Detailed explanation of mortgage loan

First, the basic concept of mortgage loan

1. The mortgage loan grants the bank the mortgage creditor's right to the collateral (mainly real estate) and obtains the corresponding loan amount from the bank. According to the purpose of the loan, the bank divides the loan into mortgage loan for house purchase, consumer loan and commercial loan, including primary mortgage loan and secondary mortgage loan. Describe the following table:

The amount of a mortgage loan is generally 60-70% of the real estate appraisal price.

The amount of a mortgage loan is generally 60-70% of the real estate appraisal price. For example, 1000w property, if 70% of the loan is granted, 1000w×70%=700w.

2. Subprime mortgage loan

Secondary mortgage, that is, under the premise that the property has been mortgaged for the first time, the residual value of the property is mortgaged for the second time to increase the loan amount, which is referred to as secondary mortgage.

For example, the property of 1000w has been mortgaged for 400w. If 70% of the second mortgage is approved, 1000w×70%-400w=300w, that is, the limit of 300w is increased.

Theoretically, the property can be mortgaged indefinitely, but the residual value of the house will be closer to the upper limit with each new mortgage, so the acceptance of the bank will be mortgaged twice at most, and some private institutions also have products mortgaged three times.

It should be noted that, especially if the private second mortgage and third mortgage are discovered by the first mortgage bank, the bank may recover the loan granted to you in advance.

3. Repayment method

For example, if you borrow 100 yuan and pay it back in February, the monthly interest is 2%, and the principal and interest are equal: principal 100÷2 = 50 yuan, the first month's interest is 1 yuan, and the second month's interest is 3 yuan, so the monthly payment is103 ÷ 2.

Average capital: principal 100÷2=50 yuan, and interest is in February of the first month and 1 yuan in the second month, so the monthly payment is made to 52 yuan in the first month and 0 yuan in the second month;

Interest first, then capital: monthly contribution to 2 yuan, at the end of the month 102 yuan; Installment interest rate: monthly payment for 52 yuan (the real interest rate is much higher than the nominal interest rate, with a pit).

Conclusion: based on the principle of high capital utilization rate, interest first, then principal > equal principal and interest > average capital > installment interest rate.

4. Third party mortgage

Non-real estate owners can also be the main lenders, but most banks only accept third-party mortgages from immediate family members (families as a unit). For example, if the property owner is Xiao Ming, Xiao Ming's parents, spouse, spouse's parents and children (if they are adults) can serve as the main lenders to mortgage Xiao Ming's property.

In addition, a few banks can accept mortgages from relatives of property owners and company partners.

5. Third-party loans

Any mortgage loan, without exception, must be credited to the enterprise or individual account of a third party to control the use of funds.

For example, Xiao Ming made a commercial loan of 500w, and provided a purchase and sale contract before lending. The content of the contract is roughly that Xiao Ming ordered a batch of 500w raw materials from Xiao Zhang, so 500w was paid by the bank and loaned to Xiao Zhang's company account or personal account.

6. The process of mortgage

Submit materials → make accounts → reply → sign contracts → apply for mortgage → lend money.

It takes about 1 month from approval to lending (very few banks speed up lending all the time 1-2 weeks). If it involves lending, you can go to Bank B for approval first, and then pay in advance to Bank A to withdraw the mortgage. Bank B will put in the loan and return the advance payment.

7. Number of credit inquiries

There is no limit to the number of credit inquiries, but when applying for bank loans, credit cards or loans on other online platforms, banking institutions and financial platforms will hope that the number of credit inquiries of applicants will not be too many, because too many credit inquiries mean that applicants have serious financial problems, and when they apply for loans again, they will be rejected by the platform or institutions, or their approval quota will be reduced.

The reasons for credit inquiry are generally divided into loan approval, credit card approval, guarantee qualification examination, personal inquiry, post-loan management and real-time update. Of the above five kinds of inquiries, only my inquiry and post-loan management are not included in the number of inquiries, and the rest are counted. Generally, the requirement for mortgage is 4 times within 3 months and 6-8 times within 6 months. Some banks can communicate properly.

8. Risk control dimensions of banks

Income, liabilities, assets, credit information, company, compliance, big data.

The above basically includes all the risk control standards of banks. However, the focus of each bank is very different. For example, Bank A pays attention to repayment ability (income-debt ratio) and Bank B pays attention to assets (asset-debt ratio).

However, credit investigation has a veto power, which generally requires three consecutive years and six consecutive years (three consecutive months and six overdue times cannot occur within two years, and some banks can communicate appropriately).

The rest of the rules contain many details, which will be of great help to the success rate of their own loans around the bank's risk preference.

Second, how to avoid the pit

1, debt ranking

Housing mortgage → mortgage (consumer loan or commercial loan) → bank credit → credit card installment → credit of financial institutions.

The above is the correct order of loans and must not be reversed!

The general reason is the way banks approve liabilities. Once there are too many inferior liabilities (including transaction amount and transaction times), high-quality liabilities will not be approved and enter a vicious circle. Just follow the above conclusion.

Mortgage of existing assets (if any)+down payment+advance payment = full purchase. After the transfer, the new title certificate is mortgaged and the advance payment is returned.

The loan amount of the above-mentioned housing purchase path has been greatly increased. At present, the mainstream interest rate is 3.6-4.25% per year, with interest first and capital later, credit 10 years, and principal repayment once every three years.

Compared with mortgage loans, full prepayment has the advantages of large leverage ratio and low interest rate, but the disadvantage is weak stability. It needs to learn the thinking of borrowing, which is more suitable for buyers who are willing to toss.

3. Lending thinking

That is, the original loan from Bank A was replaced by the loan from Bank B. ..

For example, in 2065438+2008, 800w real estate borrowed from Bank A, with an annualized interest rate of 5.25%. For three years, interest was paid first, and principal was paid later; In 2020, the house price rose to 65,438+0,200 W, and it was transferred from Bank A to Bank B, and the annual interest rate of 200 W was 3.85%. Balloon loan for 65,438+00 years (Balloon loan refers to the equal principal and interest of 65,438+00 years, with a monthly payment of 30 years, and the remaining unpaid principal was settled in one lump sum after the maturity of 65,438+00).

Conclusion: The interest margin 1.5%/ year, the amount increased by 300w, and the service life was extended from 3 years to 10 year.

Summary: the rise in house prices is accompanied by the decline in interest rates. It is very likely that about three years will be the peak of a round of lending, with the purpose of increasing the quota, lowering the interest rate and extending the loan term. Comprehensive income > friction cost can be executed.

4. Risk control

The loan went smoothly, and the post-loan compliance included: ① withdrawal of funds (offline communication); ② Post-loan management, and continuous maintenance of personal credit, liabilities and secured claims. 3. If the loan is operated, the enterprise cannot cancel, operate abnormally or execute the lawsuit before the loan is settled.

There are other situations, all of which are post-loan services. That's why we need a loan intermediary.

5. There is no "trap" of repaying the principal and renewing the loan.

Most intermediary advertisements will mention "10, with interest for 20 years, and no return for the period". This statement does exist in theory, because the bank does not repay the loan, that is, 20 years of credit, interest first, principal later, and principal once every three years. If the customer is identified as a class A customer after examination in the third year, the step of returning the principal can be omitted and the loan can be directly renewed to enter the next three-year cycle.

But in fact, the initiative has always been in the hands of banks. After three years, the bank's audit standards can be changed at any time, and even the policy may be cancelled. Therefore, repaying the principal and renewing the loan is not a "life-saving straw" but an "unexpected surprise". Be sure to be prepared in advance.

There is basically no problem in renewing the fee after the return, and the bank will also review and inform in advance.

Third, the operation method

1, friends circle

Parents, relatives and friends are the best choices to improve Liu Shui, rather than borrowing money at low interest rates. But if the people around you don't meet the requirements, you can only find ways to integrate into the circle of the same frequency and develop the "good habit" of borrowing money at ordinary times. Don't be embarrassed, but be sure to tell the real purpose, write an IOU, repay the loan on time, and pay the interest in full (negotiate how much). Don't really get rid of others just because they are polite. Once these resources are formed around us, with mutual help, "equipment" will be improved and "games" will be more fun.

2. Cash pool

After the mask incident, risk aversion has increased. How much should I pay every month? The answer varies from person to person. Paradoxically, it is not cost-effective to keep more monthly payments, and it is worrying to keep less.

Idea: Income covers monthly payment as much as possible, and deposit+bank credit = cash pool.

Bank credit can be a credit card or a credit loan, which can be borrowed and repaid at the same time. The easiest way to obtain such a credit reserve is to increase the monthly supply of your own provident fund. Take Shanghai as an example, if the monthly payment is more than 2,000 yuan (the higher the better), you can basically get a credit line with an annualized interest rate of 4-5% of 60- 100w, without interest.

3. Company

① 6 months after its establishment-1 year; 2 6 months after the new shareholding.

At present, prime Bank requires ① and ② to be met at the same time, so the earlier the company prepares, the better. The longer the service life, the lower the difficulty of approval.

It is free to register a company, and the agent keeps accounts in 200 yuan every month. The cost of raising a company is not high, so as to avoid cramming. Nature of enterprise: limited liability company, individual industrial and commercial households and sole proprietorship company.

Time: 2 weeks at the earliest, legal persons and shareholders do not need to show their shares: legal persons, shareholders and suggestions account for 30% or more of the shares. Business scope: the business scope of its own industry is the best, and information technology and trade evasion: basic households in sensitive industries such as real estate, property, investment, finance, steel trade, entertainment, education and training+tax: basic households open, and the establishment time of purchase invoice 1 year.

4. On the premise of choice, the fewer property owners, the better, and try to avoid the elderly (over 65 years old) and minors (below 18). Supplementary note: Only a few banks accept housing for the elderly and minors, which will lead to higher interest rates and fewer choices.

5. Divorce

No matter what the reason for divorce, the divorce agreement on the division of property must be written word for word! For example, the couple Xiaoming and Xiaomei divorced, and the name of Xiaomei, the owner of the real estate, and the marital property were scribbled on the divorce agreement. "The property under the names of both parties belongs to both parties." After the divorce, Xiaomei applied for a bank mortgage loan. After the bank reviewed the materials, she asked her ex-husband Xiaoming to be present for signature and notarization on the grounds that the division of property was unclear.