Do you have defaults or other negative listings on your credit file? Home loans may still be available
In the past, once you had a mark on your credit file there was nothing you could do about it other than to put your plans on hold for five or more years.
Now, there are some specialist lenders who can offer home loans even for bad credit borrowers.
These lenders offer loans to those with paid and unpaid defaults, and even discharged bankrupts, but before you apply be sure to consider why you ended up with bad credit, if there are possible credit repair options and how to keep a clean credit history. Read on to see our top tips for getting approved for a home loan with bad credit.
Two of the main points of criteria for getting a home loan are:
- Your income. The main criteria to get accepted for a loan is that you will have to have a large enough income to service the repayments. The higher your income, the more you will potentially be able to borrow.
- Your credit history. One of the other conditions of being accepted for a loan is a good credit history. A bad credit history will exclude you from many loans, but there are a number of lenders who will look past your credit file and discuss the circumstances surrounding the bad marks on your credit history. This can put you in a better situation for refinancing your loan. You can also seek a credit repair service to see if any negative listings can be removed.
There are a number of factors that can lead to poor marks on your credit history. You may find your credit history damaged if you:
- Have unpaid bills. One of the main ways that people will get a bad credit history will be because they have unpaid bills. Make sure you keep your payments up to date and on time.
- Have been late on payments. Late payments will also affect your credit history but they will not have as much of an effect as unpaid bills.
- Have been declined for a loan. If you have recently been declined a home loan this will be recorded on your credit file. Many lenders will see the decline as a sign that they found something that disqualifies you from a home loan.
- Have applied for credit too often. It is a general rule of thumb that you should only make an enquiry for credit once every six months. Any more than this could raise a red flag to lenders.
- Have been declared bankrupt. If you have been declared bankrupt then you will have a bad credit rating that will stay on your credit rating for seven years.
When applying for a home loan with bad credit, there are a number of things borrowers can do to help their chances:
1. Get a copy of your credit file
Before you even apply for a home loan, you'll want to ensure that you're familiar with your credit history. All of your prospective home loan lenders will have a close look at your history before granting you a home loan, so you want to be able to discuss the negative marks on your credit file with confidence. You can get one free copy of your credit file each year. This will help keep you aware of any negative listings you might be able to fight against using a credit repair service.
2. Take steps to settle any outstanding debts
New lenders will want to know what you've done to address your past credit mishaps, so ensure that any defaults are paid and you do the right thing by your previous creditors.
3. See if a credit repair service can help you
Some bad credit listings, if placed on your file without proper adherence to the relevant laws, can be removed from your file. A credit repair specialist can help you in this regard. Removing negative listings from your credit file can help you apply for a regular home loan, avoiding the higher fees and interest rates of a bad credit home loan.
4. Apply for a loan with a specialist lender who looks beyond the numbers
Certain lenders in Australia specialise in bad credit home loans. These lenders, such as Pepper and Liberty Financial, look at your credit file and take into account that bad credit can result out of a lifestyle change, such as divorce or illness, and will take into account your income and other factors to still grant you a loan, even if you're a discharged bankrupt or have negative listings on your file.
5. Don't apply for too many loans in one space of time
Your credit file includes all previous enquiries for credit, which includes past loan applications. Be careful who you apply for a home loan with if you already have bad credit. Too many enquiries in the same space of time can present another red flag to prospective lenders, as it could indicate money management problems.
6. Tell your lender about your bad credit listings honestly
As with every lender, a non-conforming lender will look at all the red flags in your credit history. However, they will also ask for an explanation regarding each entry, and you will have to be thorough in the details you provide. If you try to hide something, you won't improve your credit rating. You will simply make the lender more suspicious. This may lead to your application being declined on the grounds that you were not being transparent enough or fully honest about your circumstances. It is possible to get a home loan with bad credit - but you will have to be open and transparent with your lender.
7. Think about Lender's Mortgage Insurance (LMI) before you apply
In Australia there are only two major LMI providers, Genworth and QBE. They have their own lending criteria which they use to evaluate your loan, which can in some cases be stricter than that of your lender, leading to your application being rejected. Some lenders don't use these insurers, meaning there's no third party risk of being rejected for a home loan because of LMI. In most cases, these lenders, such as Pepper, will have their own LMI alternative.
8. Avoid applying with a spouse who has bad credit if you can
If your partner is the one with bad credit, sometimes you can avoid rejection and the higher interest rates of a bad credit loan by applying as a single applicant. This will obviously reduce your borrowing power, so consider this before applying this tip.
9. Eliminate your other debts to make your file look better
When your lender looks at your application, they'll take into account all of your current credit accounts, including credit cards and personal loans. If you can pay these off and close them before applying it'll be one less factor that will work against you when your lender decides whether to approve or reject you. This is because your lender will look at your total capacity to pay off a loan, and if you have a number of credit cards - even if they're not currently being used or maxed out - your lender could see this as a red flag.
Case Study 1: Martha's Post-Divorce Triumph
Martha was married to her husband Travis for 30 years.
Unfortunately, they separated and later divorced over the course of two years. During these two years, the stress of the divorce coupled with the loss of a second income when Travis moved out meant that Martha fell behind on a number of credit card payments and bills.
After the divorce and the sale of the family home, Martha wanted to purchase a small apartment for her to live in and be near her children and grandchildren.
Having a senior role at her job meant that her income was high - making her a model applicant - but her credit file showed a very different story.
Martha got a copy of her credit file, and using a credit repair service was able to remove one of the four listings from it.
She then approached a specialist lender who could see that apart from the three listings on her credit file during her divorce period, the rest of her file was spotless.
Three weeks later Martha had pre-approval for a loan and was able to purchase a comfortable apartment and resume her life again.
Case Study 2: Peter and Mary
Peter and Mary had been paying their home off for the past 20 years. Unfortunately, Peter fell ill and had to take four months off work. For the first two months they were able to cover the home loan repayments on the amount in their redraw account and Mary's wage covering day to day expenses.
It was after this two months that the couple started to struggle. Bills were piling up and the home loan repayment was deemed more important. Numerous letters from the provider sat on the kitchen table and ended up with a debt collection agency.
It was then one of their friends informed them about the Fox Symes refinance home loan option. They enquired online and spoke to a representative the next day who was able to work out a solution for their problems.