Have you ever had a client who was struggling to get a home loan because they didn’t have enough of a deposit saved? Or wanted to avoid paying Lenders Mortgage Insurance (LMI)?

Guarantor Loans could be an accessible option!

A Guarantor loan is where a family member ( usually a parent ) offers part of their property as security to help the borrower purchase a property. This can assist with;

✅Buying with little to no deposit

✅Avoid costly Lenders Mortgage Insurance premiums

✅Get their foot in the property market earlier

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Who can be a guarantor? Usually parents, but it can also be other family memebers or close assosciates with suitable security 

How does it work?

1. The Gurarantor offers a portion of their home’s equity as security

2. The Borrower’s loan amount is increased based on the extra security available. 

3. The Guarantor is not on the new loan ortiutle, but takes on a legal obligation to cover the guaranteed amount if the borrower defaults on their loan

Click below to watch the video and learn more;

We often see the standard lending policies for self-employed borrowers, can be a massive roadblock for residential lending. Not every client has two years of clean tax returns ready to go.

That’s where Non-Conforming Lenders come into play with their Low Doc / Alt Doc lending options.

These types of loans are designed for self-employed applicants who can demonstrate income using alternative options like:

✅ BAS statements

✅ Business bank statements

✅ Accountant’s declarations

Other benefits these lenders offer;

✅ Consolidation of Business Loans under a residential mortgage
✅ Consolidation of ATO debt under a residential mortgage
✅ Access to lower assessment rate buffers ( Greater servicing ability )

Recent Success Story:

We recently helped a self-employed client who’d only been trading for 18 months. She didn’t have two full financial years yet but had solid turnover. Using her BAS statements, we secured her an 80% LVR investment loan… with no headaches and a fast approval.

Click below to watch the video and learn more;

YOUR FIRST HOME BUYERS GUIDE

Crafted by your local Mortgage Brokers

1. Who is My Lending Specialist?
2. Thinking About Buying?
3. NSW Government Schemes
4. Ready To Buy
5. Buying Your Property
6. Lets Talk

WHO IS MY LENDING SPECIALIST?

Our team is dedicated to making the loan process simple, stress free, and transparent, ensuring you feel confident every step of the way.

Whether you’re purchasing your first home, refinancing, or investing, we take the time to find the right loan for you — so you can focus on what matters most, turning your dream home into a reality!

WHY USE A MORTGAGE BROKER?

• Access to More Loan Options – Unlike banks that only offer their own products, brokers have access to a wide range of lenders and loan products, ensuring you get the best deal.
• Save Time & Stress – Instead of comparing countless loan options yourself, your broker does the hard work, finding and securing the right loan for your situation.
• Expert Advice & Guidance – A broker explains complex loan terms, helps you understand repayment options, and ensures you’re making informed decisions.
• Better Interest Rates & Terms – Brokers negotiate on your behalf to secure lower interest rates and better loan features, potentially saving you thousands over the life of your loan.
• Help with the Application Process – From pre-approval to settlement, a broker handles the paperwork and ensures everything runs smoothly.
• Support Beyond Settlement – Your mortgage broker remains a point of contact for future refinancing, loan reviews, or additional property purchases.

At My Lending Specialist, we simplify the home loan process, ensuring you find the best mortgage solution without the hassle.

THINKING ABOUT BUYING?

Buying Your First Home? Let’s Make It Happen!

Buying your first home is an exciting milestone, but it can also feel overwhelming. That’s why we’ve created this comprehensive guide—to simplify the process and help you take confident steps toward homeownership.

What to Consider Before You Buy

• Your Budget & Borrowing Power
• Deposit & Upfront Costs – Learn about savings requirements, lenders mortgage insurance (LMI), and other costs like stamp duty.
• Government Grants & Incentives – Discover if you qualify for First Home Owner Grants, stamp duty concessions, or deposit schemes.
• The Market & Loan Types
• Pre-Approval & Next Steps

NSW GOVERNMENT SCHEMES

First-home buyers in New South Wales (NSW) have access to several government programs to make purchasing a home more achievable.
Below we have included a brief overview:

• One-off, tax-free grant of $10,000 for eligible first home buyers.
• Applies to new homes valued up to $600,000 or house and land packages up to $750,000.

• Full stamp duty exemption for homes under$800,000 and vacant land under $350,000.
• Concessional stamp duty rates for homes up to $1,000,000 and land up to $450,000.

• Allows first-home buyers to purchase with a deposit as low as 5%. This is for homes under $750k.
• Government guarantees up to 15% of the property value, eliminating the need for Lenders Mortgage Insurance (LMI).
• Includes targeted programs for regional buyers and single parents.

These initiatives aim to reduce costs and financial barriers, making homeownership more accessible for first-home buyers in NSW.

READY TO BUY

You’ve done the groundwork, and now it’s time to take the next step toward homeownership. Being prepared at this stage will help you buy with confidence and avoid unexpected surprises.

What to Do Before Buying:

BUYING YOUR PROPERTY

Making an Offer
If you’re buying through auction, you’ll need to register as a bidder and have your deposit ready. If you place the winning bid, contracts are signed, and a deposit is paid on the same day.

For a private sale, you’ll negotiate the price with the seller, usually through the real estate agent. Once an agreement is reached, contracts are signed, and a deposit is paid, typically within a few days.

Finalising Your Finances
After your offer is accepted, the next step is securing final loan approval. Your lender will complete a property valuation, and we’ll guide you through the final paperwork to ensure everything is in place before settlement.

Getting Ready for Settlement
The period between signing the contract and settlement is your chance to finalise all details. During this time, you should:

• Confirm settlement arrangements with your solicitor.
• Organise a final property inspection to ensure everything is as agreed.
• Set up home insurance and utility connections before moving in.

Settlement Day
On settlement day, legal and financial representative complete the transfer of ownership, and once everything is finalised, you’ll receive the keys to your new home. You’re Officially a Homeowner!

NEED EXPERT GUIDANCE?
LET’S TALK!

At My Lending Specialist, our team of local experts is dedicated to making the home-buying process simple, stress-free, and tailored to you. Whether you need help navigating government grants, loan pre-approvals, or understanding your borrowing power, we’ll provide the support and advice you need to make informed decisions.

• Free Service – Did you know there is no cost to use a mortgage broker? We get paid directly by the lender!
• Personalised Loan Advice – We take the time to understand your situation and match you with the right lender.
• Access to over 50 lenders – We work with multiple lenders to find the best rates and terms for you.
• Guidance on Government Grants & Schemes – Maximise your savings and take advantage of available incentives.
• Stress-Free Application Process – We handle the paperwork, so you can focus on finding your dream home.

DANYELLE FRANK & DAMIEN AGOSTINI

We’d love to hear from you! Whether you have questions or need
assistance, we’re here to help.

If you would like a printed version of this guide or would like to share this with someone looking to get into the property market, please click the link below for a pdf version.

    First Home Buyers Guide

Ever had a client miss out on their next home because they hadn’t sold yet? Let’s break down how bridging loans can solve that problem — and when they actually work.

A bridging loan allows your client to purchase a new property before selling their existing one. It gives them flexibility, removes pressure to sell quickly, and is especially useful for those clients with restricted borrowing capacities.

It’s not as risky or confusing as many people think — when structured properly, it can be a game changer.

Here’s how brief overview on how Bridging Finance works:

1. Buy First, Sell Later

• Your client gains preapproval for the Bridging Finance
• Client than secures their new home now
• Then has 6–12 months to sell their existing property
• Ideal for upgraders, downsizers, relocators

2. During the Bridging Period

• Some lenders offer interest-only repayments during the bridging term
• Some lenders will only charge repayments based on the ‘end debt’
• Provides lower repayments while the client manages both properties

3. “End Debt” Calculated Up Front

• The loan is assessed based on the final loan amount after the sale
• Clients must show they can service the ongoing debt post-sale

4. Strong Equity Is Key

·         Bridging works best when there’s solid equity in the existing home

·         We’ll do the maths and structure the deal to protect cashflow and reduce risk

✅ Success Story – Bridging Saves the Deal

A real estate agent referred a couple who had found their dream acreage property — but hadn’t yet listed their home. They had over $400K in equity, so we arranged a bridging loan with interest-only repayments, giving them time to sell without stress. They listed two weeks later, sold in eight — and walked into their new home without needing to rent in between or take a rushed offer.

Click below to watch the video and learn more;

Over the past few months, I’ve had more conversations about ATO debt than I’ve had in the past year.

Why? Because from 1 July, interest charges on tax debt – like the 11.17% General Interest Charge – will no longer be tax-deductible. That “small” change is creating a big shift in client behaviour.

For many business owners, tax debt has always been a manageable challenge because of the ability to claim interest as a deduction. With that safety net about to disappear, the cost of doing nothing is about to get a lot higher.

I recently spoke to Loan Market Group and Mortgage Professional Australia about the sharp increase we’re seeing in funding demand directly linked to ATO debt. The urgency is real and it’s building.

Read the short article here: 📈 Article: https://www.mpamag.com/au/specialty/sme/business-lending-enquiries-climb-amid-ato-debt-rule-changes/540429

If you have a business owner sitting on ATO debt, now is the time to act. Refinancing or consolidating could help them avoid what might become a much more expensive liability in the new financial year.

Feel free to reach out if you’d like to chat through options.

Ever had a client who gave up on buying because they didn’t have a 20% deposit…or couldn’t afford the LMI bill? Let’s clarify what that actually means.

Lenders Mortgage Insurance (LMI) is an insurance policy that the borrower pays when they have less than a 20% deposit. It protects the lender, not the borrower — and it can cost tens of thousands of dollars, depending on the loan size and deposit.

There are a few ways we can avoid paying lenders mortgages insurance, the most common are below;

1. First Home Guarantee – Not Just for First-Time Buyers

• 5% deposit required
• NO LMI
• Government-backed (NHFIC)
• Clients who haven’t owned property in the last 10 years are eligible again.

2. Single Parent Guarantee – 2% Deposit, No LMI

• Available to single parents and single legal guardians
• Just a 2% deposit required
• NO LMI

3. Professional LMI Waivers – Who’s Included? Many banks offer LMI waivers up to 90–95% LVR for select professionals.

Some of the eligible occupations include (varies by lender):

• Medical: Doctors, Dentists, Pharmacists, Optometrists, Vets
• Legal: Solicitors, Barristers, Judges, Lawyers
• Finance: Accountants, Financial Analysts
• Engineering: Engineers, Architects, Surveyors
• Allied Health: Physiotherapists, Chiropractors, Speech Pathologists
• Certain Executives and Company Directors (case-by-case)

4. Pepper Money’s New Policy – 90% No LMI

Pepper has just rolled out a 90% LVR loan with no LMI for most borrowers — a solid solution for people with good income and clean credit who might not tick every “bank” box.

Click below to watch the video and learn more;

At My Lending Specialist, we’re always looking for ways to add value to our client’s and business partners. That’s why I’m launching a fortnightly email update tailored specifically for clients and professionals like you — accountants, solicitors, conveyancers, financial planners, and real estate agents.

The Fortnightly editions will include some of the following:

✅ Unique Lending Policies – Insider insights into lender policies that could benefit your clients.
✅ Case Studies – Real-life scenarios where we’ve helped secure finance in complex situations.
✅ Market Updates & Trends – Quick, relevant lending updates to keep you informed.
✅ Tips to Help Your Clients – Practical advice that could make a difference in their borrowing journey.

This is designed to be a short, high-value read, ensuring you’re equipped with the latest lending knowledge without taking up too much of your time.

Click below to watch the video and learn more;

As the end of financial year approaches, now is the time to take stock of your finances, including your home loan. Whether you own your home or an investment property, this is the ideal time to assess your financial position, review your loan structure, and make sure your current mortgage is still fit for purpose. 

Rates shift, life changes, and alternative loan products emerge. What suited you years ago might no longer. Reviewing your loan every two to three years is crucial for maintaining good financial health. Below is some general guidance, along with helpful links, to steer you through what to check this end of financial year.  

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Home loan health check: For all mortgage holders

Many borrowers lock in a loan and forget about it – but letting your home loan sit untouched for years could quietly erode your financial position. As part of your EOFY reset, ask yourself: 

1. Do I still need the features I’m paying for?
   Offset accounts, redraws, cheque access – are you using them, or just paying for them? 
2. Has my financial situation changed?
   Income, expenses, employment, family size – life moves fast. Your loan should reflect your current life, not a former one.
3. When was my last property valuation?
   Rising property values may have unlocked equity you’re not using – equity that could fund renovations, reduce debt, or improve cash flow. 
4. Am I satisfied with my lender’s service?
   Delays, indifference, or poor communication are red flags. If your lender treats your business as a burden rather than a priority, it’s time to look elsewhere. 
5. Am I paying unnecessary fees or restricted from making extra repayments?
   Redraw fees, account-keeping charges, and limits on extra repayments can add up or hold you back. Check if your loan offers flexibility without the hidden costs. 

If you’re unsure how to answer these questions, or if the answers aren’t giving you confidence, it’s a clear sign to speak to a broker. I can review your current loan, compare rates and features across lenders, and help ensure you’re in a product that aligns with your financial needs and goals. 

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EOFY checklist for property investors

If you also hold investment property, you should go a step further and prepare your portfolio for tax time. Here’s a quick EOFY checklist to help keep you on track.

1. Maximise your tax deductions

The Australian Taxation Office’s 2025 Tax Time toolkit for investors has a wealth of information about what tax deductions you can and can’t claim for your property investment.

Examples include:

• Interest on loans. You can claim interest paid on the amount borrowed, or a portion of it, that relates to earning assessable income.
• Borrowing expenses. These can include loan establishment fees, lender’s mortgage insurance, title search fees, costs for preparing and filing mortgage documents, and mortgage broker fees, among others.
• Repairs and maintenance. If you’ve replaced a worn-out fence or re-oiled the deck this financial year, you will most likely be able to claim it. Improvements and renovations are treated differently by the ATO.
• Body corporate fees and charges. You may be able to claim a deduction for body corporate fees and charges. Administration fees are usually deductable straight away, but capital works levies must be depreciated over several years once completed.
• Property management costs. Fees paid to a property manager for overseeing your investment can be claimed as deductions.

2. Document your rental income and expenses

Your tax accountant will need details about your rental income and expenses to process your tax, so make sure you have these ready by the end of the financial year.

Hopefully you’ve moved away from a shoebox of faded receipts to an online platform that allows you to store and manage your records effectively. There are all sorts of record-keeping tools out there that make it easier for property investors to keep records safe in one place.

3. Consider pre-paying expenses

If you’re expecting to be in a higher tax bracket this year compared to next, it might be worth pre-paying your investment property expenses like insurance or loan interest before June 30. That way, the tax deductions will fall in the current financial year.

You can find the 2024-25 tax brackets on the ATO website.

4. Ditch bad debts

If your tenants haven’t paid their rent, you may be able to write it off as a bad debt. This can reduce your taxable income, so it’s worth speaking to your accountant about it.

5. Plan for Capital Gains Tax (CGT)

Sold an investment property this financial year? You’ll need to plan for the Capital Gains Tax (CGT) liability.

Keep in mind that if you’ve held the asset for longer than 12 months, you may be entitled to the 50% CGT discount.

6. Don’t forget depreciation deductions

You can claim a deduction in value of depreciating assets, for example a dishwasher in your rental property.

If you haven’t already done so, get a quantity surveyor to prepare a depreciation schedule report for your investment property. This will outline the available deductions for the depreciation of the building and its fixtures and fittings. It’s another great way to save on tax.

7. Review your property’s performance and plan ahead

How did your property perform over the past 12 months? What was the rental income compared to previous years? What were the occupancy rates and maintenance costs comparatively?

If you have multiple investment properties, this may help you weed out the high-performing investments and draw your attention to those that need restructuring or further review.

Next, consider what your goals are moving forward? Maybe you want to get a second investment property, or renovate your current one to boost its rental return? If so, talk to us about your finance options.

8. Get an investment loan health check

With two cash rate cuts so far this year and a lot of interest rate movement, it’s a good time to get an investment loan health check.

The information discussed in this article is general in nature and you should always seek professional advice in relation to your individual tax circumstances. I can assist with your finance options. If you’d like help reviewing your current loan or lining up finance for a future purchase, I’m just a call away. Reach out to discuss your options and make the most of the new financial year. 

When it comes to taking out a home loan, all the options can be overwhelming. Should you go with a Big Four bank or a lender that’s less known? Is it best to choose a variable home loan or a fixed-rate loan in today’s lending environment?

With so many questions to ponder, it’s little wonder why more Australians than ever are choosing to use a mortgage broker.

The mortgage broker market share hit a record high of 76 per cent in the December quarter. That’s right – three in four borrowers now use a mortgage broker to help them navigate the home loan application and approval process.

Here are some compelling reasons why Aussies are placing their trust in the expertise of their brokers, rather than going direct to a lender.

Maximise your borrowing power

Different lenders have different lending criteria, so the amount one bank will lend you may vary considerably compared to a competitor. Mortgage brokers understand the nuances between lenders and their home loan products.

If you want to maximise your borrowing power or you have a complex financial situation (for example, you’re self-employed), a mortgage broker can help get you over the line with finance.

Options that work for you

Mortgage brokers work with a wide range of lenders, giving you access to many different home loan products. A broker will take the time to understand your specific financial situation and goals, then recommend a home loan that suits your needs.

A bank, on the other hand, is solely interested in getting your business.

Access to special offers

Some lenders offer special home loans or products based on your profession. If you’re a teacher or a doctor or you’re self-employed, for example, your broker could line you up with a lender that may have special offers for you.

Brokers may also be able to negotiate a more competitive interest rate or loan terms on your behalf. However, if you went direct to the bank yourself, you’d be the one doing the negotiating.

Brokers have your back

A broker is bound by a Best Interests Duty, meaning they are legally obliged to put your interests first. That means providing home loan options that are based on your unique circumstances and goals.

Someone to do the legwork for you

For many borrowers, having someone to walk them through the pre-approval and home loan application process is invaluable. Your broker will take care of the paperwork and optimise your chances of a successful home loan application.

A mortgage broker can also answer questions at any point in the home loan journey – whether you’re curious to know what your borrowing capacity is, or you want to evaluate your home loan 12 months after settlement.

Ready to chat about your finance needs?

For most people, buying a property is the biggest financial decision of their life. You want to get it right.

Using a mortgage broker makes the process smoother and more efficient, while also potentially saving you time and money.

To explore your borrowing capacity, organise pre-approval or to review your current home loan, get in touch today and discover why three in four Aussies use a broker.

If you’re looking to buy a property, it’s important to remember that your gambling habits could be taken into account when you apply for a home loan.

Your lender will look at any track record of gambling when assessing your financial situation and ability to repay the mortgage.

Not only could gambling jeopardise your chances of being approved for a loan, but it could also impact your ability to refinance down the track.

Understanding the process

When you apply for a home loan, your lender will do an affordability assessment. As part of this, they’ll assess your income (from all sources) against your outgoings (your regular expenses). They’ll also likely check your credit score.

If a lender sees evidence of regular gambling transactions as part of your expenses, it may be a red flag. They’ll look at how much money you’re gambling, how frequently you’re betting and what type of gambling you’re participating in.

If it’s a small amount you’re gambling relatively infrequently for leisure, it probably won’t raise any alarm bells with the lender. The occasional Powerball ticket, for example, will be considered harmless. However, if it’s an ongoing habit that’s getting out of control, it could limit your ability to secure finance.

How to turn things around

There are steps you can take to try to maximise your chances of getting approved for a home loan if you do have a history of gambling.

• Domino your debts: Paying off your debts – whether it be credit card debt, car loan or personal loans – is a good place to start, as it shows you are able to manage your finances effectively.
• Budget and save: A strong track record of saving will go down well with lenders. Keep putting money aside regularly and grow your savings nest egg.
• Boost your credit score: You can access your credit score and credit report for free every few months. If you notice any errors in the report, contact the credit provider. The government’s moneysmart website offers tips on how to improve your credit score, such as lowering your credit card limit, paying your utility bills on time and keeping on top of credit card repayments.
• Stop gambling: If you think your gambling may jeopardise your home loan application, try to reduce or quit gambling.

Seeking help

There are many resources available to help you tackle a gambling addiction. GambleAware offers tools and support for those who are looking to stop gambling. The site includes a gambling assessment to see how the habit may be impacting your life, as well as research and links to gambling support groups.

You can also get immediate support from Gambling Help Online on 1800 858 858. It’s free and confidential. Other options can be found on the Health Direct website.

Like to talk through your finance options?

If you’d like to know more about how your gambling habit may affect your home loan application, we’re here to answer your questions.

Talk to us confidentially about your financial situation and we’ll help you work towards getting the finance you need.