Case Study 2 Exam Questions Flashcards
State the additional information you would require in order to advise Sanjeev and Maya on the purchase of their new home.
When will Sanjeev’s training period end?
Do they have any debt and would they like to pay that off before
taking out mortgage?
Confirmation target deposit is sufficient required?
Whether it is feasible to have this saved in the next 3 years?
ATR/ capacity for loss in relation to this objective?
Willingness to maximise Lifetime ISAs for tax efficiency?
Willingness to use other assets?
What other house buying costs do they need to budget for?
Parental help?
Affordability?
How much emergency fund do they need first?
What type of mortgage do they intend to take out (repayment or
interest only)?
And over what term?
Willingness to protect mortgage repayments on illness / death?
State the additional information a financial adviser would require in order to advise Sanjeev and Maya on identifying a suitable level of emergency fund.
Current expenditure/planned expenditure/any surplus income?
Estimated costs of buying a property.
Assets earmarked buying a property
National Insurance (NI) records for State Benefits.
Do they have any debts?
Any inheritances due?
Current state of health/any healthcare needs?
Job security/potential for promotion?
Priority of objectives (e.g. protection/retirement)?
State the factors you would take into account when advising Sanjeev and Maya on building up a suitable deposit for their property purchase.
Size of deposit required / loan to value
When required
Tax status
Affordability
Emergency fund required
Existing liabilities
Attitude to risk
Family assistance
Explain to Sanjeev and Maya why they might not have to pay as much Stamp Duty Land Tax on their new home as they are first time buyers and what costs they may need to budget for on top of their deposit.
First time buyer stamp duty land tax relief is available
0% for properties under £425,000 where the property is valued up to
£500,000
£425,000 to £625,000 charged at 5%
Solicitors fees
Search fees
Removals
Furnishing / improving the new home
Explain to Sanjeev and Maya the key features of a Lifetime ISA.
Can be used to save for first home or later life
Must be 18 or over to open, but under 40
Can invest up to £4,000 a year until age 50
Government will add 25% bonus, up to £1,000 per year
£4,000 counts towards £20,000 limit
Cash, Stocks and Shares or both
No contributions or bonus after 50, but interest / investment growth
accrues
Funds can be withdrawn with no penalty to buy first home, age 60 or
over or terminally ill with less than 12 months to live
Withdrawal charge if funds taken out for any other reason
Explain to Sanjeev and Maya the conditions that apply to buying their first home with a Lifetime ISA.
Property must cost £450,000 or less
Bought at least 12 months after open Lifetime ISA
ISA provider will pay funds to solicitor
Must be buying with mortgage
Identify the key benefits for Sanjeev and Maya of using a Lifetime ISA to save for their house deposit.
Income / gains are tax free
Can invest up to £4,000 per annum
Both eligible for bonus as under 50
Wide choice of investment funds / cash
Government bonus of 25% / up to £1,000 per annum
Bonus paid monthly in arrears
Potential for growth
No penalty for access if used to purchase first home
Liquid – can access at any time (although lose government bonus)
If not used for house deposit, can provide pension benefits at age 60
As married, benefit from APS on death of Sanjeev and Maya
(maintains tax efficiency)
Bonus can then be used for deposit when exchange contracts
Identify the potential drawbacks of Sanjeev and Maya using a Lifetime ISA to save for their house deposit.
Limited contribution of £4,000 per annum
Penalty on withdrawal for reason other than house purchase /
retirement
Must hold for one year to obtain bonus
Restricted use
Property price must not exceed £450,000
Charges
Limited number of providers
Additional admin – may need to set up other vehicles as well
State 5 benefits of Sanjeev and Maya taking out a repayment mortgage rather than an interest only mortgage on their new property.
NB While the case study looks like questions are likely to be focused around saving for a deposit and potential use of a Lifetime ISA, we could also be asked about mortgage types and mortgage protection, so we’ve included questions on these too so you’re fully prepared.
Cheaper, pay less interest over term, no cost for investment products
Level of debt / interest rate risk reduces over time
No investment risk / market timing issues/ shortfall risks
Peace of mind
Few interest only mortgages on the market/easier to remortgage
State 5 advantages and 5 disadvantages of Sanjeev and Maya taking out an interest-only mortgage, rather than a repayment mortgage.
Advantages
Potential growth on investments
Reduced outgoings to lender / more disposable income
May repay early
Can access investments if needed
Tax efficient investments available / matches high ATR
Disadvantages
Investment risk / increased total interest costs / interest rate risk
Shortfall risk / no guarantee of repayment
Temptation to withdraw funds
Needs advice / monitoring / fees and charges
Limited choice of lenders / harder to remortgage
State the key differences between a personal income protection insurance policy and a mortgage payment protection insurance policy for Sanjeev and Maya.
IP can pay an income up to retirement, MPPI maximum pay-out typically 2 years
IP benefit linked to salary, MPPI typically linked to mortgage costs (although may be linked to salary or a fixed amount)
IP covers accident and sickness, MPPI covers accident, sickness and unemployment
IP deferred period 4 – 104 weeks, MPPI 30 – 180 days
IP may pay out multiple claims, MPPI typically won’t renew after a
claim, or, if it does, premium may be very expensive
IP greater underwriting, MPPI limited underwriting
IP expensive, MPPI relatively cheap
Recommend and justify the actions you would take in relation to Sanjeev and Maya’s financial aim of buying their new home.
Earmark sufficient funds for emergency fund
Determine exactly when deposit will be required and how much is needed
And any additional costs associated with house purchase
Current cash flow analysis
If affordability allows, maximise Lifetime ISA contributions to £4,000 in this tax year and until desire deposit achieved
Funds invested will benefit from tax-free income
And Government bonus
Boosting amount available for deposit
Cash Lifetime ISA appropriate
To ensure funds are available at the right time and without a loss
Any other available funds into pension for Maya
To benefit from tax relief
And boost income in retirement
Repay debt (if any)
To reduce their costs / increase disposable income
Make them more attractive borrowers to a mortgage lender
Avoid getting into any further debt
To improve their credit score by the time they come to take out their
mortgage
Recommend and justify the actions you would take to arrange for adequate protection to be in place for Sanjeev and Maya’s new mortgage.
Again, the case study does seem focused more on the deposit, but there will be a need for mortgage protection hence covering this off here.
JL1E decreasing term assurance with CIC (if repayment)
JL1E level term assurance with CIC (if interest only)
To protect the mortgage in the event of death / critical illness
In the most cost effective way
Sum assured to match property value
To cover full mortgage
Term to match length of mortgage
To cover full term
Mortgage payment protection insurance
To protect monthly repayments in the event of Sanjeev and Maya
being unable to work through illness
Benefit equal to monthly mortgage repayments
To cover full amount
Term to match length of mortgage
Alternatively, if affordability allows
Income protection insurance
To cover mortgage and household expenses / standard of living
Maximum benefit (50-65% salary)
Paid tax-free
Term to expected retirement / mortgage term
Own occupation
To provide widest cover
Deferred period to match any sickness cover provided by employer
To keep costs down
Indexation
To keep pace with inflation
Guaranteed premiums
To ensure affordability
Permanent cover
Cannot be cancelled by insurer providing premiums are paid
Identify what should be covered in a review relating to Sanjeev and Maya’s financial aim of purchasing their property.
Amount saved
Suitability of savings accounts bearing in mind their objectives
Whether they have stayed out of debt
Whether they can afford mortgage repayments
Whether they can afford mortgage protection
Changes in housing market
Changes in tax/legislation
Identify the factors that should be taken into account at future reviews for the couple’s mortgage protection cover.
Affordability
Current level of mortgage repayments
Changes in need for income / capital
Current interest rates competitive
Redemption penalties
Change in employment status
Change in State benefits
Change in date at which mortgage will be repaid
New products/legislation/tax/economic conditions etc.
What additional information would you require to advise Maya on the affordability of making pension contributions?
Income and expenditure?
Essential and discretionary expenditure?
Willing to carry out cash flow analysis?
Willing to use a Lifetime ISA to benefit from government bonus?
Willing to use a Lifetime ISA and redirect excess savings to meet
protection / retirement needs?
Is Maya willing to opt in to her workplace pension?
And make regular contributions if affordability allows?
Affordability of contributions based on cash flow analysis
Fund choices available under workplace pension?
Capacity for loss?
Pension fund charges?
The extent to which she’d be prepared to rely on their other assets?
Would she nominate Sanjeev as beneficiary of death benefits?
What would she like to happen after first / second death?
Outline to Sanjeev and Maya why it might be difficult for Maya to afford pension contributions based on their current circumstances.
Sanjeev’s salary is significantly lower than it will be when he qualifies
They are saving for a house deposit
£500 each a month is a large sum
May be unexpected costs
Loss of employment/long-term illness/change in family situation/
lack of financial protection
Stated they expect affordability will be an issue
Explain to Maya how she can go about opting in to her employer’s workplace pension scheme and any restrictions that might apply.
She can request to re-join the scheme
The request must be in writing, e.g. letter or an email
The request must signed by the employee submitting it / personally emailed by the employee.
If Maya has previously opted out in the last 12 months, the employer is not required to opt her back in
If she opted out more than 12 months ago, her employer is required to opt her back in
Her employee’s enrolment status will be assessed, based on her age and earnings at the time of their request.
If Maya takes no action, her employer will automatically re-enrol her 3 years after she initially opted out