Alliance Leicester 2 Year Fixed FeeSaver Mortgage Plan

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Mortgage Plan : Alliance Leicester 2 Year Fixed FeeSaver Mortgage Plan

Initial Interest Rate: 6.23% until 30/11/09

Rate for remaining term (Variable): 7.89%

Overall cost of comparison (APR): 7.9%

Early repayment charges Apply?: Yes*

Product Fee: £0

Loans available between £25,000 and £999,999, fixed until 30 November 2009.

FREE Valuation (The valuation fee is paid to us with your application and then refunded upon completion of the mortgage).

Remortgage customers can select our Mortgage Transfer Service or £250 cashback.

10% Overpay facility.

*Early Repayment Charge: You are only tied into your mortgage during the fixed period.

Repay all or part of your mortgage before 30 November 2009 and pay a charge of 3% of the amount repaid.


Link to previous articles: Alliance Leicester Year Fixed Max LTV 90% Mortgage Plan
Other Related Link: Alliance Leicester Premier 2 Year Fixed Max LTV 90% Mortgage Plan
Alliance Leicester Premier Fixed Rate mortgages
Alliance Leicester Premier Tracker mortgages
Alliance Leicester 2 Year Fixed mortgage Plan

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Alliance Leicester Year Fixed Max LTV 90%

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Mortgage Plan : 2 Year Fixed Max LTV 90%

Initial Interest Rate: 5.87% until 30/11/09

Rate for remaining term (Variable): 7.89%

Overall cost of comparison (APR): 7.8%

Early repayment charges Apply?: Yes*

Product Fee: £599

Loans available between £25,000 and £250,000, fixed until 30 November 2009.

10% Overpay facility.

*Early Repayment Charge: You are only tied into your mortgage during the fixed period.

Repay all or part of your mortgage before 30 November 2009 and pay a charge of 3% of the amount repaid.


Link to previous article: Alliance Leicester Premier 2 Year Fixed Max LTV 90% Mortgage Plan
Other Related Link: Alliance Leicester Premier Fixed Rate mortgages
Alliance Leicester Premier Tracker mortgages
Alliance Leicester 2 Year Fixed mortgage Plan

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Alliance Leicester 2 Year Fixed mortgage Plan

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Mortgage Plan : 2 Year Fixed

Initial Interest Rate: 5.73% until 30/11/09

Rate for remaining term (Variable): 7.89%

Overall cost of comparison (APR): 7.8%

Early repayment charges Apply?: Yes*

Product Fee: £999

Loans available between £25,000 and £250,000, fixed until 30 November 2009.

10% Overpay facility.

*Early Repayment Charge: You are only tied into your mortgage during the fixed period.

Repay all or part of your mortgage before 30 November 2009 and pay a charge of 3% of the amount repaid.


Link to previous article: Alliance Leicester Premier 2 Year Fixed Max LTV 90% Mortgage Plan
Other Related Link: Alliance Leicester Premier Fixed Rate mortgages
Alliance Leicester Premier Tracker mortgages

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Alliance Leicester Premier 2 Year Fixed Max LTV 90% Mortgage Plan

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Mortgage Plan : Premier 2 Year Fixed Max LTV 90%

Initial Interest Rate: 5.87% until 30/11/09

Rate for remaining term (Variable): 7.89%

Overall cost of comparison (APR): 7.8%

Early repayment charges Apply?: Yes*

Product Fee: £499

Exclusive mortgage deals for new and existing Premier and Premier Direct Current Account customers taking out a new mortgage.

Loans available between £25,000 and £500,000, fixed until 30 November 2009.

10% Overpay facility.

*Early Repayment Charge: You are only tied into your mortgage during the fixed period.

Repay all or part of your mortgage before 30 November 2009 and pay a charge of 3% of the amount repaid.

Link to previous article: Alliance Leicester Premier Tracker mortgages
Other Related Link: Alliance Leicester Premier Fixed Rate mortgages

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Alliance Leicester Premier Tracker mortgages

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Mortgage Plan : Premier 2 Year Base Rate Tracker Max LTV 90%

Initial Interest Rate: 5.89% for two years

Rate for remaining term (Variable): 6.74%


Overall cost of comparison (APR): 6.8%


Early repayment charges Apply?: Yes*

Product Fee: £499

• Exclusive mortgage deals for new and existing Premier and Premier Direct Current Account customers taking out a new mortgage.

• Keep your payments lower for the first two years of your mortgage with a rate of Bank of England Base Rate +0.14%.

• Then Bank of England Base Rate 2.14% for the remainder of the term (variable)

• Loans available between £25,000 and £999,999.

• Fully Flexible - you can overpay, and with the overpayments you build up, you can borrow money back, take payment holidays, or pay less in some months.

• *Early Repayment Charge: You are only tied into your mortgage during the first two years.

• Repay all or part of your mortgage in years one to two and pay a fee of 3% of the amount repaid.

Link to previous article: Alliance Leicester Premier Fixed Rate mortgages

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Alliance Leicester Premier Fixed Rate mortgages

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Mortgage Plan : Premier 2 Year Fixed Max LTV 90%

Initial Interest Rate: 5.87% until 30/11/09

Rate for remaining term (Variable): 7.89% (current)

Overall cost of comparison (APR): 7.8%

Early repayment charges Apply?: Yes*

Product Fee: £499

• Exclusive mortgage deals for new and existing Premier and Premier Direct Current Account customers taking out a new mortgage.

• Loans available between £25,000 and £500,000, fixed until 30 November 2009.
• 10% Overpay facility.
• *Early Repayment Charge: You are only tied into your mortgage during the fixed period.

• Repay all or part of your mortgage before 30 November 2009 and pay a charge of 3% of the amount repaid.

Link to previous article: Mortgage Charges and fees - What to lookout for

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Mortgage Charges and fees - What to lookout for

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Here is a list of common Mortgage Charges and fees that one should take note of:

Arrangement Fees



Most lenders nowadays charge you for the work involved in setting up a mortgage or to reserve a loan at a particular rate. The amounts can vary considerably between lenders. Paying more doesnt always get you a better deal.

High Lending Charge



If you are borrowing more than 90 per cent of the property value, check to see whether you will be charged an extra fee. This is to protect the lender in case you fail to keep up the payments, but not all of them make this charge.

Insurance



Some lenders will offer you a lower mortgage rate if you buy their home insurance products. They will also encourage you to take out their mortgage payment protection policy. It is usually better to shop around for the cheapest insurance deal.

Early Redemption Penalties



With mortgage special offers, fixed rate deals, etc, you will normally be charged a penalty if you pay off your loan within the offer period. In particular, try to avoid those loans with redemption penalties that extend beyond the end of the offer period as you will be stuck on the lenders standard variable rate.

Initial Disclosure Documents And Key Facts Illustration



Initial disclosure documents (IDDs) spell out mortgage advisers services, such as whether they can recommend products from one company only, or are free to sell mortgages from all lenders. Key facts illustrations (KFIs) are given to borrowers when they apply for or are recommended a mortgage. These outline the mortgages cost over its term, repayments, fees and an interest rate expressed as an annual percentage rate (APR).

Annual Percentage Rate



The APR tells prospective customers the interest rate over the life of the mortgage. This factors in any initial offer rate and then the lenders standard variable rate to which the mortgage reverts, as well as the impact of fees. The APR in the key facts document does not reflect that many mortgage borrowers switch to better deals than the lenders standard variable rate (SVR) after their initial offer expires. Neither does it include the potential costs on leaving the mortgage, such as administration fees and early repayment charges.

Standard Variable Rate



Because house prices are at a record high many people (probably including yourself) are now thinking of their mortgages in the long term as well as the upfront rate. For this reason it is worth knowing what current customers are paying. It is highly unlikely that when you come to the end of your fixed or discount rate period you will be on the same SVR as current customers. But you can use the information to see how the lender compares against others in the market.


Link to Previous article : Types of Mortgages

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Types of Mortgages

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Unfortunately in recent years mortgages have become increasingly complex and wrapped up in technical jargon. Borrowers now need to consider at least two things, the type of mortgage loan they want and how they are going to repay it. Have a look at your options below.

Types Of Mortgages: Here is the list of different types of mortgages that are available in UK markets.

Variable Rate Mortgage



Rates on these loans fluctuate in line with general interest rates but because they are at the lenders discretion they dont necessarily move as far, or as fast. Discounts are usually offered to new borrowers in the early years.

Tracker Mortgage



Rates on tracker loans are normally linked directly to movements in the Bank of England base rate. The link may be for a limited period rather than the life of the mortgage.

Cashback Mortgage



When these loans are granted, cash payments are given to borrowers to spend how they like. They are typically between 6 per cent and 8 per cent of the loan.

Fixed Rate Mortgage



Rates of interest on these loans are guaranteed not to change for a specified period, typically the first three to five years of the mortgage.

Capped Rate Mortgage



With this type of loan, the interest rate is guaranteed not to exceed a fixed level during the capped-rate period. The advantage is that it can go down if rates are cut.

Repayment Methods

Repayment Mortgage



Also known as capital and interest mortgages because part of the monthly payments gradually pays off the loan while the remainder covers the interest on the amount outstanding.

Offset Mortgage



These loans are taken out in conjunction with a current account or savings account. Regular mortgage repayments are required but at the same time the cash in the other accounts helps to reduce the loan, thereby saving interest. This can help to speed up repayment of the mortgage.

Interest Only Mortgage



As its name implies, the borrower pays the interest only on the loan during the mortgage term so the capital remains outstanding. Payments may also be made into a savings scheme, such as an Individual Savings Account, to repay the capital at the end of the term. Sometimes the loan is repaid out of the sale proceeds of the property.

Endowment Mortgage



This is where an interest-only loan is combined with a life assurance with-profits policy intended to pay out a sufficient sum to clear the mortgage at the end of the term. But endowment policy payouts are not guaranteed and many are currently expected to produce shortfalls.

Link to Previous article : How the Standard Compensation is calculated

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How the Standard Compensation is calculated

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The FSA document have a nice example of how the Standard Compensation is calculated in case of endowment policy.

Click on the image below to have a bigger view of the figure:



Link to Previous article : Time limits for mortgage endowment complaints

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Time limits for mortgage endowment complaints

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Here are some common questions from FSA documents about time limits for complaining:

When should I complain to the firm?

You should complain to the firm that sold you the endowment policy as soon as possible after you realise that you have cause for complaint. If you delay making a complaint, you could lose the right to some or all of any redress that may be due to you, as there are time limits within which you must make your complaint. An important time limit is that you usually have three years from the time when you became aware (or ought reasonably to have become aware) that you have cause for complaint.

A firm can usually reject your complaint as being out of time – known as ‘time barring’ –
if you are outside these time limits. It can also ask the Ombudsman to reject the complaint on similar grounds.

Firms can choose not to apply time bars but most do so.

How do I know when the three-year time limit ends?

Since 1 June 2004 a firm can usually only time bar an endowment complaint if:

_ you complain more than three years after receiving a red reprojection letter (or a similar letter warning you that there is a high risk that the policy will not reach the target amount); and

_ it has given you six months’ notice of the date after which the complaint would be time barred.

I made a complaint but the firm told me it was time barred by the end of 2003. I wasn’t told that the time limit for my complaint ended then. Why?

Between 1 February 2003 and 31 May 2004 our rules allowed a firm to time bar an endowment complaint if you made the complaint more than three years after the first red reprojection letter and more than six months after you received a second similar warning or reminder of the need to act. So during this period firms did not have to warn you of the actual date after which your complaint would be time barred.

When should I complain to the Ombudsman?

If you are unhappy with the firm’s decision, you should complain to the Ombudsman within six months of the firm sending you a ‘final response’ letter. Even if your complaint is rejected by the firm as being out of time, you can still refer your complaint to the Ombudsman if you think there are exceptional circumstances or that the time bar was wrongly applied, or otherwise unfair. Ultimately it is for the Ombudsman to consider what is fair and reasonable in the circumstances of the case.

Taking your complaint to court

If you cannot resolve your complaint with the firm and the Ombudsman cannot help, you may still be able to pursue your complaint through the courts. There are costs in doing this, and time limits for taking a claim to court. This is a complex area of law and the exact time limit will depend on what your claim is for and the particular facts of your case.
It is important that you do not delay if you are considering taking any action through the courts – seek legal advice as soon as possible.

Mortgage endowment compensation

If you have a valid complaint, you may be due compensation. The FSA has set out how this should be calculated.

How is compensation calculated?

The calculation of any compensation involves comparing:

_ the mortgage interest and endowment policy premiums you have actually paid and the current surrender value of your mortgage endowment policy; with

_ the mortgage interest and capital repayments you would have paid on an equivalent repayment mortgage, and how much capital you would have paid off the mortgage.

In some cases other factors need to be considered in the overall calculation, for example:
_ whether life assurance was needed;
_ whether the policy ran past your retirement date;
_ the type of endowment policy (for example, low start); or
_ the extent to which you could reasonably have avoided or reduced the loss by taking prompt action. This is also called mitigation.

No compensation is due if you are not worse off – for example, if your endowment policy has grown and is now worth more than the capital you would have paid off on an equivalent repayment mortgage.

I have been offered compensation. How do I know it is a fair offer?

When calculating mortgage endowment compensation, firms are required to follow guidance issued by the FSA. So, if the firm has offered compensation in accordance with our guidance, you can assume it is a fair offer.

However, if you have received an offer of compensation, but don’t understand how the firm calculated it, or you think there may be a mistake in the calculation, contact the firm and ask for a breakdown of the figures.

I have been offered compensation but it doesn’t amount to my shortfall; why is that?
The compensation is usually based on what your position would have been now, if you had not been sold the policy but had taken out a repayment mortgage instead. Compensation is not based on what you expected the policy to be worth.

What if I have already surrendered my endowment policy and changed to a repayment mortgage? How will the firm calculate compensation?

The calculation involves comparing:

_ the mortgage interest and endowment policy premiums you had actually paid, up to when you surrendered the policy, and the amount received when the policy was surrendered; with

_ the mortgage interest and capital repayments you would have paid on an equivalent repayment mortgage, and how much capital you would have paid off your mortgage, up to the point when you changed to a repayment mortgage.

Again, the precise calculation may vary if other factors need to be taken into account.

If you get compensation from making a complaint about the sale of your endowment policy, you should consider using it to reduce the amount you owe on your mortgage.

I changed to a repayment mortgage after receiving a reprojection letter but still have an endowment policy in place. The advising firm has agreed that I was mis-sold the policy but has only calculated compensation up to the date when I changed to a repayment mortgage. Is this correct?

Yes, because the endowment policy was originally taken out to repay your mortgage.
Therefore, the compensation is calculated up to the point when the endowment policy ceased to be used to repay your mortgage.

I have been offered compensation by the firm. If I take my complaint to the Financial Ombudsman Service, could the Ombudsman award more?

Firms and the Financial Ombudsman Service use the guidance issued by the FSA to decide how much compensation is due. Therefore, if the firm has offered compensation in line with our guidance, it is unlikely that the Ombudsman would require the firm to pay more unless, for example, the firm has made an error in its calculation, or new factors come to light which require the Ombudsman to use a different method of calculation.
If you have received an offer for compensation, but don’t understand how the firm calculated it, contact them and ask for a breakdown of the figures.

Do I have to pay tax on any compensation I receive?

Compensation is intended to put consumers back in the position they would have been in had they not received the ‘wrong’ advice. Where the calculation does not contain additional interest, tax will not be due on a compensation payment. However, in some cases (for example if the policy is sold, surrendered or varied) tax may be payable.

Consumers in this situation should not lose out, so our guidance to firms is that it may be appropriate for them to pay any personal tax liability that might arise (for example, following the surrender, sale or variation of the policy).

Where the circumstances of the case mean that the compensation calculation includes an amount of interest, you will usually have to pay tax on the interest in the normal way.
If you are not sure where you stand, or need help with calculating the amount of tax that
may be due, you should contact HM Revenue and Customs – see Useful contacts

Link to Previous article : Steps to make Complain for Endowment Mortgage

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