing stopping you remortgaging to a shorter term after a couple of years. Obviously, the younger you are the more eligible you will be for such a long loan. If these are still out of your range, consider stretching yourself initially with the view of taking a secured loan out on the property as soon as you have completed. Bear in mind, however, that this will land you in negative equity immediately – and if the market crashes you may remain there for some considerable time. See our Types of Mortgage Fact Sheet.

3. Bank of Mum & Dad

Many parents appreciate the difficulty of getting onto the property ladder today and may be more than willing to offer a helping hand. The ways that they can aid your property purchase are numerous, ranging from matching your savings to put towards a healthy deposit, to going guarantor on a mortgage. Put simply, this means that should you miss a monthly repayment they will be liable, however they must have at least 30 per cent equity in their own home in order to qualify. Alternatively they may wish to transfer some equity into your new home on the basis that you buy them out as soon as you are able.

4. Co Buying

Buying with a friend, a relative or even a stranger, can provide you both with the necessary finance needed. Pooling resources will increase your deposit and reduce all of your monthly outgoings, not to mention provide a DIY partner! Specific mortgage products are now available for this buying method, but there is no reason why a traditional mortgage wouldn’t be suitable provided that you register the property as Tenants in Common rather than Joint Tenants – meaning that your co buyer wouldn’t automatically inherit your half of the property. If you do decide to go down this route ensure that you have a water-tight contract covering you both should one party decide to move on, not to mention a Deed of Trust which will legally establish exactly who owns what percentage of the property.

5. Buying at auction

Buying at auction is often a good way to secure a property at a reasonable price. The days of ultimate bargains may be over, but affordable property is prevalent at auctions. The difficulty is that there are hard and fast rules to buying in this manner, and they all involve severe organisation. Once you have had an offer accepted under the gavel it is legally binding and you will need to pay the ten per cent deposit there and then – meaning that you will need to have the survey done before the auction date. An efficient solicitor is also a must, as completion takes place just 28 days later. See our Buying at Auction Guide.

6. Buy in a different area

Just because you are tied to, say, London with work doesn’t mean that you have to buy there. Getting on the ladder in other parts of the country, or abroad, can be much cheaper thanks to lower property prices and maybe even different buying processes. Buying, and then renting out, in this way could pave the way for your home-buying future.

More pages

Page 1: Overview
Page 2: 7. Rent-a-room

Related Articles

• Buying a Property in England or Wales
• Types of Mortgage
• Choosing a Mortgage
• Buying Off Plan and New Build
• Buying at Auction