Bank of Ireland increase differential on tracker rates

Bank of Ireland increase differential on tracker rates

10:32 AM, 28th February 2013, About 12 years ago 1862

Text Size

The story of the Bank of Ireland decision to increase to the differential (interest rate margin) on  tracker mortgages started on this forum when a professional landlord contacted Property118 within minutes of a letter from Bank of Ireland landing on his door mat. What ensued was outrage from landlords and affected residential mortgage borrowers. The story was quickly picked up by the National Media as it wasn’t just the 13,500 affected borrowers who were worried.

Will this set a precedent for other mortgage lenders to follow?

Property118 reacted by using funds donated to The GOOD Landlords Campaign to underwrite the cost of a barristers opinion on the legality of the Bank of Ireland’s actions. The remainder of this thread,one of the most read and most commented threads of all time on Property118, continues to tell the story as it unfolds.

If you want to skip the story and cut to the chase simply CLICK HERE

Of the 13,500 affected borrowers, 1,200 have had the decision reversed by Bank of Ireland. With additional support and pressure we believe all affected borrowers can and will see justice done.

___________________________________________

Lee, a professional Landlord asks, “help! I have just received a letter from the Bank of Ireland stating they want to increase the differential on my tracker rates.

I have 12 mortgages with the Bank of Ireland previously Bristol and West. I have been on a base rate tracker of 1.75% above base, but now Bank of Ireland are using some fine print claiming they have to recapitalise and saying the ‘new differential will be 4.49%.

How can I fight back?”

The original policy wording seems to be:

6 INTEREST

Charging interest at a tracker rate

(j) Unless we change the differential (if any) under condition 6 (n), we will not change the tracker rate unless the base rate changes.

(m) in condition 6 (n):
– a “positive differential” means a percentage which we add to the base rate to arrive at the tracker rate; and a “negative differential” means a percentage which we subtract from the base rate to arrive at the tracker rate.

(n) We may reduce a positive differential or increase a negative differential at our discretion by giving you not less than seven days written notice. This means that we can change the differential in a way that is favourable to you.

The above seems to indicate that they can reduce the rate in my favour, but not give them the right to increase it. Am I correct?


Share This Article


Comments

ian

Become a Member

If you login or become a member you can view this members profile, comments, posts and send them messages!

Sign Up

13:21 PM, 12th April 2013, About 12 years ago

Justin selig- I,am unable to meet your criterer As i dont have a current valid passport & all my corresspondence goe,s to parrent address because i live in a flat & post has gone missing in the past as its a communial letter box so i have no utility bills to prove address, i emailed you asking if it would be possible to for you to forward me a letter to send myself .
Many Regards Ian

ps sorry to use this forum for contact.

Become a Member

If you login or become a member you can view this members profile, comments, posts and send them messages!

Sign Up

13:54 PM, 12th April 2013, About 12 years ago

Justin a slight anomaly. I would like to join and contribute towards any proposed court action , however the £100 contribution is being initially used to fund written letters direct to the BOI in an attempt to get them to reconsider. Any court action will necessitate further funds for sure. I have written a detailed leter to the BOI myself and feel all the necessary points of concern have been raised by myself. Further letters by the law department solicitors , in this respect only , would be a duplication.

Surely it makes sense to pass on councils advice so that anyone interested in solely court action and not duplicated letter writing , can be part of the concern.

Become a Member

If you login or become a member you can view this members profile, comments, posts and send them messages!

Sign Up

14:13 PM, 12th April 2013, About 12 years ago

@Anthony Walker

I'm in a similar situation. I've a Residential Product and will happily contribute to a class action if deemed necessary. I've not had a reply to my letter yet, and had already explained that based on the 2004 marketing I'd expected the Term rate to actually be for the Term.

What was proposed was seeking clarification of this

On 06/04/13 at 00:37Justin wrote "it is our opinion that we should now write to the Bank of Ireland on behalf of all the borrowers to obtain an initial response to their comment that “if any borrower believed that the differential was for the life or lifetime of the product then they would be excluded from the increase”.

Has this letter been written yet? Or is this letter only being sent for the £120 per person??

Thanks

Justin Selig - solicitor

Become a Member

If you login or become a member you can view this members profile, comments, posts and send them messages!

Sign Up

14:22 PM, 12th April 2013, About 12 years ago

In response to both Gary and Anthony's earlier comments, firstly we are not looking to duplicate anything anyone has previously done and secondly the £120 will not be solely to write to the bank - it is also to fund the Counsel's opinion.

The letter we write will to the bank will be based on the opinion we receive from Counsel. We would not look to duplicate our charges so if we write a standard letter on behalf of everyone who instructs us the cost will be split between everyone rather than charging people individually for the same letter. The more people that sign up the cheaper everything will be.

Become a Member

If you login or become a member you can view this members profile, comments, posts and send them messages!

Sign Up

14:56 PM, 12th April 2013, About 12 years ago

Thank you Justin for your latest. So is it possible to participate in any proposed court action at a later stage , having not been part of the initial £ 120 contributors?

I suspect there will be many people like me that would like to contribute financially towards a court case , but only if a court case is proceeding to full court decision.

While I can see your point about not making counsels advice freely available , any subsequent decision at a court would be binding on the BOI as a whole and not just the people who were listed in any court action.

I will be supportive of a class action but only if there is one.

Mark Alexander - Founder of Property118

Become a Member

If you login or become a member you can view this members profile, comments, posts and send them messages!

Sign Up

15:16 PM, 12th April 2013, About 12 years ago

@Anthony Walker - I understand where you are coming from and I suspected that we might have this situation. That's why I agreed to underwrite the entire cost of the barristers opinion to get things started and I'm not even an affected borrower!

For matters to progress it is incredibly important that as many affected borrowers as possible chip into the pot and instruct Justin. If they don't, everybody is on their own and I can kiss goodbye to the money I've given to Justin which he is holding on his clients account to underwrite the cost of the barristers opinion. I was really hoping to recoup that!

A Class action isn't just about building a fund for a Court Case. There is a lot of work to be done before that stage and it is quite possible that Justin might be able to negotiate a settlement for his clients without going to Court. BoI might well insist upon a gagging clause if that's the case and where will that leave you if you are not one of the clients Justin has been instructed to act for?

Fed Up Landlord

Become a Member

If you login or become a member you can view this members profile, comments, posts and send them messages!

Sign Up

16:14 PM, 12th April 2013, About 12 years ago

I have been watching the debate with interest. The way I see it is Mark was good enough to fund the counsels opinion so we could get the ball rolling. My own experience of counsels opinions is that it is not cheap. Without sounding unsympathetic if we are all being financially affected by this, and I am to the tune of about £1900 a year, then, ladies and gents, it's time to put our money where our mouths are, and bite the bullet. £120 is not an absolute fortune when you look at how much extra is being charged by BOI. Work out the scenarios. Scenario 1 is that the counsels opinion is we have no chance. So no further funding. £120. That's it. Scenario 2 is that the FOS look at all the complaints and decide we have no case. That may well influence any legal action so it's unlikely that there will be a request for funds as there will probably be no litigation. Scenario 3 is that counsel says we have a case, FOS upholds some are all of the complaints, and then we have a runner. Then we will have to look at what the maximum cost will be if we go for injunctions etc. Individuals will then make a decision as to what financial level they're willing to support the legal action. But we have to start somewhere. And if BOI get 200 letters from Justin asking them to reconsider then this is not legal action pre se. It's just letting BOI know that there's a lot of people willing to take them on as a collective.

Neil Patterson

Become a Member

If you login or become a member you can view this members profile, comments, posts and send them messages!

Sign Up

16:16 PM, 12th April 2013, About 12 years ago

@Anthony Walker – how would you feel if Justin were to post a comment along the lines of …. I have settled with BoI on behalf of all clients which instructed me, however, this is on the basis I will not accept further instructions on this matter and that neither I nor the people I have been acting for will disclose any information or correspondence with the BoI in respect of this matter?

Become a Member

If you login or become a member you can view this members profile, comments, posts and send them messages!

Sign Up

16:30 PM, 12th April 2013, About 12 years ago

Thank you Mark , your explanation does help and you deserve credit for underwriting the barristers fees.

I would like to know from Justin or yourself the answer to the following question.

Can I join the fund at a later stage once I have personally exhausted all areas of question and issue directly with the BOI and FOS ?

The reason for this is I and others may have success independently. While I am not holding my breath , it is possible that this may be the case and any fees to the law department would have been unnecessary.

I do not wish to undermine any attempt to gather support , but this is the reality of the situation.

Surely business at a later stage is better than no business at all?

Mark Alexander - Founder of Property118

Become a Member

If you login or become a member you can view this members profile, comments, posts and send them messages!

Sign Up

16:33 PM, 12th April 2013, About 12 years ago

@Neil Patterson - I have read your response to Anthony and also Gary's response. Given the nature of the beast we are dealing with I suspect that the outcome you have suggested is a realistic one as BoI will be keen to brush this one under the carpet at the earliest possible opportunity.

Leave Comments

In order to post comments you will need to Sign In or Sign Up for a FREE Membership

or

Don't have an account? Sign Up

Landlord Automated Assistant Read More