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Redstone mortgages. Just put my rate up by 0.85%!
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# 1
Toby dog
Old 10-09-2007, 1:07 PM
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Angry Redstone mortgages. Just put my rate up by 0.85%!

I need some advice if anyone can help. I currently have my mortgage with a company called Redstone, Skipton, North Yorkshire. I took this out a year ago, thru a broker, because of some very minor, slight delayed payments on my previous mortgage, I had to use a broker as I couldnt seem to get a run of the mill mortgage with a good rate!
Anyway - i took out an interest only mortgage, just for 2 years to get sorted again. The interest rate started off slightly higher than normal at 6.000% and has increased quarterly with the Bank of England rises.
I have just had a letter today to advise me that they are raising my interest rate from 7.050% to 7.900%, a rise since 1st july of 0.85%!!! I phoned the company asap, as I thought this must be a typing error! Unfortunatly, I spoke to an irish girl, with a very broad accent, and from what she was said, there is nothing they can do, its all to do with the libor rate!
Please can anyone explain whats going on - my mortgage has just increased by nearly 100 in 2 months!! Are they allowed to do this?
If this is right - I need to change company asap, can anyone point me to a good company for people with slightly damaged credit ratings.
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# 2
drrobert
Old 10-09-2007, 1:18 PM
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The LIBOR rate is the interest rate at which banks lend money to each other. It's important because your mortgage company, Redstone, presumably needs to borrow money from other banks etc. to fund the mortgages it offers.

Usually the LIBOR rate is very similar to the Bank of England interest rate. Since the sub-prime mortgage crisis in the US, though, banks no longer trust each other (no-one knows if a bank or mortgage lender might go bust, as Victoria Mortgages did today). This means that banks charge higher interest rates for lending money to each other (higher LIBOR rates) to compensate for the risk. Although the Bank of England interest rates have stayed steady at 5.75%, LIBOR rates have risen to about 6.9%, the highest for four years.

This means that it's much more expensive for Redstone to borrow the money it needs to fund your mortgage, so they are passing that cost on to you. If you're on a variable rate mortgage, the Redstone are entitled to do this (whereas on a 'tracker' or 'fixed' mortgage, they wouldn't be able to do so).

The problem is that this LIBOR rate issue affects all lenders, so you might struggle to find a mortgage lender who will offer you a better rate. It's might be worth trying, though. I'm sure the mortgage advisors who post here will be able to give you more information on this.
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# 3
Toby dog
Old 10-09-2007, 1:38 PM
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Thanks drrobert - thats a nice clear explanation.
I'm still angry, but it softens the blow a little.
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# 4
Conrad
Old 10-09-2007, 5:11 PM
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Not all lenders are linked to LIBOR.

If you change mortgage now be careful to ensure:

1) The brokers IDD says he gives advice (not just information as this gives you a lot less protection)

2) That the broker will provide a written recommendationletter to confirm the new lender is not linked to LIBOR rates.

Get all this in writing up front, not later.

Lenders who are not linked to LIBOR but are in the sub prime category are:

COVENTRY BS
SALT (Derbyshire BS) - DID MY OWN BROTHER WITH THESE
SCARBOROUGH BS
THE MORTGAGE WORKS
CHELSEA

Essentially you need lenders that lend thier own money, NOT those that buy from money markets.

CARE!!!!!! - Redstone are not a lender. They are a company that bought your mortgage from another lender.

This time have the broker confirm in writing your mortgage will not be sold on to a third party.
I run my own specialist finance consultancy for those with complex issues. I am not FCA regulated (by choice). I mention this as some users like to run things by me. I do not offer advice, only information.
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# 5
Conrad
Old 10-09-2007, 5:15 PM
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PS - I cant believe you were advised to take a variable rate. You might want to complain to the broker and if unsatisfied the Ombudsman. The broker should be able to demonstrate the option was 'THE MOST SUITABLE' - this is the key point here.

I am of the opinion that only fixed rates are suitable for people who have had some bad credit. Knowledgable brokers will have been fairly tuned into rising rate potential 1 year ago. Those that dont keep up with new, but prefer the back pages of newspapers shouldnt be giving advice.
I run my own specialist finance consultancy for those with complex issues. I am not FCA regulated (by choice). I mention this as some users like to run things by me. I do not offer advice, only information.
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# 6
Griptool
Old 10-09-2007, 8:02 PM
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Redstone will go the same way as Victoria mortgages IMO, if I were you I would consider any way you can to repay this mortgage even if it means selling up, the cost of credit to borrowers with less than A1 credit will become very expensive over the next few months as the brokers on here probably know
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# 7
MarkyMarkD
Old 10-09-2007, 9:27 PM
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I don't think your advice is very sensible, Griptool, as the OP is almost definitely tied into their expensive mortgage by an ERC which will be prohibitively expensive.

Conrad - your comments are interesting but again not necessarily appropriate. Most major lenders will reserve the right to sell on (securitise) their mortgages in their terms and conditions. Northern Rock securitise most of theirs. Very many sub-prime lenders work only on this basis. By insisting in a lender who won't securitise you are ruling out much of the market.

Your comments about fixed rates are fine, as far as they go, but being tied in for a long time at sub-prime rates is not necessarily what a sub-prime borrower needs as it hampers remortgaging onto a prime product once rehabilitated.
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# 8
Toby dog
Old 10-09-2007, 9:31 PM
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Thanks for the information - but what happens to my mortgage if Redstone goes bust before I manage to get my mortgage changed to someone else?
Is there a chance I might lose my house? Now i'm worried!
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# 9
MarkyMarkD
Old 10-09-2007, 9:33 PM
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You won't lose your house because your lender goes into administration. It is in the administrators' best interests to get the most they can for the business's assets - and they will do that by selling the mortgages on to whoever they can get a good deal from. The new lender will likely be no worse for you than Redstone!
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# 10
Toby dog
Old 10-09-2007, 9:36 PM
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MarkymarkD - just seen your reply, I have to admit I am not the best when it comes to talking finance issues. I am trying my hardest to follow the thread though, and look forward to any advice I may get offered.
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# 11
pikeydog
Old 17-09-2007, 8:57 AM
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hi, I'm new to this fourm and also have a mortgage with redstone and have had a %79 rise in repayments. I have a year to go before I get out of my ERC (8,700) and want to spend these 12 months getting the best remortgag e I can. I have 2 CCJ's and a few defaulted credit cards due to credit vcard debt that is now all on arranged paymets with the credit card companies. I HAVE NEVER BEEN IN ARREARS WITH ANY MORTGAGE OVER LAST 25 YEARS. Where should I start to look for a new mortgage, will I have a chance of getting a standard mortgage? HELP!
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# 12
Hackneygirl
Old 10-11-2007, 7:46 PM
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I am new also, joined just now because I have applied to a broker who has passed my application for re-mortgage to Beacon homeloans who have sent me a Direct Debit form showing the name and address of Redstone Mortgages plc!!!

Am I jumping into the fat from the frying pan as I am leaving GMAC because they have raised my mortgage payments on a 90,000 to 800 per month, they put the payments up by 100 two months ago with the same LIBOR explanation quoted by the OP

I have been with GMAC for over three years now and I am out of my discounted period, do you think a fixed rate mortgage for two or three years is a good option, the payments will be similar but I can borrow more to use as home improvements

it seems that the mortgages companies are preying on anyone who has a few defaults or CCJs and making us pay through our noses
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# 13
herbiesjp
Old 10-11-2007, 9:05 PM
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Hi there

Welcome to the board

Have you had new adverse credit whilst with gmac? Or is it all old adverse credit on your file?

Can you give some details?

Reason being, is if it is all old adverse credit information, then you may now be in a position to look at high street lenders that are more sympathetic to you scenario
I am a Mortgage Adviser

You should note that this site doesn't check my status as a Mortgage Adviser, so you need to take my word for it. This signature is here as I follow MSE's Mortgage Adviser Code of Conduct. Any posts on here are for information and discussion purposes only and shouldn't be seen as financial advice.
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# 14
ManAtHome
Old 10-11-2007, 9:41 PM
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LIBOR has dropped nearly half a percent since mid-September - there was a 'spike' August/Sept as banks weren't freely lending to each other, so LIBOR-linked rates should have dropped recently (dunno how often these companies review their rates).
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# 15
Hackneygirl
Old 10-11-2007, 10:38 PM
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Quote:
Originally Posted by herbiesjp View Post
Hi there

Welcome to the board

Have you had new adverse credit whilst with gmac? Or is it all old adverse credit on your file?

Can you give some details?

Reason being, is if it is all old adverse credit information, then you may now be in a position to look at high street lenders that are more sympathetic to you scenario

Toby Dog - sorry for hijacking your thread but it all relates to Redstone so bear with me

herbiesjp - its old ccjs dating back to 2004, two are partly paid and one I am paying off right now but there has been no new adverse credit info since then

except mmm last year, I asked GMAC for an advance, they offered me 3,000 so I agreed, filled in the forms, went ahead and overspent at Christmas so putting myself behind a mortgage payment, (stupid I know), well they reneged on the advance citing the missed payment and that was it, I caught up but there were costs added on plus increases every couple of months so I have ended up with a deficit of around 600 each month comprising of fees etc

I regret missing that one payment and messing up but looks like I will have to pay, oh what a dream to be able to go to the High street but it may not be possible until 2010 or thats what they tell me

Hg x
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# 16
Toby dog
Old 14-11-2007, 2:58 PM
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Hackney girl

Not a problem - thats what the threads are here for.
All the best
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# 17
notreadytogiveupyet
Old 29-10-2008, 5:41 PM
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Default Redtone had me evicted for being over 4 grand in front!!!

Redstone had me evicted for being over four grand in front!!!!!!!!!

I have been reading through your information posted on forums.moneysavingexpert.com. I am glad that some one out there understands exactly what is happening to us RIGHT NOW... Redstone removed over three thousand pounds in payments from my bank account in payments they said were owed, although the actual amounts varied and did not correspond to what should have been our normal monthly payment. And the monies never made it onto our mortgage account. Effectively putting us into arrears. Since then we have had another three thousand five hundred pounds "stolen" from my bank account. Although they deny this.

On the 15th September 2008 we received a letter saying payments have been found and that they are crediting this amount to the mortgage balance. Also that there was no need to attend court on the 19th September 2008 as they were not going to defend their position. As we had heard nothing from the court we attended court anyway. Redstone sent a BARRISTER a SOLICITOR and A LEGAL EXECUTIVE to challenge me for possession on this date. The Judge on this occassion , after allowing herself to be blinded by facts and figures that had no bearing on OUR particular case, namely missing payments. Awarded a possession order to Redstone Mortgages, under the suggestion that I could not prove that I would NOT go into arrears in the future.

They were ordered by another judge at a different hearing earlier this year, to pay us fifteen thousand pounds in costs and to recalculate the monthly payment to reflect this. They admitted that taking the court order into account. THEY owed us over four thousand pounds in overpayments. and that they would refund this. I am still waiting, but not with baited breath.

On the 17th October we returned to court to challenge the possession order, The Judge on this occassion told us that we had to "refund" the amount of seven thousand pounds to redstone, as the costs previoulsy awarded were, in his opinion, to high. The Judge gave us 28 days to pay the money and told Wragge and co, their client had 14 days to pay the four thousand some odd pounds to us. We requested a variationon the order which was denied outright. That never even made it to a court date. By this point we had just received notification of the eviction date being the 24th October 2008 at 1130. We had no choice at this point other than to request a suspension on the eviction date. The hearing was set for the 23rd October 2008, but carried over to the 24th October 2008. A friend of ours had offered to pay the money on our behalf SHOULD it be required. The Judge rejected this saying that as we had to borrow the money, we would be putting ourselves into debt, and the mortgage would not get paid in any event. He ordered the eviction date to stand. Which was an hour after we left court. We paid the money anyway, but the bailliffs were already at our home when we got back from the bank. When they rang the infamous WRAGG AND CO, they doubled the payment required, They were now asking for just over fourteen thousand pounds. I handed the phone to my partner, when they spoke to him they wanted over eighty thousand. Our original mortgage balance was only 67500.

So if you have any information or help for me, as we are now taking this case to the High Courts in London to be dealt with. I would greatly appreciate it.

Thanks


Sareanne Walsh
Neil Rowlinson

P.S After that I cancelled my direct debit as I could not trust them to maintain the normal monthly payment. Since then I discovered the direct debit that I thought I had cancelled was still active. When I checked this with the bank they advised that ANYONE that I owe money to can FORCIBLY instruct a direct debit onto my bank account, which is exactly what redstone have done. I have no control over the direct debit and cannot cancel it, nor am I protected by the direct debit guarantee.
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# 18
minimike2
Old 29-10-2008, 5:47 PM
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Conrad....No broker in thier right mind will write a letter pre-sale to say that the lender wont sell the mortgage on.

ANY company can sell on a mortgage - who are we to give such a gurantee?

Also "I am of the opinion that only fixed rates are suitable for people who have had some bad credit." - That is a VERY sweeping statement to make and also a poor view to take IMO. I would love to hear you justify that. Not very TCF is it...

"Oh hi there new client. Whats that you say? You have had bad credit? Thats a fixed rate for you then".

I can understand your point in saying it, however fundamentally, you are wrong. Fixed vs Tracker / variable should always be determined by the individuals overall circumstances. NOT just off the back of thier credit history. That statement is as bad as Martin Leweis recommending people dont take out CI cover.
I am a mortgage industry professional. You should note that this site doesn't check my status as a Mortgage Adviser, so you need to take my word for it. This signature is here as I follow MSE's Mortgage Adviser Code of Conduct. Any posts on here are for information and discussion purposes only and shouldn't be seen as financial advice

Last edited by minimike2; 29-10-2008 at 5:53 PM.
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# 19
Paulgonnabedebtfree
Old 09-11-2008, 4:20 PM
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Quote:
Originally Posted by notreadytogiveupyet View Post
Redstone had me evicted for being over four grand in front!!!!!!!!!

I have been reading through your information posted on forums.moneysavingexpert.com. I am glad that some one out there understands exactly what is happening to us RIGHT NOW... Redstone removed over three thousand pounds in payments from my bank account in payments they said were owed, although the actual amounts varied and did not correspond to what should have been our normal monthly payment. And the monies never made it onto our mortgage account. Effectively putting us into arrears. Since then we have had another three thousand five hundred pounds "stolen" from my bank account. Although they deny this.

On the 15th September 2008 we received a letter saying payments have been found and that they are crediting this amount to the mortgage balance. Also that there was no need to attend court on the 19th September 2008 as they were not going to defend their position. As we had heard nothing from the court we attended court anyway. Redstone sent a BARRISTER a SOLICITOR and A LEGAL EXECUTIVE to challenge me for possession on this date. The Judge on this occassion , after allowing herself to be blinded by facts and figures that had no bearing on OUR particular case, namely missing payments. Awarded a possession order to Redstone Mortgages, under the suggestion that I could not prove that I would NOT go into arrears in the future.

They were ordered by another judge at a different hearing earlier this year, to pay us fifteen thousand pounds in costs and to recalculate the monthly payment to reflect this. They admitted that taking the court order into account. THEY owed us over four thousand pounds in overpayments. and that they would refund this. I am still waiting, but not with baited breath.

On the 17th October we returned to court to challenge the possession order, The Judge on this occassion told us that we had to "refund" the amount of seven thousand pounds to redstone, as the costs previoulsy awarded were, in his opinion, to high. The Judge gave us 28 days to pay the money and told Wragge and co, their client had 14 days to pay the four thousand some odd pounds to us. We requested a variationon the order which was denied outright. That never even made it to a court date. By this point we had just received notification of the eviction date being the 24th October 2008 at 1130. We had no choice at this point other than to request a suspension on the eviction date. The hearing was set for the 23rd October 2008, but carried over to the 24th October 2008. A friend of ours had offered to pay the money on our behalf SHOULD it be required. The Judge rejected this saying that as we had to borrow the money, we would be putting ourselves into debt, and the mortgage would not get paid in any event. He ordered the eviction date to stand. Which was an hour after we left court. We paid the money anyway, but the bailliffs were already at our home when we got back from the bank. When they rang the infamous WRAGG AND CO, they doubled the payment required, They were now asking for just over fourteen thousand pounds. I handed the phone to my partner, when they spoke to him they wanted over eighty thousand. Our original mortgage balance was only 67500.

So if you have any information or help for me, as we are now taking this case to the High Courts in London to be dealt with. I would greatly appreciate it.

Thanks


Sareanne Walsh
Neil Rowlinson

P.S After that I cancelled my direct debit as I could not trust them to maintain the normal monthly payment. Since then I discovered the direct debit that I thought I had cancelled was still active. When I checked this with the bank they advised that ANYONE that I owe money to can FORCIBLY instruct a direct debit onto my bank account, which is exactly what redstone have done. I have no control over the direct debit and cannot cancel it, nor am I protected by the direct debit guarantee.
Wow !! I don't like the sound of this. I'm with Redstone too (originally I struck the deal with Amber loans but they sold my mortgage on to Redstone). I have the relative protection of a fixed rate until next August/September but have started to dread what might happen after that. I even got a bit of unsolicited mail from them a few days ago. It was a budget planner (not for them but for my eyes only). I've already had a small taste of what this company can be like. Even though I'm on a fixed rate, they started threatening to raise it because I was a bit slow sending them a copy of my buildings insurance with their interest noted on it (not my fault as I had to write to the freeholder for it). They require this paperwork every year too. When my mortgage was with one of the main lenders, they never hassled me about this. It looks like I may be stuck with a playground bully as a lender because it's unlikely that I will be in a position to switch lender for a good few years yet. I suppose the thing to do is get my unsecured debts down and when I can afford to (God knows when), start throwing extra payments at the mortgage with a view to moving it eventually. Obviously, I will need to leave sub prime territory first and that could take a few years.
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# 20
*Louise*
Old 09-11-2008, 4:34 PM
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Quote:
Originally Posted by Paulgonnabedebtfree View Post
Wow !! I don't like the sound of this. I'm with Redstone too (originally I struck the deal with Amber loans but they sold my mortgage on to Redstone). I have the relative protection of a fixed rate until next August/September but have started to dread what might happen after that. I even got a bit of unsolicited mail from them a few days ago. It was a budget planner (not for them but for my eyes only). I've already had a small taste of what this company can be like. Even though I'm on a fixed rate, they started threatening to raise it because I was a bit slow sending them a copy of my buildings insurance with their interest noted on it (not my fault as I had to write to the freeholder for it). They require this paperwork every year too. When my mortgage was with one of the main lenders, they never hassled me about this. It looks like I may be stuck with a playground bully as a lender because it's unlikely that I will be in a position to switch lender for a good few years yet. I suppose the thing to do is get my unsecured debts down and when I can afford to (God knows when), start throwing extra payments at the mortgage with a view to moving it eventually. Obviously, I will need to leave sub prime territory first and that could take a few years.

Hmmmm

I am with them as well and imo they are wose than useless.

I got a letter a few months back saying my mortgage had been wrongly calculated and they would add it on at the end of the fixed period. Then I got a letter last month saying my mortgage had been wrongly calculated and they were raising my monthly payments (only by 10, but they are the muppets who worked it out in the first place):rolleyes:

I have recently had a budget planner from them as well (had a laugh about that) and yesterday received a letter instructing me to make sure they are named on my insurance. It didn't say I had to send a copy, so I'm glad I read your post - I will check before they start getting antsy with me.

I have 2 years left on theur fixed rate...I will be glad to get rid of them when it's up!
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