Special to The Globe and Mail
Published Friday, Aug. 03 2012, 7:00 PM EDT
Last updated Tuesday, Aug. 07 2012, 6:43 AM EDT
Mortgage lenders come in all sizes,
ranging from RBC – the biggest in the country – to tiny wholesale lenders and
When it comes to entrusting a company with
your biggest debt, odds are, name recognition matters to you. Consciously or
subconsciously, people gravitate to well-known lenders partly because there’s a
feeling of safety in “big.”
Even when a smaller lender has tantalizing
rates and the best terms, homeowners sometimes tend to avoid it if they don’t
know the name. An oft-cited reason for that is fear that the lender will go out
of business. And that is certainly not unprecedented.
If we’re talking about “prime” lenders –
i.e., those catering to more creditworthy customers – the list of extinct
lenders includes companies like Abode Mortgage, Citizens Bank, Dundee Bank,
Maple Trust and ResMor Trust. Mind you, most of these lenders were purchased by
Just recently, we buried another lender.
FirstLine, once one of the biggest mortgage companies in the country, closed
its doors Tuesday after 25 years in business.
People worry about lenders closing down
for one main reason: they’re scared the lender will force them to repay their
mortgage early. In reality, however, that rarely happens with prime lenders.
The bigger risk has been with subprime
lenders. In fact, some subprime borrowers have even lost their homes in cases
where they couldn’t refinance elsewhere after their lender shut down.
But if you’re a qualified borrower with
provable income, do you really need to be worried if your lender goes out of
“Not at all,” says Boris Bozic, president
and chief executive officer at Merix Financial.
“I always find it fascinating that people
are concerned about smaller lenders,” he adds. “We’re not deposit takers. We’re
giving money, not taking money. The risk is all ours.”
Many second- and third-tier lenders get
their funding from large financial institutions and that funding is fairly
stable, Mr. Bozic says.
“Even if a company were to run into
financial difficulties, the vast majority of the time there are backup
servicers in place.” This sort of contingency planning is almost always
required by the parties funding a lender’s mortgages.
If a lender were to close, Mr. Bozic says
another financial institution would simply take over the mortgage.
When a lender sells your mortgage to
another party, you just keep making the same payments like nothing happened –
albeit to a different company, in some cases. The new lender is generally
required to honour the terms of your old mortgage contract, Mr. Bozic says.
The one thing that will change is the
renewal offer you receive at maturity. Generally, the new owner of your
mortgage will be the one making your renewal offer. That could be good or bad
depending on how competitive the new lender is. But smart consumers always shop
their lender’s renewal offer anyway, so this isn’t a major issue.
Overall, the probability of a lender
disappearing is low. On its own, it’s not enough reason to avoid a less
That’s especially true when the lender has
the best deal in the market – which is the case with many smaller lenders
today. If you can find a 0.10 percentage point lower rate, you’ll save roughly
$1,200 over 60 months on a standard $250,000 mortgage.
If you’re interested in getting the best
rate possible, you need to be open to saving money with a smaller mortgage
company. Just be sure to get independent advice so you can sidestep the ones
with onerous contract restrictions. Examples of those include fully closed
terms, costly penalty calculations, porting restrictions, refinance limitations,
and so on. Some lenders have rather unpleasant fine print, but that’s true for
micro and mega lenders alike.
There are certainly reasons to choose a
major bank or large credit union for your mortgage, including branch accessibility,
integrating your mortgage with your banking or credit line, and access to other
financial products. But it’s rarely necessary to shun lesser-known lenders for
fear they’ll close and leave you stranded.