The peer-to-peer (P2P) lending space in the UK has grown to exponential heights in recent years – with more than £6.1 billion funded in 2018 alone. This makes sense when you consider just how low UK high street interest rates are, with savers fortunate to get anything above 2% these days.

With that being said, the Financial Conduct Authority (FCA) – the UK-s chief financial watchdog, recently noted that it is looking to tighten its grip on P2P sites. Crucially, this centers on the amount that retail investors can inject into P2P loans in relation to their total invested assets.

Nevertheless, with dozens of leading UK P2P sites now active in the market, knowing which platform to invest with can be challenging. For example, while some focus on real estate financing, others target the consumer loan space.

In this article, I explore some of the best UK P2P lending sites of 2020. I’ll unravel the good and bad points of each platform, subsequently allowing you to make an informed decision as to which site is right for you.

[Read more…]

We are living in an age of abnormally low-interest rates and low inflation. That means that on the one hand there is a lot of demand for investments that offer good returns and on the other hand a lot of skepticism from people who don’t really know how these kinds of investments work.

A very common question I get is some kind of variation of this:

I am looking to diversify my investments and have been reading with interest your articles about peer to peer investments. From your experience, do you think these are safe platforms?

Let’s dig a little deeper into this question.

I like the first part as it means that the investor has already started investing in other asset classes, probably traditional ones like stocks and bonds. This brings us to the first point I want to make.

I don’t think P2P lending should be your first and only investment unless you have a very high-risk tolerance or really know what you are doing and have a specific strategy you are executing.

There are no get rich quick schemes in life, so if you’re thinking of going all-in with P2P lending due to the higher returns they offer, you should probably stop and re-evaluate. Investing and risk go hand in hand, and P2P lending is very clearly on the riskier side of the spectrum.

Moving on to the second part of the question, it’s fine to ask someone’s opinion on things, but I feel that there is no answer to this second part of the question. First of all, one investor’s experience does not prove anything. I might have had a great run with P2P lending but that doesn’t mean you will achieve the same results. Secondly, I always emphasize that you should not ask for investment and financial advice online.

A related question I get is the following:

Are P2P lending platforms regulated?

All the platforms I invest in and speak about on this blog are regulated (this isn’t wild west territory as in crypto), and one of the biggest selling points for these websites is how transparent they are. They are therefore incentivized to be transparent and show you historical data about their loan performances.

However, there is no standard European-wide regulation yet, so if you’re not comfortable with that, you might want to consider waiting until that’s implemented, although it could take several years for that to happen. If you don’t want to wait, you’ll have to assume the extra risk of some platforms being regulated by a different authority than your country’s own.

All platforms need to conduct KYC and AML checks and have other basics in place, but it should be very clear that they don’t offer any ultimate protection for your money in the way that banks can protect up to 100,000 euros of your savings. This is an investment and with any real investment, your money is always at risk.

What are the risks with P2P platforms?

Let’s move on to discuss specific risks when dealing with peer to peer lending platforms.

Credit Default risk

The repayment of your investment is directly dependant on the repayments of each particular borrower. In some cases, loans are secured with underlying collateral from the borrower, and in some cases not.

Loan originators sometimes offer buyback and payment guarantees making debt collection and repayment enforcement relatively easier. In other cases, loans are totally unsecured, and therefore carry a higher risk of repayment delay and borrower default.

Loan Originator risk

Ultimately, even with a payment guarantee and buyback guarantee in place, if the loan originator itself goes bust, you will most likely lose some or all of your money invested in its loans.

Many P2P platforms act as aggregators, bringing many loan originators on board and having them offer their loans to investors.

Each Loan Originator is a professional lending entity that is specialised in lending to a particular type of customer (consumer loans, businesses etc.) and is compliant with all relevant regulations in its respective country of operations.

Lending companies are founded with a purpose to generate profits. In case of unsuccessful business activities and failure to achieve the targets set, a Loan Originator can go out of business and stop operations.

A good P2P platform does some essential work here. Prior to partnering with a Loan originator, there should be an extensive due diligence process, consisting of financial, legal, and other analyses. Once the LO is approved, there should be ongoing monitoring of the Loan Originators’ performance.

Should a Loan Originator become late on any of its settlement payments, the platform typically initiates an in-depth investigation of the situation at the Loan originator including legal proceedings and on-demand site visits. If the Loan Originator ends up halting its activities, the P2P platform collaborates with the company and its appointed insolvency administrator in order to settle all outstanding investments in the particular Loan Originator’s listings on the marketplace.

The best way to reduce loan originator risk is to diversify among different loan originators and also to have a look at the financials of each loan originator to make sure they are sound.

Operational risk

This is the risk that the P2P platform itself will go bankrupt. There are many reasons why this could happen, but ultimately platforms are normal businesses that need to make more money than they spend in order to remain in business.

Some of them have startup funding but eventually, they will run out of their runway and need to find a way to stay sustainable. That is why I recommend that you check the audited accounts of platforms and only invest in those that are already turning a profit.

Platforms that don’t even publish their accounts are higher risk and I wouldn’t personally invest my money with them unless there is some very good reason to do so.

In the event that a platform goes out of business, the appointed insolvency administrator will be responsible to achieve successful settlement of all outstanding investments and partnerships. Good platforms also work with a Certified Auditor Office, providing a backup of all investment data for storage to the Auditor on a monthly basis. These should be some of the questions you ask about a platform before you decide to invest.

One way of reducing operational risk is to spread your investments across several platforms. But it’s not as simple as that, since more platforms = more work for you to administer everything and keep on top of what platforms are doing.

Currency risk

Most European P2p lending platforms operate in Euros, but some of them offer the opportunity to invest in loans denominated in other countries. Mintos is one such example. Fluctuations in the currencies can result in both higher losses and higher profits.

In order to diminish exposure to Currency risk, I make sure that any non-Euro investments I conduct have ample timeframes so as to be able to ride out any negative patches in the exchange rates. Thus, I will not find myself in a need to withdraw money to use for living expenses when the exchange rate is not to my benefit.

Concentration risk

Focusing investments on only one asset class or investment type results in high exposure to the respective asset class or investment type. Therefore, even the smallest fluctuation can affect the return to a very large extent.

In order to diminish exposure to concentration risk, try diversifying your investment portfolio across several different asset classes, investment types and geographies. In my opinion, P2P lending should only compose a small part of your portfolio, unless you’re an expert in this area and have an appetite for risk.

Liquidity risk

Loans are very frequently delayed. There is a reason we are being paid high interest rates. And that reason is that the borrower, whether it’s a business or person, is in dire straits. That means that it is possible that they might not get out of their negative situation in time to be able to pay back their loans. In such cases, the loan is extended. Different platforms handle this in different manners, for example, Mintos have a buyback guarantee whereby any loans delayed by more than 60 days are automatically bought back by the loan originator.

However, if the loan originator experiences mass delays in payments from the borrowers, then it might be forced into insolvency, meaning that the loans are not only delayed but are most probably considered bad debt, and will never be recovered.

Market risk

We are just going through the coronavirus pandemic and its negative effects on employment and businesses. This was a black swan event that nobody saw coming, and things like this can happen at any moment. You can read about my thoughts on coronavirus and its effects on P2P lending, but in terms of P2P lending risks, you just need to take into account that this is a potential risk.

There are several market risks that you can read up on, such as macroeconomic risks, political risks, legal risks, inflation risks, etc.

Ethical concerns

Many platforms, unfortunately, are not transparent with who they loan your money to and at what rates. We might not know if the money is being used for ethical business purposes or for some shady business. The platform might also be lending to borrowers at very high interest rates bordering on usury, while giving the investors relatively low returns.

For this reason, I recommend investing only in platforms that make transparency one of their core values.

What returns do I get for this extra risk?

I would be aiming for 8% to 14% per year as a target earnings rate before tax when investing in peer to peer lending sites.

Anything less than 8% and I would start to get worried and probably shift my investments elsewhere.

This is because peer to peer lending is not as safe as investing in real estate, just to mention another asset class, so if my returns get that low I would prefer obtaining more safety through real estate investments.

How can you minimize risks?

There are some things you can do on your end to minimize the risk of losing your money with P2P lending. Here are a few things I do.

Research and due diligence

You should always investigate each platform individually and you should also have a checklist that you use to evaluate in a uniform way. I’ve already shared some of the points I keep in mind when evaluating platforms.

You should always read reviews and investigate each platform yourself before deciding to invest. Ask other investors how they are doing, and have some interaction with the platform itself by chatting with them, phoning them or using their email support system. Check how they reply to you and use that to guide your investment decisions.

I have compiled a list of my favorite P2P lending platforms and also a list of peer to peer lending platforms that I don’t trust, and I suggest you avoid them as well. But always do your own research and don’t rely on my opinion or anyone else’s.

Diversifying your investments

Obviously, don’t invest all your money in peer to peer lending sites. It is never a good practice to put all your eggs in one basket. I like to keep a healthy balance of stocks, cash, investments in other businesses, real estate, and loans.

Periodic review

I recommend reviewing your investments on a monthly basis so that if you see a bad trend developing on any of the platforms, you can take corrective action early. It is also a good idea to diversify as much as possible. If you have €10,000 to invest, you can choose to put €100 in each loan, so even if 2 loans go bad, you will still have €9,800 safe.

You will still receive interest on all the other loans so by the end of the year you will still be comfortably ahead. In the game of peer to peer lending you must be prepared for a small percentage of loans to go bad, that’s just the nature of how things work. Don’t get too frustrated about it when it happens, but rather make sure that your overall returns for the year are positive.

Conclusion

As you can see there are several risks that need to be taken into consideration when it comes to P2P lending. At the end of the day, this is an alternative investment that is quite risky, especially since most of these European platforms are not very regulated and they haven’t been around for that long.

Whether you should go ahead and invest or not is a personal decision that takes into consideration things like your overall net worth size, your other investments, and your appetite for risk.

In my case, P2P lending fits in very nicely in my portfolio. I am happy to take the risk for the outsized returns, but it’s never going to be the biggest part of my portfolio either. I’d rather invest a bigger chunk in an active business that I can manage and influence or even the stock market which is well regulated and highly liquid.

What are your thoughts?

One area where investors tend to waste time and money is in deposits and withdrawals to P2P platforms.

If you use the right banks, you will be able to withdraw money and deposit it without any delays or costs

Many of my readers have reached out to ask how they can avoid fees that are charged to them by their banks when withdrawing or depositing money from P2P platforms, and I can offer you a good piece of advice on that front.

I have several digital bank accounts set up that help me avoid any fees and also enable me to do currency exchanges at the best rates.

I currently use the following digital banks:

• N26
• Revolut
• TransferWise Borderless

I can recommend all three of them. They all give you a free debit card as well so you can use it for shopping or when traveling. They work just like your local bank account but will likely have a better user interface, the comfort of online support and no ridiculous fees.

[Read more…]

In today’s article, I’ve invited one of my favorite property-backed platforms, EstateGuru, to share with us why they think that property-secured investments are a safe option in a financial crisis.

We are going through a world crisis right now, the likes of which we have never seen before, and whether this will lead to a full-on financial crisis remains to be seen. What is sure, however, is that many investors are panicking and making quick decisions, which may not ultimately align with their long-term goals.

As I’ve written in a separate post about coronavirus and P2P lending, I believe that the industry will survive and come out stronger, but due to this purification process, we will see platforms that fail to survive, mostly because they were weak to begin with and could only be sustained while the times were good. We’ve already seen this with the Grupeer debacle and earlier this year with Envestio and Kuetzal. I’m keeping track of the full list of failed platforms and wonky ones here for your reference.

All three turned out to be scams or had unsustainable business models. I believe there are others that will fail soon, one of them being Fast Invest. Only time will tell. In the meantime, let’s see what EstateGuru can tell us about their approach, and I invite you to leave your questions and comments at the end of the post, as always.

[Read more…]

Flender is an Ireland-based peer-to-peer (P2P) website that specializes in business loans. The platform facilitates loans of between €15,000 and €300,000, with terms of up to three years.

Much like any other P2P lending site active in the space, Flender is open to investors of all sizes. In return for backing its business loans, the platform claims to offer an average annual yield of 9.9%.

If you’re keen to find out more about Flender and its P2P investment model, be sure to read my in-depth review below. I cover all of the key points that I think you should know – such as how the platform works, where your money ends up, what risks you need to consider, and more.

What is Flender?

Launched in 2015 and based in Ireland, Flender is a P2P lending platform. The firm specializes exclusively in business loans, which range from €15,000 up to €300,000. All of the loans funded at Flender help fund small-to-medium businesses based in Ireland. In fact, the platform claims to have raised more than €22 million since its inception five years ago, subsequently resulting in the creation of 951 domestic jobs.

In terms of the loan specifications themselves, this can vary quite wildly at Flender. For example, there is currently a funding requirement for a €53,000 A+ graded loan with a 6.5% yield. At the other end of the spectrum, a €54,000 D graded loan – which met its funding target in full, is yielding 13.7%. With that said, Flender claims that on average, investors make 9.9% annually.

When it comes to getting your money back, the end borrower is expected to make monthly repayments until the loan is repaid in full. As and when they do, Flender will deposit the funds into your account. You will then have the option of withdrawing the money out, or reinvesting the cash into other business loans.

So now that you have a general overview of what Flender is, let’s look at who is eligible to invest.

[Read more…]