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Should I pay off the mortgage?

11 replies

IVFNewbie · 04/08/2022 11:40

Hi all. I am completely clueless with money. Can someone help?

I have a mortgage balance of around £170k that's due to finish in 15 years or so. My 5 year fixed deal ended in March and I am on the standard variable rate. There is no penalty in paying off a lump sum. I have savings of £170k ( a recent work bonus). Do I pay off the mortgage balance and be mortgage free? Would I save much in interest? I can't seem to understand if the mortgage balance of £170k takes into account the interest accrued or not!

Thanks all!

OP posts:
Hothammock · 04/08/2022 11:44

As interest rates increase, you will start to pay more for your mortgage and get more return for your savings. You need professional financial advice on investing the lump sum to make a proper decision on this and on your mortgage. Leaving it on a standard variable rate at the moment will probably mean it costs you more over the next few years as rates rise.

maxelly · 04/08/2022 12:25

What's your loan to value rate on the house? Also what are the rest of your financial circumstances, your age, employment status, do you work full/part time and are you looking to change this any time soon, what's your pension provision (and plans for retirement)? Are you a higher rate tax payer? Is the 170k all your savings or do you have more and if so where are they currently invested, have you used your full ISA allowance? Any DC and if so their ages and future plans, are you likely to need access to lump sums to support them with education/housing or other things in the near-ish future? Any debts inc car finance, credit cards, overdraft? Are you planning on staying in current house long term or will you need/want to move in next 5 -10 years? Does the house need any significant maintenance or value-adding work imminently and have you budgeted for this? Finally are you married, is the house owned jointly with anyone else and is the £170k something you would particularly want to protect in the event of a divorce/split (e.g. an inheritance)?

Sorry for all the questions and you absolutely don't have to answer them on a public forum but it's hard to give you a sensible answer without this info. Essentially by paying off your mortgage, yes you will save a significant amount in interest you would otherwise have paid on the mortgage (how much exactly will depend on your LTV and your access to the best mortgage deals if you choose to remortgage, there are a number of calculators online if you google) but equally by investing the same sum of money in other investment vehicles such as pension or stocks and shares you may well out-earn that (again depends on a number of factors e.g. whether you can put extra money into your pension which can be an extremely good, tax efficient thing to do, whether you can utilize ISA allowance). The other thing to consider is by putting all your money into your house and leaving yourself with very little other capital, your assets are very 'illiquid' ie you can't then easily use that money for anything else without either remortgaging or selling the house. This might not be a problem for you but as a bare minimum I would recommend keeping 3-6 months living expenses in case of emergency in a more accessible fund (an ISA if possible), plus if you have DC you know you want to put through uni, a new car you need to buy, major works to do on the house or other large expenses on the horizon also put that money aside, as if you end up having to use expensive forms of credit like overdraft, credit cards or car finance for those things whilst having loads of capital tied up in the house that would be silly and a waste of money. Also if you are married or in a relationship and the £170k is your inheritance you might want to consider whether putting it all into the marital/jointly owned home is really what you want to do, in the event of divorce or your premature death it could make it considerably harder to ensure that money comes back to you or is preserved for your children/family (sorry I know no-one wants to ever think about things but it's wise to be prepared).

Personally absent any other information I would potentially put a chunk of the £170 into reducing the mortgage, enough to enable me to access the best fixed term deal I could on the mortgage, then for the rest put aside funds for emergencies and known/planned expenditure as above, then invest the rest into my pension, ISAs and other risk-balanced investment vehicles. I'd then save the money I was saving on the mortgage to meet any long-term goals such as reducing hours at work, home improvements or retraining, grow my pension and investments and/or overpay the rest of the mortgage (one danger with paying off the mortgage is the temptation to 'fritter' away your new found 'disposable' income so beware of this and make firm plans for that money)...

IVFNewbie · 04/08/2022 12:36

maxelly · 04/08/2022 12:25

What's your loan to value rate on the house? Also what are the rest of your financial circumstances, your age, employment status, do you work full/part time and are you looking to change this any time soon, what's your pension provision (and plans for retirement)? Are you a higher rate tax payer? Is the 170k all your savings or do you have more and if so where are they currently invested, have you used your full ISA allowance? Any DC and if so their ages and future plans, are you likely to need access to lump sums to support them with education/housing or other things in the near-ish future? Any debts inc car finance, credit cards, overdraft? Are you planning on staying in current house long term or will you need/want to move in next 5 -10 years? Does the house need any significant maintenance or value-adding work imminently and have you budgeted for this? Finally are you married, is the house owned jointly with anyone else and is the £170k something you would particularly want to protect in the event of a divorce/split (e.g. an inheritance)?

Sorry for all the questions and you absolutely don't have to answer them on a public forum but it's hard to give you a sensible answer without this info. Essentially by paying off your mortgage, yes you will save a significant amount in interest you would otherwise have paid on the mortgage (how much exactly will depend on your LTV and your access to the best mortgage deals if you choose to remortgage, there are a number of calculators online if you google) but equally by investing the same sum of money in other investment vehicles such as pension or stocks and shares you may well out-earn that (again depends on a number of factors e.g. whether you can put extra money into your pension which can be an extremely good, tax efficient thing to do, whether you can utilize ISA allowance). The other thing to consider is by putting all your money into your house and leaving yourself with very little other capital, your assets are very 'illiquid' ie you can't then easily use that money for anything else without either remortgaging or selling the house. This might not be a problem for you but as a bare minimum I would recommend keeping 3-6 months living expenses in case of emergency in a more accessible fund (an ISA if possible), plus if you have DC you know you want to put through uni, a new car you need to buy, major works to do on the house or other large expenses on the horizon also put that money aside, as if you end up having to use expensive forms of credit like overdraft, credit cards or car finance for those things whilst having loads of capital tied up in the house that would be silly and a waste of money. Also if you are married or in a relationship and the £170k is your inheritance you might want to consider whether putting it all into the marital/jointly owned home is really what you want to do, in the event of divorce or your premature death it could make it considerably harder to ensure that money comes back to you or is preserved for your children/family (sorry I know no-one wants to ever think about things but it's wise to be prepared).

Personally absent any other information I would potentially put a chunk of the £170 into reducing the mortgage, enough to enable me to access the best fixed term deal I could on the mortgage, then for the rest put aside funds for emergencies and known/planned expenditure as above, then invest the rest into my pension, ISAs and other risk-balanced investment vehicles. I'd then save the money I was saving on the mortgage to meet any long-term goals such as reducing hours at work, home improvements or retraining, grow my pension and investments and/or overpay the rest of the mortgage (one danger with paying off the mortgage is the temptation to 'fritter' away your new found 'disposable' income so beware of this and make firm plans for that money)...

Hi Maxelly- thanks for taking the time to answer! I have added some answers below-

House is worth around £500k. I'm 54, higher rate tax payer, £170k is all of my savings. Not got an ISA. No kids. Not much pension -maybe £40k? No other debts other than mortgage. I am married, jointly owned with partner. No concerns about relationship breakdown. Planning on staying in the house forever. House could do with a few improvements! (maybe 10k worth).

OP posts:
LionessesRules · 04/08/2022 12:45

I think I'd put a load into a pension, and get the tax relief on it - that will be the biggest uplift. If I've understood you properly, and it's 40k in a pension, not an estimated 40k annual income from a pension.

Then maybe pay a chunk off the mortgage, but leave at least 6 months expenses, plus the 10k you want to use on the house, in savings account.

maxelly · 04/08/2022 13:16

Thanks for that, in that case yes at 54 and as a higher rate taxpayer with relatively small pension provision (as per pp assuming you mean £40k in your fund not £40k per year, the former is not much the latter pretty good!) I think I'd probably focus more on feeding as much as you can into pension funds to maximise tax relief over paying off the mortgage right now particularly as with your income and loan LTV you should be able to secure a good fixed rate. If your DH is also a tax payer and you are happy for some of the money to be in his name then potentially top up his pension fund too. £170/£500 is about a 34% LTV so manageable, you might want to put £25kish towards tipping you into under 30% LTV mortgages, which might get you a better deal, possibly you'd want a short term as well given your age(s), talk to a mortgage advisor about that. Find out from your respective works whether you can overpay into your occupational pensions and and/or speak to a financial advisor about starting a private pension and how tax relief etc works on that.

And absolutely, keep as a minimum 3-6 months emergency fund and the £10k you need for work on the house separate. Any money left over after investing in pensions, the mortgage and house I would feed into ISAs (stocks and shares probably rather than cash although do some thinking re your risk appetite there), bear in mind both you and your DH have your own allowance to use. You can also get non ISA tracker funds but these are less tax efficient. It might be worth seeing an accountant or IFA re the best investment strategy for you to maximise returns and avoid too much tax.

Frazzled2207 · 04/08/2022 13:24

Good advice on here. As a an absolute minimum I would pay as much as you can off it without hefty charges, this should mean that the amount you pay automatically comes down.

i suspect there are (even) better ideas if you get the right advice but we currently have a similar amount in savings to the amount owing in an offset mortgage. This means we only pay interest on the difference (currently nothing at all). This does mean that there is lots of savings we can instantly and easily access if we need to.

however I suspect the best thing to do would be a combination of paying a significant chunk of the mortgage off and investing the rest of your savings wisely -probably in a pension- keeping a relatively small amount (say £20k) “on hand”

Caterina99 · 04/08/2022 14:03

I’m not a financial advisor, and the first thing I’d say is get proper advice!

But yes agree with above. Don’t just put the whole 170k into your mortgage. I’d definitely pay off a chunk of it though

I’d probably look to max out pension contributions for me and DH for the year, max out S&S ISAs (20k each), and then like PP said, keep a chunk in an accessible format like premium bonds or easy access savings/short term fixed rate bonds (would do a mix) that you can cash in if you need the money. Then pay the rest into the mortgage.

Thefruitbatdancer · 04/08/2022 14:14

If you're looking at remortgaging, I used London and Country for mine and found them really good in getting a 5 Yr fix on mine.

www.landc.co.uk/

Staynow · 04/08/2022 14:40

Personally I would pay it off, it's such a relief that even if you'd make more by putting it into your pension, to me the peace of mind is worth it. It feels so freeing not to have a mortgage to worry about IMO. You're also on a variable rate and that is going to be going up I'd assume after the 0.5% rise in interest rates today. It could continue to go up through the year as well.

You don't say what your rate currently is so it's impossible to say how much interest you will pay (and if you stay on variable it's likely to go up further and so change anyway) but on a mortgage of 170000 over 15 years at a fixed rate of 1.89% you'd pay a total of £196824.60 - so nearly £27000 in interest. Your rate may be lower than 1.89% though I don't know.

Belindabelle · 04/08/2022 15:07

After today’s announcement I think I am going to pay mine off.

I am 53, DH is 56. We have £53k outstanding with 6 years to go. On SVR at the moment which I think is 3.25% about to rise to 3.75%

That money could be working harder for us but we are fairly risk adverse and a little lazy when it comes to finances. My gut instinct is to pay it off and use the £865 per month (more after today) to top up savings and pensions. It will also give us a cushion if fuel, food, energy prices continue to rise.

It won’t wipe out all our savings but DH is the main earner and his job as a contractor is becoming more precarious.

IVFNewbie · 05/08/2022 08:00

Thanks all for taking the time to help- it's really appreciated. I think I'll top up the ISA, keep 30k and pay the rest into the mortgage.

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