Mortgage FAQ
-Answers to your mortgage questions-
From 1 January 2023, the Central Bank of Ireland has made changes to who can now be considered a First Time Buyer.
You are a First Time Buyer if you:
- and anyone else applying with you have never borrowed for a property anywhere before;
- have borrowed as a first time borrower for a family home before as part of a couple, but you no longer have an interest in that property yourself because your marriage, civil partnership or relationship has ended, and you have no other mortgage loans (this is called a “Fresh Start”);
- have been declared insolvent or bankrupt and no longer have an interest in any property (this is called a “Fresh Start”);
- are switching a mortgage for a first family home in the Republic of Ireland to us and you are borrowing more money;
- are topping up your Haven mortgage on your first family home; or
- have a first family home with no mortgage and you want to borrow money against the value of this home.
Every application is different, so to help you, you’ll find some of the typical documents that we need here. There may be others that we need, but we will tell you as they come up.
First Time Buyers can borrow up to 90% of the value of the property (this percentage is known as the LTV, or Loan to Value of your home). The other 10% difference is your deposit which you may have from savings.
Up to 80% loan to value is available for a studio apartment valued at €275,000 or above, or a one-bedroom property. We do not lend for studio apartments valued under €275,000.
The amount you can borrow depends on what you can comfortably afford to repay monthly, this typically is not more than 35% of your disposable income. As a general rule, you can borrow up to four times your income, but it really depends on your overall financial commitments.
Once you give your Mortgage Broker your application and any other documents they ask you for (these are listed in your Approval in Principle letter) they will contact you within three business days to say we have received it.
a) If there is any information missing, they will tell you, within three business days.
b) We will let your Mortgage Broker know our decision on your mortgage application within ten business days of receiving all the information we need.
c) If we cannot give you a decision within ten business days, we will tell your Mortgage Broker why and when we are likely to.
Mortgage Approval in Principle lasts for six months.
What is the Mortgage Interest Tax Credit?
The Mortgage Interest Tax Credit (MITC) was announced in Budget 2024. The tax credit is available on the increase in mortgage interest paid in 2023 over mortgage interest paid in 2022.
It is available to taxpayers with mortgage balances of between €80,000 and €500,000 as of 31 December 2022.
The Mortgage Interest Tax Credit is only available for the 2023 tax year.
What documents do I need to apply?
To claim the credit, the following documents are required to be uploaded through Revenue’s online services (www.revenue.ie):
- 2022 Mortgage Statement
- 2023 Mortgage Statement
Information on your mortgage interest is included in your Haven Mortgage Statements.
Customers received their 2022 Mortgage Statement in March 2023. 2023 Mortgage Statements will be issued from March 2024.
You can request a duplicate Mortgage Statement including your mortgage interest information by calling our Customer Service Team on 0818 565 500.
How do I apply for the Mortgage Interest Tax Credit?
In order to claim the Mortgage Interest Tax Credit for the 2023 tax year, the individual must file an Income Tax Return via Revenue’s online services (Revenue.ie).
Am I entitled to claim this tax credit?
An individual will be entitled to claim the Mortgage Interest Tax Credit for the 2023 tax year where they:
- Paid interest on a qualifying loan in the years 2022 and 2023.
- The interest on the qualifying loan increased from 2022 to 2023.
- The outstanding mortgage balance on 31 December 2022 was between €80,000 and €500,000.
- The property (situated in the State) was his or her principal private residence.
- Local Property Tax obligations in respect of that property are satisfied.
I redeemed my mortgage in 2023. Can I still claim this tax credit?
Yes, you will still be able to claim your tax credit. Where interest has been paid for less than a full year in 2023, an adjustment is required so that your claim can be assessed on a pro rata basis.
For full details on how to calculate this, please visit Revenue.ie
Customers who redeemed their mortgage in 2023 will need to request a Mortgage Statement which includes the required information on their mortgage interest by calling our Customer Service Team on 0818 565 500.
For all other information relating to the Mortgage Interest Tax Credit, please visit Mortgage Interest Tax Credit on Revenue.ie.
Haven 4-year Green Rate mortgage FAQs
The Haven Green 4-year Fixed rate mortgage features include:
A lower rate of interest
4-year Fixed rate term
Available to new and existing Haven mortgage customers whose property has a certified Building Energy Rating (BER) of between A1-B3.
- BER certificate is issued by Home - Sustainable Energy Authority Of Ireland | SEAI and is valid for 10 years from the date of issue
Home address of the property being mortgaged
BER Grade – A1, A2, A3, B1, B2 or B3
Carbon Dioxide (CO2) Emissions Indicator Calculation
A valid-until date
You can’t apply for the Haven Green 4-year Fixed rate mortgage if:
You are a self-build mortgage customer still receiving stage payments;
You don’t have a BER certificate with a rating of A1, A2, A3, B1, B2 or B3;
The property’s BER certificate is older than 10 years;
Your existing mortgage loan is a Buy to Let mortgage.
Before the end of your Haven Green 4-year Fixed mortgage term, we will send you a list of rates we offer at that time. You can then choose a new rate.
You can apply for the Haven Green 4-year Fixed rate mortgage again if:
Your property’s BER certificate has a rating of A1, A2, A3, B1, B2 or B3; and
You have a BER certificate dated within 10 years; and
The Haven Green 4-year fixed rate is still available
If you do not select a rate, the default Variable rate at that time will be applied.
Haven €5,000 Cashback FAQ
You have to take out your mortgage loan between 14 January 2021 and 31 December 2023.
You have to be a First Time Buyer, buying a holiday home, moving to your next home or switching your mortgage loan to us. You can also have this offer if you are moving home, and your negative equity mortgage is with us.
You have to use the mortgage loan to buy a home in Ireland that you intend to live in, or a holiday home in Ireland, or to switch the mortgage loan to us for the home in Ireland that you live in.
At least €250,000 of the new loan must be on a Fixed rate, but not the Haven Green 4-year Fixed rate. You need to apply using the cashback application form before we agree to the offer. You need to set up a direct debit on the current account you use to repay your mortgage. We will use this current account to pay the Haven €5,000 cashback into within two months of you taking out the loan.
The offer does not apply to:
Top-up loans or transfers of title mortgage loan.
Mortgage drawdowns before 14 January 2021 or after 31 December 2023.
A stage drawdown that takes place more than 18 months after the first drawdown.
Variable rates.
Self-Build FAQs
You can draw down your mortgage in up to six stages, as your home is being built – allowing you to borrow only what you need across the period of the build.
The first stage drawdown of your mortgage must happen between 14 January 2021 and 31 December 2023.
We will pay you the Haven €5,000 Cashback when your stage drawdowns are €250,000 or more, and on a Fixed rate.
All stage drawdowns have to be completed within 18 months of the first drawdown.
The Haven €5,000 Cashback is not available on the Haven Green 4 Year Fixed Rate Mortgage.
For the eligible customers, we will pay the Haven €5,000 Cashback into the current account used for the mortgage repayments within two months of you taking out the loan.
Switcher mortgage FAQs
A ‘Switcher’ Mortgage is one where Haven is re-financing or taking over an existing mortgage borrowing from another lending institution, allowing you to switch your mortgage without switching home.
Switch your mortgage to Haven and we’ll pay you €2,000* to cover your costs. If you’re thinking of switching your home mortgage from your current provider, your Mortgage Broker would be delighted to talk to you about a Haven mortgage.
*This payment is increasing from €2,000 to €3,000 for eligible mortgages (PDH only switching to Fixed or Variable rates) which drawdown from 27 May 2024.
Customers who switch their mortgage to Haven cannot have both the Haven €2,000* Switcher offer and the Haven €5,000 Cashback offer. If customers do not qualify for the Haven €5,000 cashback offer, they will need to complete the relevant application form to apply for the Haven €2,000* Switcher offer. You should contact your Mortgage Broker for more information on this offer.
*This payment is increasing from €2,000 to €3,000 for eligible mortgages (PDH only switching to Fixed or Variable rates) which drawdown from 27 May 2024.
Top-Up mortgage FAQs
With a Haven top-up mortgage, you can borrow a minimum of €10,000. The maximum depends on the value of your home, what you can afford to comfortably repay each month, and what you plan to do with the money.
You can choose a term of up to 35 years (or maximum 68 years of age).
It is an additional mortgage to the one you have, so it can have a different interest rate and be paid back over a different time period.
If you are planning home improvements, you should let your home insurance provider know. If you need to move out of your home while the home improvement work is carried out, additional insurance may be required to make sure your home is fully protected.
- You must have your house evaluated by a Haven Residential Mortgage Valuer as the top-up mortgage loan is secured by the equity of your home. You will be charged €150 for the initial valuation and €65 for any additional valuation that are required. This can be arranged for you by your mortgage broker, who can also confirm when in the application process it is required.
- You may have to pay fees to the mortgage broker for their services.
- Documents like the Family Home Declaration and the Letter of Offer must be witnessed by a solicitor.
- Your life assurance may be affected. To find out if the new loan amount will influence your current cover, get in touch with your insurers.
Haven does not directly offer these products, but your chosen mortgage broker will be able to assist you in meeting all requirements.
Tracker Retention FAQs
A Tracker mortgage ‘tracks’ changes to the ECB (European Central Bank) rate. If the ECB decides to increase or decrease its rate, the rate on the Tracker Mortgage will go up or down by the same percentage.
TIRR (Tracker Interest Rate Retention) will allow you to keep your Tracker interest rate with an additional margin of 1% on your current Tracker mortgage balance, if you want to sell your existing property and purchase a new principal private residence.
TIRR is only available to existing Haven home loan Tracker mortgage customers who are not experiencing difficulties making their existing mortgage repayments.
Please remember that once you switched out of tracker rate you cannot opt for that again.
Fixed Rate Mortgage Change FAQs
We will not apply the increase if you are paying a mortgage within an existing Fixed rate term.
Following the European Central Bank’s increases in interest rates since July 2022 and in a rising interest rate environment, we are increasing fixed mortgage interest rates.
Customers who draw down their new mortgage before close of business on 28 July 2023 can avail of the previous rates.
Our Variable rate customers are not impacted by this Fixed rate increase.
Separately, on 29 June 2023 Haven announced a Variable rate increase for all PDH variable rate customers which will be effective on 15 August 2023. Please refer to our website for further details. https://www.havenmortgages.ie/mortgage-centre/mortgage-rates
If you are concerned about your mortgage repayments or if you already missed repayments, you can speak to us by calling 0818 280 280. Alternatively, you can visit: https://www.havenmortgages.ie/worried-about-payments
We have wide range of competitive rate options available to customers. Please visit our website for more information https://www.havenmortgages.ie/mortgage-centre/mortgage-rates
ECB Rate Change FAQs
A tracker mortgage ‘tracks’ changes to the ECB rate. If the ECB decides to increase or decrease its rate, the rate on the Tracker Mortgage will go up or down by the same percentage
The direct debit for your mortgage will automatically change, so you don’t have to do anything.
You will need to amend your standing order to reflect the increased mortgage repayment. You will need to contact your Bank to make this amendment.
Our Standard Variable Rate and LTV Variable Rates are not affected by this change. Details of our mortgage rates are available on our website. You can visit: https://www.havenmortgages.ie/mortgage-centre/mortgage-rates
If you are concerned about your current mortgage repayments or if you are already in arrears on your repayments, you can speak to us by calling 0818 280 280.
Alternatively, you can visit https://www.havenmortgages.ie/worried-about-payments
We have wide range of competitive rate options available for customers. Please visit our website for more information.
https://www.havenmortgages.ie/mortgage-centre/mortgage-rates