“I have been paying extra into my mortgage each month but it still taking a long time to pay if off”, says Martha, a reader who wonders if it would make sense to rather take out a personal loan over five years and use the money to settle her mortgage. Her logic is that this would allow her to pay off her home loan faster, even though the interest rate on the personal loan was 19% versus 10.5% on the home loan.
Martha is not the only homeowner to be confused by how a home loans works. A few months ago, we wrote about why it takes so long to pay off your home loan and the massive benefit of paying in extra to your mortgage each month. What Martha is not aware of, is that she could pay off her home loan over five years without taking out a personal loan and that by doing so she would save over a hundred thousand rand.
Martha has her home loan with Nedbank, so we asked Thozama Mochadibane, Head of Nedbank Retail Home Loans, to provide Martha with a solution.
Listen to Maya and Mapalo discussing this and other topics on the My Money, My Lifestyle podcast.
Currently Martha has an outstanding balance of R421 000. She has 179 months remaining on her home loan (14.9 years). Her required installment is R4 956 at an interest rate of 10.5%.
Martha is currently paying R6 500 a month into her mortgage. At that rate she will have paid off her mortgage within 97 months (8.1 years). If Martha wanted to pay off her home loan in five years, she would need to increase her installments to R9 050.
The calculation below is a comparison between a personal loan and a home loan based on the basic instalment only. Insurance premiums and the monthly service fees are not included.
It is quite clear from this table that Martha will pay higher instalments for the personal loan, as well as a higher total debt repayment. If Martha opted for the personal loan, she would spend R112 337 more on interest.
A home loan is the cheapest form of credit and the best way to finance a property. If you can afford to, you can pay off the home loan as quickly as you want.
“We endorse the consumer’s action of paying more than her monthly instalment into her home loan account in order to reduce the term of her loan. Lump-sum payments are even more advantageous to the term and the total amount to be paid by the consumer,” says Mochadibane.
He adds that it seldom makes sense to use a personal loan to settle a home loan: “While there may be circumstances where this may make economic sense, for example, when the balance outstanding on the bond is extremely low and the term remaining shorter; however, even in such circumstances, it is advisable for clients to seek guidance from an accredited financial adviser who will assist them with making the right decision.
“It’s also important to note that every situation should be dealt with on its own merit, based on the history of the account, conduct, payment patterns, and, most importantly, the interest rate factors.”
Using a personal loan to avoid bond registration costs
Some homeowners opt for a personal loan over a bond in order to avoid bond registration costs. For example, on a R500 000 property the bond registration costs could be as much as R20 000. If you did not have the money to cover the bond registration, it would be added to your home loan, bringing the total amount borrowed to R520 000.
If we compare a five-year R520 000 home loan to a five-year R500 000 personal loan, which one costs you less?
The home loan still works out less expensive by R108 200. You can also negotiate the bond registration costs with your bank.
This article first appeared in City Press.