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;

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;