Should I buy before I’ve sold my home?

Consider whether you should buy before sold your home.
Sell my house before buying the next property?

When you have found “the one” for the second time, knowing whether to buy or sell first can be a tricky decision.

It is time to move from your humble first pad to a larger home. But unlike the first time you bought, you already have a home loan. Do you pack it with you or thank it for the memories and part ways?

When buying a second property to sell your current home, there are a few options available. And depending on your current financial situation, interest rates and the housing market, that decision can be made for you. Regardless though, you will want the best possible price for your current home and a great deal on a new one.

Option 1: Buying a house before selling.

Buying before selling can offer several advantages. If the market’s steady or rising, you could save on your next home by locking in today’s prices, while letting the value of your existing home appreciate. Also, if you see a place that you cannot live without, buying before selling your home means you will not miss out on other buyers.

However, there is no guarantee your current house will be sold. If there are no buyers or your property is passed in, you will need to juggle not one, but two home loans for an indefinite period. If you have the funds behind you and a good guaranteed income, this may not be a concern, but for some homeowners, it can cause major financial strain.

And if you start to feel the pressure, you could feel rushed to sell your current home – even accepting a price below your expectations.

There are ways to minimise the chances of this happening. You can make your purchase subject to finance – this clause gives you time to organise a new loan for the property you are buying. You can also negotiate a longer settlement. Let us say that you extend the settlement from 30 to 90 days, this gives you three months to sell your property so you are financially in the green. You also have the option to go for a bridging loan which enables you to have a 6-12 (depending on the lender) months period to sell your existing home and settle whilst having the new home loan simultaneously. ASA Mortgage Brokers can advise you on how to get a bridging loan.

Alternatively, you could rent out your old home to guarantee some rental income.

Option 2: Selling before buying.

If you are not in a rush, you can wait until your home is sold before making an offer on your next place. The advantage here is a clean financial sweep, without the stress of funding two separate properties. With money in the bank from the sale proceeds of your current home, you will also have a firm idea of how much cash can be tipped into the new place – and how much you will need to borrow from the bank.

Plus, if you want to earn additional income while searching for your next home, you can stash your sale proceeds in a high-interest savings account.

If you plan on taking this approach, be sure to consider where you will live while you find a new home that is ideal for your needs. Whether it is couch-surfing with friends and family, Airbnb-ing or renting for a while, you need to be able to handle the costs and inconvenience of moving twice. Having these details figured out in advance means you will have more time to wait for the perfect home to come along.

Option 3: Buying and selling at the same time.

Sometimes luck comes knocking. If you find the right home and a great buyer at the same time, you might not have to worry about buying before selling your home.

This scenario means you could take your loan with you – also known as substitution of security (or loan portability). You just need to arrange both the purchase and the sale to settle on the same day – a great solicitor can help make this happen.

To take advantage of this somewhat seamless transaction, your loan amount cannot change. This means you do not require any extra funds. Loan to Value Ratio (LVR) conditions apply too. Often, if the new mortgage is over 80% of the property value (of the new property) you will have to pay Lenders Mortgage Insurance (LMI).

Evaluate what is best for you.

Purchasing property is a major financial step, and buying before selling your home is not without its risks. By taking the time to properly evaluate all of your options and speaking to a local mortgage broker first, buying your second home can be an exciting and financially stress-free experience.

This article is prepared based on general information. It does not take into account individual financial objectives or needs and is not financial product advice. The original content was quoted from ME Bank The Feed Blog.

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