Opinion
Hear our experts’ take on the latest developments and trending topics
The UAE Central Bank reduced the 3% early settlement fee (‘exit’) for mortgages introduced in June last year to 1%, or Dh10,000, whichever is lower.[1] Market participants generally reacted favourably to the announcement, noting that in principle at least, borrowers must always weigh up the benefits of lower interest rates against the up-front cost of the exit fee.
Cutting exit fees in this way certainly makes it easier for borrowers to switch to another lender offering better interest rates or providing some other advantage such as offset. Another policy reason often cited for their elimination is that although they are transparent, borrowers may also not always take account of backended and contingent exit fees when deciding on which loan to take.[2] In other jurisdictions such as Australia, mortgage exit fees have been outright banned on the basis that they represent an infringement on competition, described by the Australian Government at the time as “one of the biggest roadblocks stopping Australians getting a better deal for their families” [3] especially as they were imposed on variable rate home loans often taken out relatively vulnerable consumers.[4] Analysis also pointed to the fact that they were creeping up over time, for example between 1995 to 2007, the total annual fee take against the aggregate Australian ‘mortgage book’ increased from 0.67% to 1.39% annually.[5] Economists also suggest that because low or zero refinancing fees will encourage some householders to refinance, when interest rates fall there may be an increase in spending as a result. Under a range of circumstances, prepayment of mortgage loans also makes good economic sense for borrowers, for example when:
Critics have put forward a two principal objections to the widely accepted idea that exit fees are a form of restriction on competition. [11] The first is that because increasing consumer protection shifts risks to the mortgage provider, it is inevitable that the cost of borrowing will increase as a result. Effectively the clients’ profit entails a loss to the bank as a mortgage provider.[12] Banks claim in particular that they may make a loss from re-arranging their own funding, and at least for fixed interest loans, this argument has been accepted. [13] The argument more widely however is familiar from any objection to regulation and can be countered by including externalities such as an increase in efficiency across all lenders and the benefits of greater actual (rather than merely performative) transparency of costs by borrowers in the overall calculation of costs and benefits. The second is that allowing borrowers to refinance without costs when interest rate falls allows debtors to profit from refinancing, without commensurate losses if interest rates remain constant or rise. Similarly, in an efficient market refinancing would be minimised as lenders will be aware of the threat to their loan book of any attempt to extract economic rent from borrowers. [14]
Utilising changes in exit fees as a policy tool has been an effective way to control the mortgage market in the UAE. But these benefits must be weighed against the fact that reducing mortgage prepayment penalties, ultimately as Australia has done down to zero, does not challenge the financial performance of banks. Australian banks are some of the most financially secure in the world. But the policy of prohibiting mortgage repayment penalties does increase efficiency in the mortgage market, effectively removing a constraint to free competition. If the hallmark of a responsive, intelligent government is the recognition of a policy mistake by putting matters right, then it is only right to commend the UAE Government for reversing the decision taken in July 2018, and doing so in government policymaking terms with admirable swiftness. One can hope that the principle having now been established, the UAE Government will eventually look at completing the task and eliminating prepayment fees altogether, whilst remaining vigilant with regard to any backdoor reinstatement of fees via delayed administrative charges or other attempts to circumvent the legislation.
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[1] Cavendish Maxwell (2019, October 13) UAE Central Bank lowers early settlement fee for mortgages. https://cavendishmaxwell.com/news/uae-central-bank-lowers-early-settlement-fee-for-mortgages
[2] Ashton, N. and Ramsey, I. (2010, December 14) Home Loan Exit Fees:
The Cost of Ending a Home Loan Early. https://papers.ssrn.com/sol3/papers.cfm?abstract_id=1724462
[3] Farr, M. (2011, March 23) Mortgage exit fees officially banned. https://www.news.com.au/finance/money/mortgage-exit-fees-officially-banned/news-story/75b41def5e238075784c2e07b74d220f
[4] Ashton, N. and Ramsay, I. (2011) Home Loan Exit Fees: the cost of Ending a Home Loan early. Journal of Banking and Finance Law and Practice Volume 22(1), 4-25. Available [in draft] at: https://law.unimelb.edu.au/__data/assets/pdf_file/0009/1709766/50-Exit_fees_research_report_Dec_20102.pdf Retrieved 16 October 2019.
[5] Australian Securities and Investments Commission (2008, April 1) Review of Mortgage Entry and Exit Fees. https://ministers.treasury.gov.au/sites/ministers.treasury.gov.au/files/2019-08/018_attachment.pdf.
[6] Groot, S.P.T., and Lejour, A.M. (2018) Financial incentives for mortgage prepayment behavior: Evidence from Dutch micro data. Journal of Housing Economics Volume 41(C), 237-250.
[7] Although some jurisdictions such as Australia only apply the no-exit fee rule to variable rate mortgages
[8] Or accelerate their repayments – additional charges may be placed on these payments too, often beyond a floor.
[9] Dunn, D. (2019) Early repayment charges on mortgage. GoCompare.com. Available at: https://www.gocompare.com/mortgages/early-repayment-charges/ Retrieved 16 October 2019.
[10] Halifax Building Society (2019) Early repayment charges. Available at: https://www.halifax.co.uk/mortgages/mortgage-information/early-repayment-charges/ Retrieved 16 October 2019.
[11] Schaefer, H-B. and Wulf, A. J. (2018) The Price and Adverse Effects of Consumer Protection for the Protected. A Panel Study on Consumers’ Right to Early Repayment of Mortgage Loans in the EU-Member States January 26 2018. Available at: https://ssrn.com/abstract=3110766 or http://dx.doi.org/10.2139/ssrn.3110766 Retrieved 16 October 2019.
[12] Teplý, P. (2018) Prepayment Risk in Banking: Empirical Evidence from the Czech Republic. Available at: https://binst.hse.ru/data/2018/04/17/1150639891/HSE%20prepayment%20risk%202018_paper%20%20final%20P.Teply(1).pdf Retrieved 16 October 2019.
[13] Westpac Bank (2019) Break costs fact sheet. Available at: https://www.westpac.com.au/content/dam/public/wbc/documents/pdf/pb/WBC-things-you-should-know-about-break-costs.pdf Retrieved 16 October 2019.
[14] Ashton, N. and Ramsay, I., ibid.
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Julian Roche
MA (Oxon), MPhil, PhD
Chief Economist
Julian joined Cavendish Maxwell as Chief Economist in January 2019. Coming from an old real estate family in Ireland, his career as an economist began with a first-class honours degree in philosophy, politics and economics at the age of 19, following which Julian was an analyst with the UK Government. He later helped develop and launch the UK’s residential forecasting service with the firms that merged to become Global Insight. Julian subsequently developed derivatives in the City of London and established real estate futures contracts for what is now the International Commodity Exchange. He also ran a property development and management firm, before eventually serving as an international consultant and trainer to governments, central banks and notable firms including AXA, Citibank, DBS, Deloitte and Thomson Reuters.
Julian fills his work-free time with academic pursuits; he holds several postgraduate degrees, including a PhD in International Risk Management Policy, and also the Licensed Conveyancer qualification. Julian has published many business and academic texts and articles, and is also a keen walker – especially fond of the Scottish Highlands.