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Making your Home Loan work for you – the power of further lending

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Having a home loan is the cheapest form of finance that consumers can access. The trick is being able to best utilise your home loan as a flexible money management tool. One particular underutilised tool is provided by most banks, known as further lending. HomeTimes put questions to Tommy Nel, head of credit at FNB Home Loans.

To start at the beginning, Nel explains that most consumers will have or will need a home loan when purchasing a house as, generally, it is the largest amount a consumer will borrow in their life time. It is well worth the time to understand how to use your home loan responsibly to capitalise on the low cost borrowing that is offers, he advises.

“At a very basic level, a home loan is a sum of money lent to you by a financial institution that uses a secured asset, for example the property you are buying, as security against the money you borrow,” he says.

Without a home loan, most consumers would not have a roof over their heads, or would be left having to rent property indefinitely or at least while trying to save up the funds required to acquire property on a cash basis. The fact that over the long term, property prices are usually expected to increase at or around the level inflation makes this an especially challenging purchase.

The structure of the loan allows consumers to borrow a large sum of money, multiples of an annual income, to purchase a property on their present income and pay it back over a long period of time.

“Unlike a personal loan, or credit card, the financial institutions have a way of recouping some of their losses if you fail to service you home loan,” says Nel. “This essentially means that the home loans interest rates are almost without exception the cheapest form of finance that consumers can access.”

The trick is being able to best utilise your home loan as a flexible money management tool. One particular underutilised tool is provided by most banks, known as further lending.

“Further lending is a product offered by most home loan lenders. It is actually a fairly simple concept with a lot of power allowing you to capitalise on the low cost of your home loan to fund almost all of your borrowing requirements,” he explains.

FNB’s Future Use Bond

Further lending works by using the equity, which is the difference between the value of your property and what you owe on the property, available in your property to unlock further funds from your home loan. By registering a bond in the Deeds Office that is higher than the one you need to facilitate the initial purchase of your property, you have access to credit on short notice and would not have to again go through a fairly lengthy process of registering a further bond in the Deeds Office. FNB calls this product a Future Use Bond.

“Because the home loan product is structured in a way that you only pay interest on the outstanding balance, all the extra funds you pay into your home loan effectively earns you a return at your home loan rate of interest, whilst choosing our Flexi product option would allow you to again withdraw these funds at no costs,” says Nel.

How this works for a home owner is, for example, if you have R30 000 of school fees due at the beginning of the year. If you utilise your future use, you will pay the same interest as your home loan. Assuming an interest rate of prime, currently 10.25%, the interest you will be charged over the first year will be around R3 053, compared to a personal loan with, for sake of illustration at 20% interest rate, resulting in R5 657 in interest over the first year.

This would result in saving of R2 604 in the first year, with further benefits also accruing in future years. It is also important to further note that the repayment on the Home Loan would be around R500 a month cheaper than the unsecured loan used in this illustrative example.

“The home loans instalment would always be lower than the unsecured loan instalment, even at the same interest rate, by virtue of the longer term. The trick however is to not finance items like holidays, a car or school fees over the full 240 month (20 year) period of the home loan, but to commit to paying off these debts off over shorter periods, paying more than minimum required payments the bank expects of you to make full use of the savings in interest,” says Nel.

How does using this loan affect the repayment term of your home loan?

When applying for further lending consumers can choose whether they would like their remaining term on the loan remain unaffected or they could choose to have the loan term extended back to their initial term or any other term for that matter of their choosing. This is obviously limited by the maximum term that their bank offers.

When can you apply for it (when you apply for a home loan or during the term)?

You can apply at any point in the loan’s life, providing that based on the banks valuation of the property you have equity in the property, i.e. the property is worth more than what you owe on it. The loan amount that you would qualify for would be calculated based on your personal affordability levels and also limited by the maximum Loan to Value ratio for certain loan categories as per your banks credit policy.

Are there extra costs involved for activating it in the middle of your loan period?

There will be no additional upfront fees payable on loans that were taken out after the date the National Credit Act (NCA) came into force, however, consumers’ monthly admin fee might be increased to the levels banks currently offer on new loans, in cases where this is higher than past fee structures. On loans taken out before the introduction of the NCA, there may be a once off initiation fee payable for the first further lending transaction, with future ones also being free of charge. This may be slightly different based on banks’ individual lending strategies in terms of further lending.

Does your home loan have to be with FNB?

Yes, however FNB offers consumers attractive options to switch their Home Loans to FNB in order to obtain a loan that better suits their needs.


Alison Goldberg is the former property editor of Business Day (1985) and the Financial Mail (1991-99). In 1995 she won the Sanlam Financial Journalist of the Year Award. She has edited such titles as National Constructor and The Miner in Australia and has freelanced for The Star, The South African Jewish Report and The Jerusalem Post.

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