Spanish Mortgage News
By Chris Burke
This article is published on: 17th May 2014
In the last two months, we have seen some incredibly positive things happening in respect of mortgage lending for non-residents. This affects not only product conditions (see below), but also service standards.
In March, two of the main lenders contacted one of our mortgage brokers us to ask us if they could meet decision makers in their banks to understand how they can compete for and win more non-resident mortgage business. They met with two members of the Board of Directors of one of the largest banks in Spain and last week we met two senior officials from another of the largest banks.
At these meetings we advised that to compete effectively banks need to offer at least 70% of purchase price, with no compulsory life assurance, without a minimum rate (“suelo”), for all nationalities, and to improve the efficiency and turnaround times for approvals.
We have also advised that debt-to-income ratios could be increased to gain more business from rivals, but this seems to be something that is harder to get banks to change. Many banks are currently using a 30% debt-to-income ratio, so monthly debts (including the new Spanish mortgage) must not exceed 30% of overall net monthly income. Some banks are using 40%, but these banks are not offering the best conditions. It is worth noting that the 30% rule is often relaxed slightly for high-earners.
We anticipate that changes will be made one step at a time, but have been very encouraged by the results of these meetings. Here are some new conditions we have been involved in negotiating:
- 70% now available for most other nationalities (case-by-case basis for non-Europeans)
- Low interest rates from annual Euribor + 2%
- Products without compulsory life assurance
- 30-year terms available
- Fast-track approval with decisions in 1-2 weeks from submitting all requested documents
For Scandinavian clients, as most agents are already aware, Nykredit has often been the preferred bank to use because they offer attractive conditions and 70% for Scandinavian nationals (up until recently they offered up to 80%, but this is now very difficult to achieve with them). We are getting more and more Scandinavian clients coming to us telling us that Nykredit has declined their mortgage, is taking an eternity to approve it or requires them to invest large sums to get approval for 80%. What is clear is that Nykredit is purposefully slowing down its lending for Spanish property purchases. This now appears to be in contrast to the leading Spanish banks. Nykredit has also made clear that it is not keen on self-employed applicants, cheaper properties, non-touristic areas and even some very popular holiday destinations such as Ibiza.
MAXIMUM LTV |
Fiscal Residents – 80% Non-residents – 70% |
EURIBOR* | 12 month (annual) – 0.549% |
EXCHANGE RATES |
1 GBP = 1,1952 EUR 1 EURO = 0.8367 GBP |
Data correct at the time of writing
* Based on purchase price or bank valuation (lowest of the two)
** All non-resident mortgages are now based on the annual Euribor with a loading of 2 – 4%. The margins now vary considerably depending on the bank in question and the customer profile and some banks have minimum rates
Reflections on the recent ‘French Property Exhibition’ in the UK
By Spectrum IFA
This article is published on: 16th May 2014
For the first time The Spectrum IFA Group participated in this regular UK event on the 9th – 10th May as part of Le Tour De Finance Roadshow (www.letourdefinance.com)
Organised specifically for those UK residents looking to purchase property in France as either a second home or for a permanent move, the event brings together a range of experts to help delegates further their plans & aspirations.
Amanda Johnson & Bérangère Chabenat represented The Spectrum IFA Group this year, with the aim of providing attendees information on financial planning & mortgages which would assist potential buyers in their longer term financial situation.
The event was very well attended & many delegates took the opportunity to enter our free prize draw, the winner receiving a hamper containing some of the Loire Valley’s excellent sparkling wines, champagne flutes in which to enjoy it & local confiture de vin.
Le Tour de Finance was of great interest to many attendees, with eight people signing up to attend the events in June & several others expressing a wish to be informed of future seminars.
After a full day of manning the stand, Amanda & Bérangère found the opportunity to network with other exhibitors in the evenings over a glass of wine.
A good time was had by all.
Click here for information on Le Tour de Finance events during May and June 2014
Who is “Ask Amanda?”
By Amanda Johnson
This article is published on: 15th May 2014
As it has been over 2 years since I introduced myself to Deux Sevres Magazine readers, I thought a reminder of who I am would be helpful:
Along with drawing on the resources of The Spectrum IFA Group, one of Europe’s leading independent intermediaries, I have 25 years of experience in financial services.
For over 15 years I have specialised in personal financial planning. Whilst in the UK I worked for several UK high street banks as a financial advisor, attaining the following Certificate for Financial Advisers (CeFA®) qualifications: C.E.F.A I, C.E.F.A II, C.E.F.A III & CEMAP
After a permanent move to France in 2006, I have been addressing the unique financial planning needs of expatriates and those with cross-border interests. I have a detailed knowledge of the French rules & regulations for tax efficient investments, pension organisation, Inheritance planning & French mortgages.
In making recommendations we have access to some of the world’s most respected international banking, investment management and insurance institutions, bringing customers a widespread range of services.
There are no consulting fees for providing you with advice or ongoing service. Our Client Charter outlines how we work and what you can expect from us. Please do not hesitate to ask for a copy of this.
Whether you want to register for our newsletter, attend one of our upcoming road shows (June 17th & 19th) or speak to me directly, please call or email me on the contacts below & I will be glad to help you. We do not charge for reviews, reports or recommendations we provide.
Amanda Johnson tel : 05 49 98 97 46 or 06 73 27 25 43 e-mail : amanda.johnson@spectrum-ifa.com web: https://spectrum-ifa.com/amanda-johnson
Umbria Expat – Financial Surgeries
By Gareth Horsfall
This article is published on: 14th May 2014
- How do the latest Italian tax laws affect me?
- What are my financial obligations as a resident in Italy?
- How can I reduce the amount of tax I pay on savings and investments overseas?
And what taxes do I have to pay on these in Italy? - What is the retiree tax allowance in Italy and am I eligible for it?
- Are there other money saving opportunities that I can take advantage of in Italy?
If you would like to know the answers to these questions relating to life as an expat in Italy then Gareth Horsfall from The Spectrum IFA Group (Italy) will be holding a FREE, drop in, financial surgery on the following dates and times during the months of May and June 2014.
- 10:00AM – 1:00PM Friday 23rd May at Bar del Castello, Castiglione del Lago
- 10:00AM – 1:00PM Wednesday 28th May at Antico Caffè Giardino, Umbertide
- 10:00AM – 1:00PM Tuesday 3rd June, Bar del Castello, Castiglione del Lago
- 10:00AM – 1:00PM Wednesday 11th June, Antico Caffè Giardino, Umbertide
- 10:00AM – 1:00PM Tuesday 17th June, Bar del Castello, Castiglione del Lago
- 10:00AM – 1:00PM Wednesday 25th June, Antico Caffè Giardino, Umbertide
Addresses:
Bar del Castello,
Viale Belvedere 1,
Castiglione del Lago.
Antico Caffè Giardino,
Via Garibaldi 14,
06019 Umbertide
There is no charge for this service
If you would like to take advantage of Gareth’s availability on these dates then you can contact him in advance on gareth.horsfall@spectrum-ifa.com or on cell: 3336492356 or just pop along and feel free to pick his brains!
Le Tour de Finance in Spain
By Spectrum IFA
This article is published on: 9th May 2014
Le Tour de Finance arrived in Spain on the 5th May in Girona, Catalona. After further events in Mallorca and the Costa Blanca Le Tour is now ready to move eastwards to France.
Commenting on the 3 events in Spain, Jonathan Goodman from The Spectrum IFA Group said “We’ve seen an increase in attendance in Spain with some really great input from the attendees. The range of expert speakers has been wonderful and from general feedback, the events have been a massive success”.
Le Tour de Finance is now preparing for the French leg with a total of 9 locations being visited from the end of May and then into June. If you’re interested in joining us for any of these events, please contact us to find a location near to where you live.
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Tax Returns, Pensions & Seminars
By Spectrum IFA
This article is published on: 28th April 2014
What do the above have in common? Well nothing really except they are all topical now! Let’s start with tax returns ……..
I was really surprised to receive the French tax forms so early this year and then I realised why. The date for submission of paper returns has been brought forward to 20th May or if you submit your declaration over the net, then you have until 27th May to do this. Does this mean that we are going to get our tax demands a week or two earlier this year and perhaps with an earlier deadline date for payment? Well I guess that we will just have to wait and see.
No-one should ever try to second guess the Fisc or think that they can out-manoeuvre this government department. I hear some interesting stories of people being contacted and questioned about why they are not registered in the French tax system. You would be amazed at what is used to check – telephone bills, utility bills, etc., etc. How long will it be before our use of cash machines and our bank and credit card transactions in shops might be used to verify how much time we spend in France? Scary thought and actually they probably don’t need to go that far, as we can be tracked through our mobile phones and probably also our internet use.
Are you convinced now to register in the system? You’re still not sure if you are resident? OK, call me and with just a few questions, I will be able to tell you.
For those of you completing French income tax returns, don’t forget to include a list of foreign bank accounts and life assurance policies. You don’t have to declare amounts (unless you are subject to wealth tax), only the existence of the accounts and policies. If you don’t, the penalty is at least €1,500 per undisclosed account/policy or €10,000 if the bank account is in one of those uncooperative States or territories that have not concluded an agreement with France to exchange information. So even if it is an account that does not pay interest and there is very little in the account, declare the existence or risk the penalty!
Moving on to the other ‘hot topic’ of the day ……… I am already hearing about lots of people who are being cold-called about the UK pension reform. Apparently, these calls are being made by people operating from Spain or Cyprus or perhaps some other place. Typically, they are offering to liberate your UK pension plans now. What do these people know about the French tax system and the implications for you? For that matter, do they even understand the UK tax implications for you?
Rob and I have both written articles on this subject and I hope that we are sending out a strong message of the need to exercise caution. Every case will need to be considered on its own merits – there will be no ‘one size fits all’. Anyway being able to cash in large pension pots is only a proposal at the moment. We will have to wait for the result of the consultation and then probably a few months more to know the outcome. So if you get any of those calls coming from outside of France, my advice is to tell them not to waste your time!
The final thing that I want to mention is our client seminars – Le Tour de Finance. This is a tour that travels around France, where we bring ‘experts to expats’ and we are now taking bookings for the Spring tour for which there will be presentations on the following subjects:
- Assurance Vie (two of our favoured providers will be presenting)
- QROPS & Pension Investing (very topical)
- Currency Exchange (is this a good time to exchange Sterling to Euros?)
- Health Insurance (are you affected if the UK stop issuing S1s to early retirees?)
- Wills in France & UK (are you affected by the EU succession rules from 2015?)
- International Banking (do your current bankers meet your needs?)
- Tax Advice in France (do you need help with those tax returns?)
Spectrum advisers will also be on hand at all events to answer questions. Maybe you need to have a more in-depth review of your financial situation. If so, we can arrange this with you.
As always, there is no charge for any of our seminars and the speakers’ presentations are followed by a buffet lunch/refreshments. The dates for the local events are:
- 21st May – Hotel La Villa Duflot, 66000 Perpignan
- 21st May – Hotel Abbaye École de Sorèze, 81540 Sorèze
- 22nd May – Côté Mas, 34530 Montagnac
- 23rd May – Montpellier Massane Golf & Spa Hotel, 34670 Baillargues
Each event starts at 10.00 am with a welcome coffee and ends at 2.00 pm after a buffet lunch, with the exception of Sorèze, which starts at 5.30 pm, finishes at 9.00 pm and refreshments will be served. The seminars are always very popular and so early booking is recommended.
If you would like to attend one of the seminars or you would like to have a confidential discussion on your financial situation, please contact me by telephone on 04 68 20 30 17 or by e-mail at daphne.foulkes@spectrum-ifa.com.
The above outline is provided for information purposes only and does not constitute advice or a recommendation from The Spectrum IFA Group to take any particular action on the subject of investment of financial assets or the mitigation of taxes.
Why expats should be wary of new pension rules
By Spectrum IFA
This article is published on: 16th April 2014
There are tax implications for Britons overseas who choose to cash in their pension money under new rules announced in the Budget.
British expatriates with UK pension pots who believe they can cash them in tax free from next April are in for a disappointment, according to pension experts.
Rob Hesketh from The Spectrum IFA Group comments in a case study within this Telegraph Newspaper article, please click here to read more
How can I find out more about the financial services that are available to me in France?
By Amanda Johnson
This article is published on: 15th April 2014
For the past few years in addition to running financial surgeries, where people can pop in & ask me questions they may have, The Spectrum IFA Group have also held tremendously successful “Tour de Finance” roadshows in the area in conjunction with Currencies Direct.
This year we will be at the beautiful Chateau de Saint Loup, in Saint Loup sur Thouet on Tuesday 17th June & our aim is to provide you with the opportunity to listen to various market leaders & complimentary service providers you may not have access to directly and informally, over a buffet lunch after, ask any questions you may have regarding your personal situation.
In addition to Currencies Direct and The Spectrum IFA Group we will be joined by a number of financial institutions including Prudential International, SEB & Standard Bank, as well as Chartered Accountants & international tax experts, PetersonSimms and experts in the French health system, Exclusive.
Starting with registration over coffee at 09.30 followed by a series of brief presentations and then a buffet lunch after, we plan to finish at around 14.30. Once the event is over you will be able to enjoy walking in the grounds of this lovely chateau.
Whether you want to register for our Tour de Finance road show, receive our regular newsletter or speak to me directly, please call or email me on the contacts below & I will be glad to help you. We do not charge for reviews, reports or recommendations we provide.
For more information on Le Tour de Finance please click here
Witholding tax on overseas money transfers to Italy
By Gareth Horsfall
This article is published on: 15th April 2014
I would like to bring up the subject of the 20% witholding tax on profit from investment, for Italian residents. This piece of legislation that Italy was going to introduce in February and has now postponed until July. This seemed to be one of the main causes for concern amongst attendees at the recent Tour de Finance Forum events in Italy and so I thought I would write the little that I know of it to assist in preparation for its, possible, return.
To recap, the introduction of the law was aimed at automatically stopping 20% on any monies brought into Italy, from overseas, (for personal account holders only) on the assumption that this money was ‘profit from investment’ and not other types of income. Profit from investment can be clarified as rental income on properties overseas, sales of shares, bonds, or other types of financial assets.
Of course, stopping 20% on ALL transfers into Italy would also catch those who are legitimately bringing in pension income, income from employment, banks savings etc, and therefore to avoid the fiscal authorities automatically witholding 20% on these monies a self certification, in the guise of a letter, would need to be submitted to your bank to declare that this was NOT profit from investment. If you submitted the letter then your personal details would be passed to the fiscal authorities (who we can assume would then start to track your money movements through Internationally agreed exchange of information controls)
Now it is worth noting before I continue, that in essence the law itself was a smart move from the Italian fiscal authorities, in that it would force those who do not wish to be caught in the witholding tax to announce to the Italian authorities that they are bringing money in and out of the country. Hence, they are more easily trackable. In addition, and I think this is the more likely target, it would also force those who have not yet registered assets overseas with the Italian authorities, to do one of 2 things.
1. Carry on regardless and therefore run the risk that when they are found out they could be fined anywhere from 3-15% of the undisclosed assets, and should those assets be located in black list territories then those fines are doubled from 6 – 30% of the undisclosed value. Not advisable!
2. They self certify with the bank and as such are submitting a legally signed statement of intent. Should they then fail to report income from profit, when it enters the country, they have actually ‘knowingly’ broken the law.
Of course, all this is based on the assumption that someone is not declaring assets that they have overseas and for most this is not the case. So what about those of you who are doing what you should be doing?
Then, I believe, it becomes no more than another administrative headache. What I mean is that with a self certification letter the bank will not stop the witholding tax and so income can move freely into the country as it had previously done. However, let’s assume that you do want to bring some money in from an investment overseas, which has already been declared through the correct channels. Does this mean that you have to go back to the bank and request that this one transaction is treated differently, just this time and what if this is a regular occurence?
Also, what if you fail to declare that money is coming in from overseas profits on investment but this money is, once again, already declared legally on your tax return? Are you in breach of rules and therefore subject to fines?
Finally, so as not to drag the point out too much, what if the bank mistakenly witholds the tax on pension income, for example, which you need to live on? Can you easily reclaim this back? Doubtful! Or do you have to wait up to 2 years for a tax credit?
As we can see the legislation had some trivial issues which they needed to iron out, but, fundamentally it was an interesting move. The first of its kind that I have seen in Europe, where a direct attack on profit from investment overseas has come under the spotlight. Until now the main focus has been on bank interest payments and rental incomes for homes overseas. On March 24th 2014 the 2nd phase of the EU Savings Tax Directives was submitted for final approval which will now bring monies held in overseas investments funds, OEICS, SICAVs, Unit trusts etc, in the EU and outside, into an automatic exchange of information agreement. Additionally, Luxembourg and Austria will now be subject to full exchange of information agreements as of 1st January 2015 and other dependants states, such as the Isle of Man, Jersey, Guernsey, Dutch Antilles, San Marino etc will be required to share more information with the EU.
Lastly, and most interestingly, the proposed 20% witholding tax in Italy will likely raise its head again in July this year. But, in what shape or form, I cannot say. The report from Brussels in the aftermath of the first proposals was not as you would expect, a damning of the law. But in fact they openly supported the idea and suggested different ways of looking at implementation. Can we expect to see this Italian model being the model that Europe will use in the future?
So, for those who are not quite ‘in regola’ yet, time is of the essence. The transparency agreements are effectively opening the doors to hidden assets, bank account interest is tracked, rental income on overseas properties is tracked, now investment in foreign investment funds is under scrutiny. It is only a matter of time before income payments from direct investment in shares and bonds are fully disclosed, Capital gains, i.e profit on investment, is now under scrutiny, as detailed above and that only leaves Limited companies and other more obscure and substantially more speculative investments.
It is worth noting that one of the speakers on our Tour de Finance Forum events was Andrew Lawford from SEB Life International. He was explaining how it is perfectly possible to keep assets outside Italy, but be compliant with the laws of Italy, and remove the need to keep abreast of these changes in Italian law by employing the use of an insurance wrapper in which to house your assets. It acts like a tax efficient account whereby SEB Life International, in this case, will act as a witholding agent to ensure you do not pay more tax than you need to and that they become legally responsible for reporting the assets correctly.
It removes the worry of reporting error, keeps monies out of Italy and most importantly, whilst the money is held in the wrapper, it is never subject to Italian income or capital gains tax. Only at the point of withdrawal (partial or full) would any Capital Gains tax liability only, (not income tax) occur, which would be paid automatically on your behalf.
Finishing up on the new legislation, in whatever form it takes, will likely be no more than an administrative headache for most, but for those who, as yet, may have undisclosed assets, then more difficult decisions lie ahead. If you think anyone else might find this article useful, please do feel free to pass the information on and if you would like to speak about this or any other financial matter as an expat living in Italy, then plese get in touch.
Do I have to pay French Social Charges on my Assurance Vie?
By Amanda Johnson
This article is published on: 14th April 2014
Under the most recently approved & ratified legislation the French Government announced that certain Assurance Vie’s should be subject to annual social charges of 15.5% for gains on the investment and this charge is to be deducted at source.
This is not the case for every Assurance Vie in circulation however, so it is worth reviewing any Assurance Vie you hold to understand whether yours will incur this additional taxation.
This amendment here in France, coupled with recent UK budget changes around private pensions may make now an ideal time to have a free financial review. I am happy to sit down with you, at a convenient time and consider your current situation in France. We will cover:
- changes in legislation
- inheritance tax planning
- current investment returns
- achieving maximum tax efficiency
- pension planning & options
At The Spectrum IFA Group, we believe that regular face to face reviews are important to ensure that your financial situation is aligned to your current needs and plans, so if you have not considered your position recently, the month of May could be a good time to remedy this.
Whether you want to register for our newsletter, attend our June road show in San Loup sur Thouet, or speak to me directly, please call or email me on the contacts below & I will be glad to help you. We do not charge for reviews, reports or recommendations we provide.