Re: Shandong Ji'nan housing loan advance payment implementation rules experts remind 3 things
in the choice of early repayment, the general will pay a fee, also known as "fine" or "breach of contract gold", generally in the contract will be written.
reporters found that bank charges vary widely. Some banks can not charge the fees, while some banks need to accept the interest of 1~3 months of the actual payment, and even some banks need to charge 3% of the actual amount of payment.
state-owned large industry, agriculture, China, construction, and the intersection, the transfer of advance payment does not collect procedures, while the bank needs to receive 2~3 months of interest as a formalities, other banks need to receive 1 months interest. Among them, Agricultural Bank of China pays the monthly interest rate in advance within three years as the commission fee, but not three years later.
most joint-stock banks have no fee. The Shanghai Pudong Development Bank said that if the repayment was made two years ahead of time, it was necessary to charge 3% of the repayment fee, and no fee would be charged two years later.
foreign banks generally charge different fees according to the years of repayment. Such as Hua Qi bank, a year after a year to pay back the amount of 2% of the payment, two years later to 1%, three years later, do not collect fees; HSBC three years later repayments do not collect formalities, two years later to pay at least 20 thousand yuan in advance payment, a year in advance payment of at least 30 thousand yuan fee.
reminder two: allow advance loan repayment time different
, in addition, allow application advance loan repayment time is also different. Most banks require repayment for at least one year before they can apply for early repayment. However, some banks have indicated that they can apply for early repayment of loans at any time.
in the state-owned sector, the Bank of China and the CCB need to repay the loan for a year before they can apply for early repayment.
in addition, banks, such as Bank of Commerce, bank, East Asia and other banks will take a year to apply for early repayment, and China Bank says it can apply for the loan at any time. "There is no change at the moment."
"general housing loan amount is large, if there is no special reason, within a year, few customers will repay the loan ahead of time." A staff member of the bank's mortgage Department said.
remind three: adjust the interest cycle different
general mortgage term is more than 10 years, in this cycle, the central bank adjustment interest is unavoidable, and each bank according to the adjustment of interest time is also inconsistent. ICBC, ABC, CCB and other Chinese banks usually begin to adjust the new repayment interest in accordance with the recent central bank benchmark interest rate every January 1st.
foreign banks generally choose to adjust in the same month or quarter. The Bank of East Asia was carried out at the new interest rate at the second month of the central bank's interest adjustment, and Citibank was executed at the beginning of the next quarter at the new interest rate, while HSBC began to implement the new interest rate on the same day.
what kind of interest rate adjustment is more cost-effective for the housing loan family? Experts say that if it is in the interest rate reduction channel, the faster the adjustment is more cost-effective; if the interest rate is increased, the more late the adjustment is.
industry: four principles to examine whether the advance repayment is calculated
industry personage to remind, not everyone is suitable for early repayment, the best to comprehensive macro environment and personal actual situation to judge. At the end of the year, whether the loan should be repaid ahead of time should mainly consider four problems: loan interest rate, personal investment ability, personal short-term capital demand and the economic environment.
first, it depends on the loan interest rate determined in the contract signed by the customer. If we use the provident fund loan, the annual interest rate is relatively low, only around 4.5%. In this case, there is no need to rush repayment. For customers who use commercial loans, the interest rate for more than 5 years is generally 6.55%, the first set to enjoy 15% off ~9 discount, and two suites to float 10%. In this case, if a lower discount rate can be enjoyed before signing a contract, there is no need to make repayment in advance.
secondly, it is necessary to consider the investment ability of individuals before repayment is made. Zheng Dayuan, a senior mortgage broker, points out that if there are other better investment projects such as stocks, funds, bonds, financial products and so on, if the expected return can cover the cost of the loan, it is best to use the liquidity for investment.
in addition, from the perspective of the economic environment, it is still in the interest rate reduction channel, and the possibility of raising interest rates in the short term is unlikely. The more money the customer borrows, the longer it will be, the better it is, and there is no need to rush to repay.
finally, Zheng Dayuan suggested that we need to consider the need for liquidity in the future.
financial experts: in three cases, it is not appropriate to repay the loan ahead of time
1, and enjoy 30 percent off to 15% off interest rate when signing the loan contract. Now that it has enjoyed a lower discount rate discount, it is still in the interest rate reduction channel. If the central bank does not cut interest rates in the year, the interest rate will only be lower than the previous one, even if the rate of interest is implemented in January 1st next year.
two, equal principal repayment period has been 1/3 buyers. Since the equivalent principal is to divide the total amount of loans equally, the interest is calculated according to the remaining principal. That is to say, the smaller the principal part of the repayment method is, the less interest will be generated. In this case, when the repayment period is more than 1/3, the borrower has already paid nearly half the interest, and the latter is more of the principal, and the interest rate has little effect on the return.
three, equal principal and interest repayment has reached the medium-term home buyers. The equivalent principal and interest repayment adds the total principal amount of the mortgage loan to the total interest amount, and then evenly spreads to the middle of every month. The monthly loan interest is calculated on the basis of the remaining loans at the beginning of the month and is settled monthly. That is to say, the proportion of principal repayment in monthly payments increases month by month, and the proportion of interest decreases month by month. By the middle of the repayment period, most of the interest has been paid back, so the loan repayment in advance is of little significance.