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First thing is don't borrow any more money from pay day lneedrs. I know their industry very well and there is only one thing you can do and that is talk to them. Lenders including pay day lneedrs are bound by both state credit codes and the uniform credit code this means that they must follow strict guidelines on how they do business and collect money(this falls under govt acts) so don't assume that they are not answerable to anyone. In NSW there is actually a cap on the amount of interest they can charge you per annum. If you were in this situation when they lent to you then they shouldn't have (unless you weren't completely truthful on your application). Sometimes we are victims of circumstance and can get into trouble as you are (you are not alone). They can ask you for money but cannot make unreasonable demands or discuss your debt with anyone other than yourself. They also cannot refuse a payment you attempt to make even if it is not the amount they had hoped for.Make a repayment plan that is very small (so you are making an effort to pay) and explain that you first need to organise accomodation and maybe employment (you didn't say if you had a job or not). If you feel you are being harassed by them contact the dept of fair trading as there are definate rules as to when you can be contacted , how, and how often they may approach you for funds. DO NOT let yourself be bullied but DO be honest , reliable and don't committ to a repayment plan that you know you cannot afford as thay are not allowed to force you to accept an unaffordable agreement. If they are trying to direct debit the funds from your account and you have no money you DO have the right to advise them in writing to stop as the funds aren't available (this will stop your bank account going into debit and causing unecessary fees). If they do not stop take a copy of your letter to your bank and advise them you have requested the lender in wirting not to debit your account. Your bank will then make this stop. Stay in contact with the lender and if you make regular repayments (even if it is a small amount) you will prove that your situation is genuine and your are making every attempt to rectify the situation. In these circumstances you can feel like there is no light at the end of the tunnel but trust me there is. The more you hide from them the harder it will be to solve. Beware of people offering you quick fixes as they will fix quick but leave a bitter taste in your mouth for years to come. It's not worth it. You are better off trying to pay the money back than trying to avoid them.
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13/08/2013 23:49:03
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The land is an asset that has value, no different than if a house were on it. A ldneer will lend you a percentage of that value, and you make monthly payments just like any other loan. On vacant land, you can sometimes borrow up to 90% of the value if you are building a house on it. If you weren't trying to build a house on it, which would be cashing out the equity , they would lend you a smaller percentage, probably not more than 75% of the value. This is called loan to value percentage, or LTV, and is the max that a particular ldneer will lend to you. Remember, LTV is based on the value, not on your equity, but it's a net figure which includes all other loans, too.As for equity, equity is the value of the asset (your land) minus any debt on it. In your case, your equity in the land is the full value because you have no debt. But a ldneer will usually only lend you a pecentage of that value. Another example: your land is worth $50,000 and you have a loan on it with a $20,000 balance. Your equity is $30,000. A 90% LTV loan would net you $25,000. (90% of $50,000 = $45,000, minus the $20,000 that you already owe.) They would either payoff the $30,000 loan and roll it into the $45,000 loan, or leave the $20,000 there, and lend you the difference up to their max LTV. Either way, you walk with $25,000. Never multiply LTV times equity. That's not the way it's done. It's LTV x value = max loan amount (minus what you already owe).Bottom line is that it's probably a good idea to mortgage the land to build the house, because you can deduct the mortgage interest. Any cash you have is better off in the bank than in the land or the house. The land will appreciate in value whether there's a mortgage on it or not.
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