Home Loan With Defaults
How much can I borrow?
You can get approved for a home loan even if you have several defaults on your credit file.
The types of defaults that you have, how old they are, if they are paid and the total number and dollar value of the defaults are all taken into account by our lenders.
- Less than $500 in paid defaults: You can borrow up to 95% of the property value.
- Less than $1,000 in paid defaults: You can borrow up to 90% of the property value.
- Any unpaid defaults or larger paid defaults: You can borrow up to 90% of the property value with a specialist lender.
If you meet this criteria then please call our mortgage brokers on 1300 889 743 or fill in our free assessment form and we can help you get approved for your mortgage.
Will I qualify with a bank?
To qualify with one of our banks you must normally meet the below criteria:
- No more than $500 in defaults if you’re borrowing up to 95%.
- No more than $1,000 in defaults if you’re borrowing up to 90%.
- No more than two defaults in total for the one application.
- You must have paid the default at least six months prior to the application.
- If you are purchasing a property then you must have at least 5% in genuine savings.
- No other policy exceptions are allowed.
- You must have a very good reason for your impaired credit history.
Meeting this criteria doesn’t guarantee that a bank will accept your loan. All applications are assessed on their merits and all banks will credit score your application.
What if I don’t qualify with a bank?
Most borrowers don’t qualify with a bank and instead apply with one of our specialist lenders. We can then refinance their loan to a bank once their credit history is clear.
Do specialist lenders accept anyone?
Specialist lenders are more flexible and can consider more defaults than the banks can. The flip side is you will normally pay a higher interest rate than you would with a bank home loan.
However specialist lenders don’t just lend to anyone!
All Australian lenders want to approve low risk borrowers. They are happy to consider people with a bad credit history however they are more conservative than the banks in other ways:
- They accept more defaults than banks.
- They will listen to your explanation for your bad credit history.
- They can consider a low doc loan with less income evidence.
- It is very difficult to finance vacant land.
- Few specialist lenders offer construction loans.
- Few specialist lenders accept properties over 5 acres in size.
Can you qualify with a specialist lender? Call our mortgage brokers on 1300 889 743 or fill in our free assessment form and we can help you to get approved for a mortgage.
Are low doc loans available?
Yes, you can get a low doc loan with defaults on your credit file. However, the qualifying criteria can be a little complicated as the specialist lenders have very different lending guidelines for low doc loans.
Please call us on 1300 889 743 to discuss this with one of our low doc specialists.
What will the lender know about my defaults?
Defaults will show up on your credit file with the status of either ‘paid’, ‘unpaid’ or ‘settled’. A settled default is where you have made an agreement to pay part of the debt.
The lender will know the date the defaults were lodged, the amount of the defaults, the date they were paid (if you have paid them!) and who lodged the defaults.
Defaults remain on your credit file for five years from the date they were lodged. A default will remain on your credit file even if you pay it however this will look slightly more favourable to lenders.
It’s important that you are aware of what defaults you have and the status of each of them in order to avoid applying with an unsuitable lender and being turned down due to your bad credit history.
What is a credit file default?
A default is a record on your credit file stipulating that you have an overdue account such as a loan, credit card, utility bill or phone contract. It is classed as being overdue if the payment is 60 days late or if the lender has been unable to contact you.
It is your responsibility to make sure that all of your creditors have up to date contact information so that they can contact you if you aren’t making your repayments. In reality many lenders don’t manage their customer databases well so some defaults are really the lender’s fault, not yours.
Defaults are lodged on your credit file with Veda Advantage and this information is accessed by lenders when you apply for a loan.
A default will remain on your credit file for 5 years or 7 years if the reason it was lodged was because the lender couldn’t contact you. Paying the default doesn’t remove it from your credit file, however it does change the status to ‘paid’ which is seen more favourably by lenders.
How do lenders view defaults?
The banks find that borrowers often say to them that they didn’t know they had a default. Lenders hear a lot of stories and will always assume that you did know about the default. They simply don’t know who to believe and who not to believe!
We always recommend that you apply with lenders that can accept defaults rather than wasting your time applying with the major banks that will decline your application even if you have only had minor credit issues.
Most mainstream lenders will not lend to people who have an impaired credit file, irrespective of the reasons. The banks have looked at the repayment history of customers with a default they’ve approved and found that there is a significantly increased chance that these customers will miss their repayments.
They can’t tell the good borrowers from the bad so they decline any application from someone who has defaults!
How to apply for a home loan if you have defaults
To increase your chances of approval, you can take these simple steps:
- Provide a default explanation letter.
- Provide evidence to back up your explanation of the cause of your defaults.
- Save up at least 5% of the purchase price and provide as large a deposit as possible.
- Pay any unpaid defaults and get the credit provider to mark them as paid on your credit file before you apply for a loan.
- Apply with a lender that can accept borrowers with defaults.
What you need to do to make sure that you get approved will depend on your situation. This is where we can help!
Please call us on 1300 889 743 or fill in our free assessment form to discuss your situation with one of our mortgage brokers.
Is this different to defaulting on your home loan?
Yes, defaulting on your home loan is where you have a home loan and you are “in default”. This means you haven’t met the conditions of the loan contract normally because you haven’t made the payments on time.
View our arrears / missed payments page for more information on having a home loan in default.
Can I hide my default from the bank?
No! The lenders will do a credit check and will find out about any defaults that you have. You should tell the lenders upfront about your defaults otherwise they will not be pleased when they find out that you withheld this information.
Some banks will decline your loan outright because you didn’t disclose this at the time of applying for the loan.
If you’re applying for a home loan with a default then you need to plan and submit your loan with evidence to back up your story to show the lender that you are a low credit risk.
Does the amount of the default matter?
Different default sizes, amounts and the time they’re paid can have a significant influence on your eligibility for a loan. Therefore you should be aware of the following terms:
- Clean credit: No defaults, ever.
- Near prime: Small paid default less than $500 paid over 1 year ago or excessive enquiries on your credit file. Most lenders can approve a loan for you without any problems.
- Below average: Paid default less than $1,000 paid over 6 months ago. Some prime lenders and major banks can lend you up to 80% on a case by case basis. Over 80% up to 90% or even 95% may be available in some cases depending on the situation.
- Bad credit: More than $1,000 in defaults, all paid. You would likely have to apply with a specialist lender. If you have a very good story backed up with evidence then you may be able to borrow 80% of the property value with one of our banks.
- Serious credit impairment: More than $5,000 in defaults, some unpaid. You must use a private, specialist or non-conforming lender.
How are different default types viewed?
A default is listed as ‘settled’ if you have come to an arrangement with the lender to pay some of the amount owing in return for the lender not pursuing the remaining debt.
This is seen more favourably than an unpaid default, although it isn’t as glowing as a default that has been paid in full.
A default is listed as ‘current’ if you have paid the overdue amount and the account is still open. For example, if you had a default lodged on your file due to a credit card, pay the amount owing and then continue to use the card, it is listed as ‘current’.
These defaults should be viewed the same way as a paid default. However, inexperienced credit managers think that ‘current’ means ‘unpaid’ and will often decline your loan!
A default is listed as ‘clearout’ if the lender has tried to contact you several times and has been unsuccessful. Clearouts will remain on your credit file for seven years instead of five years like other defaults.
In many cases the reason the lender cannot find you is because you have been overseas or have moved address and haven’t informed the lender. Regardless of the cause, this is seen as the borrower ignoring their responsibilities.
Lenders are extremely wary when considering a loan for someone with a ‘clearout’ default. Please discuss your situation with us in detail if you would like to know if you are eligible for a loan.
Apply for a mortgage
Our mortgage brokers are experts in lending to people with impaired credit. Please call us on 1300 889 743 or fill in our free assessment form and one of our mortgage brokers will let you know if you qualify for a home loan.