Croydon Housing Service Information Sheet 12
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- Derick Tobias Patrick
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1 Croydon Housing Service Information Sheet 12 Money Matters how to deal with debt Mortgage Arrears If you're struggling to pay your mortgage, you need to act quickly - even if the problems are only temporary. If you don't pay your mortgage, you could risk losing your home. But in many cases repossession can be stopped or delayed, even after a court order has been made. Contact your mortgage lenders as soon as possible. The mortgage lenders have procedures in place for tackling payment difficulties and they will try to help. You can also get free independent advice from the organisations overleaf. The sooner you seek advice the better. If you have already been threatened with repossession contact our office as soon as you can on Reducing monthly payments It may be possible to negotiate to reduce your monthly mortgage payments. Your options will depend on the type of mortgage you have, your payment history and whether your difficulties are likely to be long or short term. Your lender might agree to; reduce payment for a set period of time charge you interest only for a while, if you have got a repayment mortgage (you usually pay capital and interest). This option will only be available for customers who are not in mortgage arrears give you a payment holiday extend your mortgage term to reduce your payment. Increasing income If you have problems paying your mortgage, it may be possible to increase your income to make your mortgage more affordable. This may include renting a room or finding employment. Selling voluntarily You may decide to sell your home to pay off your mortgage arrears.
2 Handing back the keys Giving your keys to your lender is called voluntary repossession. It is not usually advisable and may increase your debts. Your lender may suggest this if you are unlikely to be able to pay off what you owe. However, it's not advisable to do this without getting independent advice first. If you do hand over the keys, your debt will probably increase and it will be more difficult to get a mortgage in the future. Before taking any actions, it is crucial you seek independent financial advice from one of the advice agencies overleaf. If you are already in arrears When you fall behind with your payments, your lender will suggest a way to pay off the arrears gradually alongside your usual payments. If you can not meet the extra payments, you may be able to delay them for a while or add to your mortgage. This depends on your payment track record. Always pay what you can Pay as much as you can manage every month. Keeping up regular payments even if they vary, shows that you are committed. Your lender is more likely to treat you sympathetically if you keep them informed of your change of circumstances. It is very important that you do not ignore any payment problems. Mortgages are priority debts which you should pay off first as your lender could repossess your home and sell it to get their money. Working out how much you can afford Your lender can help you work out how much you can afford, but you may prefer to do this yourself. A good starting point is to write down all your income and outgoings apart from the mortgage and then see what you have got left. Financial Assistance - Can I get financial help? Interest only payments If the mortgage was taken pre-october 1995, interest only payments will be made by the Benefits Agency if you are receiving income based benefits (Job seekers Allowance and Income Support): Nothing will be paid for the first 8 weeks of claiming benefits. 50% will be paid from the 9 th week 18 th week 100% will be paid from the 19 th week onwards If the mortgage is taken after October 1995, nothing will be paid for the first 39 weeks of claiming benefits: 100% will be paid from the 40 th week. Mortgage Interest Run On (paid by the benefit agency) Mortgage Interest Run On (MIRO) is an extra four weeks of money that you can get towards paying your mortgage or home loan interest if certain other benefits are stopping because you are returning to work, earning or working more hours.
3 Who is eligible for MIRO? You may be able to claim Mortgage Interest Run On if you or your partner have stopped getting income-based Job Seeker Allowance or Income support because one of you is doing one of the following: Returning to work Working more hours Earning more money And all the following apply: You have been claiming the benefits continuously for at least 26 weeks You expect the work to last for five weeks of more You have been entitled to help with your mortgage or home loan interest before your work started and you will still have to make these payments when you start work. How much do you get? You will usually get exactly the same amount as you get towards your mortgage or home loan interest. How is it paid? Payments for the additional four weeks mortgage interest will be paid direct to you instead of being paid direct to your mortgage lender. How do I apply? You do not need to make a written claim for Mortgage Interest Run On. Just let your benefits Office know as soon as you are starting work which is expected to last for five weeks or more. How to appeal If you are refused help with your mortgage interest, or the additional four weeks payment you can ask for the decision to be reviewed. If you are still unhappy with the outcome, you can appeal to an independent Unified Appeal Tribunal. Other Benefits that might increase your income It is worth checking if you are entitled to benefits such as Working Tax Credits, Child Tax Credits or Council Tax Benefit. They can make a real difference to your income and help with your mortgage payments. If you have lost your job or can not work because of illness If you have lost your job or you are too ill to work, check whether you have got mortgage protection insurance to cover your payments. The insurance payments may not start straight away. Please contact your insurance as soon as possible. If you took out your mortgage on or after October The Financial Services Authority (FSA) regulates most mortgages taken out from this date. Under FSA rules that lenders must treat you fairly and send you regular statements to keep you informed about your current arrears position. There are also rules covering what the lender must do if it intends to repossess your home. Mortgage shortfall after repossession If your lender repossesses your home, they will sell it to get their money back. But if it sells for less than you owe them, they may want you to pay back the rest of the debt (the mortgage shortfall). This is no longer a priority debt which means your lender can not claim any more of your possessions or assets. But they can try to recover the debt for a long time up to 12 years. The National Debtline Website gives advice about what to do if you are being asked to make up a mortgage shortfall.
4 Free Advice Agencies Citizens Advice Bureau Citizens Advice Bureaus provide free, confidential and independent advice from nearly 3,400 locations including bureaus in GP surgeries, hospitals, colleges, prisons and courts. Advice is available face-to-face and by telephone. Most bureaus offer home visits and some also provide advice. They can give advice to help people resolve their debt, benefits, housing, legal, discrimination, employment, immigration, consumer and other problems. Details of all Citizen Advice Bureaus and opening times can be found on their website at Below are details of Citizen Advice Bureaus in the Croydon area. Citizens Advice Bureau: Thornton Heath Strand House Zion Road Thornton Heath CR7 8RG Telephone: Citizens Advice Bureau: New Addington 1 Overbury Crescent New Addington CR0 0LR Telephone: Croydon Housing Aid Society 79 Park Lane Croydon CR0 1JG Telephone The National Debt Line The National Debt Line can give free information to people living in England and Wales. It also provides an information pack on dealing with debt. Website: Telephone: (service available Monday-Friday 9am 9pm, Saturday 9.30am 1pm) Consumer Credit Counselling Service Provides free confidential service to help achieve realistic solutions to debt problems, avoid bankruptcy and learn to handle money. Website: Telephone:
5 UK Insolvency Helpline The UK Insolvency Helpline is a free national telephone helpline for people with debt problems in England, Wales and Scotland. They give expert advice over the telephone and via and send callers in debt a self-help information pack free of charge. The service is free, confidential and independent. Opening Hours: Monday Friday: 9am - 9pm, Saturday: 9.30am - 1 pm, 24-hour freephone telephone: Website: Clear Start A free UK national consumer debt helpline set up to help people recover from serious debt. They offer advice on individual voluntary arrangements, debt management solutions and bankruptcy Freephone telephone: (9am 9pm 7 days a week) Website: Welfare Benefits Hotline A free national benefits hotline, set up to give advice on benefit entitlements. They are available from Monday 2pm 7pm, Wednesday 11am 2pm, Friday 9am 12noon. The Croydon Crunch website - Information and advice on how to manage your money, your mortgage, and work and unemployment. This service is available for Croydon residents only.
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