UK Mortgage Interest Rates – March 2013 Update

This is the regular UK mortgage interest update for March 2013.  The headline for this month is that the UK Government / Bank of England market manipulation scheme known as the Funding for Lending Scheme (FLS) is working.  Last month’s update can be found here.

Let’s firstly look at the raw data.  The Bank of England publishes a number of datasets on this topic and I have picked 5 which cover the more common mortgage types available today.  They are the sterling monthly mortgage interest rate of UK monetary financial institutions (excluding Central Bank) covering:

• Standard Variable Rate (SVR) mortgages.  These continue to rise.  Today they sit at 4.4%, up 0.03% month on month and 0.22% year on year.
• Lifetime Tracker mortgages.  These also continue to rise.  Currently they are 3.68% which is a monthly increase of 0.04% and a yearly increase of 0.11%.
• 2, 3 and 5 Year Fixed Rate Mortgages with a 75% loan to value ratio (LTV) on the other hand are falling significantly.  These are the mortgages you would expect to be affected by the Funding for Lending Scheme.  This is because the Scheme is “theoretically” only available for a limited period.  (As a reminder the scheme started on the 01 August.  From this date Banks and Building Societies have access to the scheme for 18 months with the scheme allowing borrowing for a period of up to 4 years.)  Today we see these mortgages at 3.06% (down 0.29% on the month, 0.21% on the year), 3.41% (down 0.26% on the month, 0.36% on the year) and 3.65% (down 0.24% on the month, 0.53% on the year) respectively.  Since the scheme started the falls are 0.63%, 0.60% and 0.46% respectively.

A history of these mortgage rates can be seen in the chart below which also shows the announcement dates of some of the well known schemes that have had a large effect on the market, namely a Bank of England Bank Rate of 0.5%, 4 tranches of Quantitative Easing and Funding for Lending.

Click to enlarge

What this all means is that today an average 2 year fixed mortgage can be had for a real (inflation adjusted) rate of -0.22%.  Yes you read that right.  Mortgage rates in real terms are negative.  3 and 5 year real rates are also negligible at 0.13% and 0.37% respectively.  The question is how much lower can they drive rates in nominal terms?  I can’t see it being much further given that the Bank of England want and will do everything they can to engineer inflation.  Tracking these rates for the next few months will give us a good steer.

UK Savings Account Interest Rates – January 2013 Update

Since 2009 UK savers have seen big falls in the interest rates being paid by the top savings accounts.  For a short time there was a little light at the end of the tunnel however this looks to have likely been removed with the Government / Bank of England’s introduction of the Funding for Lending Scheme (FLS).

Money Saving Expert tells us that if you are in the market for an easy access savings account you can get a savings interest rate of 2.35% AER.  Forget to switch at the end of 12 months to the bank offering the highest interest rate at that time and that becomes 1.35%.  Back in June 2012 you could get 3.2% AER variable with Santander reducing to 0.5% after 12 months.  That’s a fall of 0.85% in only 6 months.

If you choose to go for a no nonsense easy access savings account (always my preferred option), again using Money Saving Expert, that interest rate today is 2.3% AER with West Bromwich Building Society (as long you have a balance over £1,000 and only make 1 withdrawal a year).  Back in June 2012 the best rate was 2.75% AER variable with Aldermore (again, as long you had a balance over £1,000).  That’s a fall of 0.45% in 6 months.

Why do I think the Funding for lending Scheme has caused at least some, if not all of this?  Banks can now get cheap loans directly from the Bank of England to fund Business and Mortgage loans.  The more they borrow from the Bank of England they cheaper those loans become.  Why then borrow from the average punter.  They don’t need us anymore.  Well at least for the next 18 months. 

What’s worse is that the easy access savings accounts detailed above are the best accounts out there.  My chart today shows what is happening to the average account. 

Click to enlarge

UK House Value vs UK House Affordability – December 2012

This is the monthly UK House Affordability update which is the metric that I believe is the key driver of UK House Prices.  It is also the update for UK House Value which is the metric I am using to assess when it is time to buy a UK home. 

Let’s first update the key data being used to calculate both UK House Value and UK House Affordability:

• UK Nominal House Prices.  In recent posts we have been comparing the different UK House Price Indices however for this analysis we will stay with the Nationwide Historical House Price dataset.  November 2012 house prices were reported as £163,853.  Month on month that is a fall of £300 (-0.2%).  Year on year sees a decrease of £1,945 (-1.2%).
• UK Real House Prices.  If we account for the devaluation of the £ through inflation (the Retail Prices Index) we see a very different story.  Month on month that £300 decrease stays at £300 as we say no inflation in the last month however year on year that £1,945 decrease grows to £6,879 (-4.2%).  In real terms prices are now back to those around March 2003. 
• UK Nominal Earnings.  I choose to use the Office for National Statistics (ONS) Average Weekly Earnings KAB9 dataset which is the seasonally adjusted average weekly earnings of both the public and private sector including bonuses.  October 2012 sees earnings at £471.  Month on month that is an increase of precisely £0.  Year on year the increase is £7 (1.5%).  With inflation (the Retail Prices Index) running at 3.2% over the same yearly period purchasing power of those that work continues to be eroded.
• UK Mortgage Rates.  The proxy I use to monitor mortgage interest rates is the Bank of England dataset IUMTLMV which is the monthly interest rate of UK resident banks and building societies sterling Standard Variable Rate (SVR) mortgage to households (not seasonally adjusted).  November 2012 sees this reach 4.33% which month on month is a tiny uptick of 0.01% and year on year is an increase of 0.22%.  So while the Bank of England holds the Bank Rate at 0.5% out in the real world we are seeing mortgages creeping up at glacial speeds. 

UK House Affordability

For a long time I’ve been saying that houses are overpriced.  This statement keeps my family in rented accommodation as I refuse to buy at these prices.  So while in recent years there has been some nominal reduction in prices, reversion to a sensible mean value stalled in 2009.  This was further reinforced last week when the Nationwide informed us that month on month house prices had increased by 1.1% and year on year had fallen by a negligible 0.7%.

So about now I would normally start to correct the Nationwide House Price Index to account for the devaluation of money through inflation and ratio this with average persons earnings.  I would then come to the same conclusion that I always do.  House prices are overvalued when compared to the long run average.  I’m now starting to think that I am going about this the wrong way.  The average person on the street does not analyse data and look at what house prices should be.  The average person on the street instead knows the price of everything and the value of nothing.  Instead, I’m starting to come to the realisation that what is driving this market is not house prices but simply house affordability.  Not how much is this house worth, but instead can I today (no thinking of future interest rates) borrow enough money to buy this over priced piece of bricks and mortar.

So what drives affordability?  I believe the major drivers are two things:

• How much a person earns, and
• How much of these earnings have to go to make interest payments today

Alternatives to NS&I Index Linked Savings Certificates? – July 2010 Update

The Retail Prices Index (RPI) is currently sitting at 4.8% while the Consumer Prices Index (CPI) is at 3.1%. It is highly likely that if you are holding any cash in bank accounts that you are therefore seeing your hard earned cash being slowly devalued. I know I am. Firstly let’s look at my chart for today. This shows that if you’re prepared to lock your money up for greater than 2 years then on average you can get around 3.7% gross. If you’re a 20% taxpayer then that means a net return of 2.96% and if you’re a 40% taxpayer then unfortunately your net return is 2.22%. Both of these values are less than both the CPI and the RPI meaning on average people’s savings are still being eroded. Provided inflation keeps tracking at these types of year on year percentages then the average rates after tax seem to be well behind the deal that was being offered by NS&I Index Linked Savings Certificates (ILSC’s). If you’re not sure how the returns were calculated on ILSC’s then have a look here.

It was all so predictable - Bank of England Rate held at 0.5% - August 2010 Update

Today’s decision by the Bank of England to hold the Official Bank Rate at 0.5% for the 17th month in a row was so predictable that I nearly didn’t bother posting today. As I’ve been saying for a while I think they are going to try and inflate some debts away but I’m starting to become concerned by this strategy for a number of reasons.

Positive real savings rates are impossible to find - Average UK savings interest rates – July 2010 Update

If you’re a UK saver it remains pretty ugly out there. According to Money saving Expert the top clean rate account pays 2.6% AER however it allows only one penalty free withdrawal a year. That doesn’t sound overly clean to me. If you want unlimited access then you’re looking at 2.5%. With the RPI at 5.0% today, every month you hold your money in one of these accounts you are seeing its purchasing ability eroded.

The Non Event - Bank of England holds the UK Bank Rate at 0.5% - July 2010 Update

Today’s announcement that the Bank of England had held interest rates at 0.5% for the 16th month in a row plus decided to do no more quantitative easing (QE) was so predictable and such a non event that I nearly didn’t bother posting. I did however discover some interesting data from the Office of National Statistics (ONS), which I’ll cover in a minute, which made a post worthwhile. Firstly let me get the data out of the way.

The Bank of England holds the UK Bank Rate at 0.5%

The Bank of England today held interest rates at 0.5% for the fifteenth month in a row and decided to do no more quantitative easing (QE). This was no surprise to me and just continues with the unspoken strategy that I have previously suggested the Bank of England have formulated. Meanwhile in the real world the retail prices index (RPI) has risen from 4.4% to 5.3% and the measure supposedly followed by the Bank of England, the consumer prices index (CPI), has risen from 3.4% to 3.7%.

Are the cracks starting to show in the Bank of England’s unspoken strategy

I’ve been suggesting for many months now and most recently here that the Bank of England want inflation which they think they can control. This is so they can allow the large UK government debt and the debts of the reckless general public to be inflated away (effectively a free bailout). Of course somebody has to pay for this and that will be the prudent savers amongst us. Additionally, keeping the Official Bank Rate at historic lows of 0.5% for so long, while allowing the inflation to occur, also helps the banks recapitalise themselves as they proceed to lend money out at rates far above this. Of course savers are again punished as the banks pay below inflation interest rates to the savers. So far (of course in my untrained opinion only) it’s all going to plan for the Bank of England except I saw a couple of cracks beginning to open this week.

UK Mortgage Rates and Mortgage Approvals – May 2010 Update

Today I present two regular charts that as with last month continue to give me little information on what could be occurring in the housing market. The first shows the monthly interest rate of UK resident banks and building societies sterling standard variable rate mortgage to households (not seasonally adjusted) and highlights that for this data set rates remain at near record lows at 4.04% for April 2010 (actual low was 3.82% in April 2009). Compare this with the retail price index (RPI) of 4.4% and the average mortgage is better than free money with a negative real interest rate.

The Bank of England continues with their unpublished strategy – UK Bank Rate held at 0.5%

The Bank of England today held interest rates at 0.5% for the fifteenth month in a row and decided to do no more quantitative easing (QE) for now. Meanwhile in the real world the retail prices index (RPI) has risen from 3.7% to 4.4% and the measure supposedly followed by the Bank of England, the consumer prices index (CPI), has risen from 3.0% to 3.4%. The banks must be enjoying every minute of this. It gives them the chance to rebuild their balance sheets by borrowing short term at what are effectively negative interest rates. They also don’t seem to need savers so give us two fingers through low interest rates on our savings.

Average UK savings interest rates – April 2010 Update

My chart today shows that for those that are looking to save it still isn’t getting any better out there. If you don’t want to lock your money up for greater than 2 years (I know I don’t with what I see going on with inflation) then the average interest rate on savings accounts continues to decline.

Are we back to blowing asset bubbles already?

Last week saw Alan Greenspan interviewed as part of the Financial Crisis Inquiry Commission. The Times reported that during this interview “Mr Greenspan denied his policies encouraged the type of risky lending that spurred the financial crisis. The long-time Fed Chairman - whose reputation has been deeply undermined by the crisis - denied low interest rates and loose regulation had encouraged lenders and borrowers to take ever greater risks."

The Bank of England shows their hand – UK Bank Rate held at 0.5%

The Bank of England this week held interest rates at 0.5% for the fourteenth month in a row. I’ve been speculating over the past few months at what the Bank of England are up to but I’m now convinced I know the strategy of the Bank of England and unfortunately it’s not their officially published Monetary Policy Framework of keeping to the Government’s inflation target of 2%. It’s clear that’s not the strategy when the Retail Prices Index (RPI) is running at 3.7% (annualised 3 month RPI is 4.8%) and the government set Consumer Price Index (CPI) is running at 3.0%.

Average UK interest rates for savers – March Update

My chart today shows that for those that are looking to save it isn’t getting any better out there. Average interest rates on cash savings are declining if you are prepared to lock your money up for any period of time and if you want instant access the average increase is a miserly 0.07%. Let’s analyse the data in more detail.

Average UK interest rates for savers

Previously I described how I was struggling to find a home for cash that could generate a real return after inflation and tax. The best rate I could find for a basic no frills easy access account was 2.5% but my chart today shows how bad it really is out there.

UK Bank Rate held at 0.5% while McDonald’s is deemed safer than UK government debt

Today’s chart must be the most boring I have ever posted. This is because the Bank of England held interest rates at 0.5% for the thirteenth month in a row. I can’t say that I’m surprised by this decision but I still think it irresponsible when you have a Monetary Policy Framework that you are supposed to operate within which includes the Government’s inflation target of 2%. Meanwhile back in the real world the Retail Prices Index (RPI) is running at 3.7% and the Consumer Price Index (CPI) is running at 2.8%. The Bank of England are making excuses like inflation in the short term is high due to the reinstatement of increased VAT and falls in the pound. I won’t go on about this as I’ve talked about all this before except I will say when these factors were moving in the other direction the Bank of England were quick to lower rates.

Winners and losers of recent government and Bank of England decisions – Two B’s

On Thursday of this week the Bank of England makes another Bank Rate decision which I fear will be a repeat of the last year which is a hold at 0.5%. Additionally, we are now getting close to an election so I thought it a good time to stop, take a step back and just look at who the winners and losers are of the current government and Bank of England decisions in the lead up to Thursday.

A home for cash

UK Retail Prices Inflation (RPI) is currently running at 3.7%. This means that if you are a UK basic rate taxpayer that to just stand still you need to be earning interest of 4.63%. It’s even worse for higher rate taxpayers, you need to be earning 6.17%.

So what’s available out there? A quick look at MoneySavingExpert shows that the best ‘clean’ account, which is one that plays no tricks like introductory bonuses or withdrawal penalties, is paying interest of 2.5%.

This means that even with this account the basic rate taxpayer is every year is losing 3.7% - 2.5% + 2.5% x 20% tax = 1.7% of purchasing power on their cash holdings and the higher rate taxpayer is losing 3.7% - 2.5% + 2.5% x 40% tax = 2.7%. So if you are a prudent saver you are being punished while if you are in debt up to the eyeballs your debt is gradually being eroded by the wonderful [sic] inflation that we are seeing. This is thanks to the Bank of England base rate of 0.5% plus the great management that the government is showing.

I’ve protected myself as well as I can by having a significant portion (17.6% of total assets) of the low risk (cash and bonds) portion of my current low charge portfolio in NS&I Index Linked Savings Certificates which is giving me a real positive return. Unfortunately a new Issue of these has not been offered for some time and so I can’t put any more money here.

A little over 3% of my cash is sitting offshore in a ‘clean’ account paying interest of 4.25%. I’m losing money in real terms daily however at least it’s better than the best UK ‘clean’ account rate of 2.5%.

The remainder is in a ‘clean’ UK based account paying 2.1% interest. This is losing significant purchasing power however I feel powerless to do anything about it. I see no option at the moment but to sit tight and hope that one day my prudence is rewarded. Does anyone have a better option?

As always DYOR.