Showing posts with label Contacts. Show all posts
Showing posts with label Contacts. Show all posts

Alliance Leicester 2 Year Base Rate Tracker Mortgage Plan

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Mortgage Plan : Alliance Leicester 2 Year Base Rate Tracker Mortgage Plan

Initial Interest Rate: 6.24% for two years

Rate for remaining term (Variable): 7.89%

Overall cost of comparison (APR): 7.9%

Early repayment charges Apply?: Yes *

Product Fee: £999

Keep your payments lower for the first two years of your mortgage with a rate of Bank of England Base Rate +0.49%.

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

10% Overpay facility.

Loans available between £25,000 and £250,000.

*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 5% of the amount repaid.
Link to previous articles:
Alliance Leicester 2 Year Base Rate Tracker Mortgage Plan
Alliance Leicester 2 Year Fixed Mortgage Plan
Alliance Leicester 2 Year Fixed Buy To Let Fixed mortgage
Alliance Leicester 5 Year Discount Max LTV 90% Mortgage Plan
Alliance Leicester 2 Year Base Rate Tracker FeeSaver
Alliance Leicester 2 Year Base Rate Tracker Max LTV 90%
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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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repay your mortgage? What to do? – II

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This is part II of the article Can’t repay your mortgage? What to do? – I. Please read the article from part I before continuing with this part.


Things you must to avoid if you cannot pay your mortgage

■ Loans to repay debts


Think long and hard before taking out a loan to repay your debts. Such loans are often very expensive and secured on your home – putting it at greater risk if you can’t keep up the payments. If you are thinking about taking out a further loan, get advice from one of the agencies mentioned on contacts links.

■ Handing back the keys

If you can’t afford the mortgage and want to hand back the keys to the mortgage lender, think carefully. You are still liable for the mortgagee until the property is sold. Often, empty properties sell for less than their market value.

This could mean that your mortgage is not repaid in full and the lender may still pursue you for any outstanding balance – they can do this for up to six years after the sale (five years in Scotland). Your name will be on the repossession register – making it harder to get a mortgage in the future. Seek advice first.

Is any financial help available?

■ Insurance


If you can’t meet your mortgage payments because of a loss of income or your income has fallen (perhaps because you’re on long-term sick leave), you should check whether you have any mortgage payment protection insurance.

If you do, check whether your policy covers your specific circumstances and make a claim straightaway. If your claim is refused, and you don’t agree with the refusal, you may be able to take your case to the Financial Ombudsman Service – see Useful contacts .

The Financial Ombudsman Service provides consumers with a free, independent service for resolving disputes with financial firms.

■ Benefits

There may be benefits you could claim to increase your income – contact your local Jobcentre Plus office (details in the phone book) or an advice agency for information.

■ If you claim Income Support or Job Seeker’s Allowance, the local Jobcentre Plus office will usually provide some help with your mortgage payments. How much you get and when it starts will depend on when you took out your mortgage and how long you have been receiving benefits. The local Jobcentre Plus office can help only with interest payments and these will be paid at a rate set by the government.

■ If you, or your partner are aged 60 or over you may be entitled to Pension Credit. In certain cases you could get an extra amount of Pension Credit to cover mortgage interest payments. To find out more see the Pension Service’s website at www.thepensionservice.gov.uk or get a copy of the leaflet PC1L Pension Credit from your Post Office.

Link to Previous article: Can’t repay your mortgage? What to do?

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Can’t repay your mortgage? What to do?

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What should you do?

■ Do something now – the problem won't go away


The sooner you contact your mortgage lender to discuss your difficulties, the better. They need to
know if there are specific reasons why you cannot make the payments.

■ Contact your mortgage lender for help

All mortgage firms regulated by the FSA have to take into account their customers’ circumstances and treat them fairly. If you are in arrears, your lender will have a set procedure for dealing with your case. Contact them to find out if they can help you.

■ Get advice

It may be a good idea to get some free and independent advice. Various advice agencies specialise in this area and can help you plan how to solve your problem.

■ Do a personal budget

(advice agencies may be able to help you with this – see Useful contacts ). This is a list of your income and spending and will help you see where your money is going and plan your future spending.

Use this plan so that you pay all your essential spending commitments such as the mortgage, utility bills (gas, electric, water), insurances, council tax and housekeeping first.

■ Pay what you can

Even if you cannot pay the full monthly payments, continue to pay what you can afford. Your mortgage lender is more likely to be sympathetic if you can show you are willing to make an effort to pay something – this may significantly increase your chances of keeping your home.

■ Consider changing the way you repay your mortgage

If you have a repayment mortgage and your difficulties are short term, you could ask your mortgage lender to accept interest-only payments for a time. This means you will not be paying anything off the capital amount. You will then need to catch up on your payments towards the capital at a later date.

■ Tell your mortgage lender what you are doing

Your mortgage lender will be better able to respond to your difficulties if they understand the action you are taking.

Link to Previous article: Can you afford a mortgage or Loan

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Important Contacts

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Here are a few important contacts that you may find useful to approach while finalizing your mortgage loan.

Call rates may vary – check with your telephone provider for their charges.

To order other Moneymadeclear guides, check the Register or for general information or guidance

Financial Services Authority (FSA)
Consumer Helpline: 0845 606 1234
Minicom/Textphone: 08457 300 104

www.moneymadeclear.fsa.gov.uk

Other Moneymadeclear guides

Getting financial advice
• You can afford your mortgage now – but what if...?
• What to do when you can’t meet your mortgage payments
• Making a complaint

On this website you can find
A mortgage calculator to help you estimate your monthly mortgage payment – www.moneymadeclear.fsa.gov.uk/ tools/mortgage_calculator.html

Tables to help you compare products like savings accounts and mortgages – www.fsa.gov.uk/tables

A budget calculator to help you work out if you have enough money coming in to cover your bills – www.moneymadeclear.fsa.gov.uk/ tools/budget_calculator.html;

Insurance information – www.moneymadeclear.fsa.gov.uk/ products_explained/insurance.html

Financial advertising
To report misleading adverts and other promotions call 0845 730 0168



Association of British Insurers (ABI)020 7600 3333 www.abi.org.uk

For information on insurance products

Council of Mortgage Lenders (CML)020 7438 8956 www.cml.org.uk

For leaflets on buying to let, equity release and home buying in England, Wales or Scotland

Brokerfinder01398 331780 www.brokerfinder.co.uk

Mortgage broker search

Ethical Investment Research Service
www.eiris.org

Ethical mortgages and insurance

Finding a financial adviser

IFA Promotion0800 85 3250 (freephone) www.unbiased.co.uk
Provides a list of 8 independent financial advisers in your area

Institute of Financial Planning
0117 945 2470 www.financialplanning.org.uk

Financial planners can help you to achieve your goals by planning your finances.

MyLocalAdviserwww.mylocaladviser.co.uk
Online only – no telephone number. For a mortgage, insurance or investment adviser in your area.

The Personal Finance Society www.thepfs.org/findanadviser

Link to Previous article: Checklist for getting a mortgage & Loan

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