The full text is 5000 words, and the reading and digestion time is about 15 minutes, which can provide solutions for problems such as large consumption, just need to buy a house, real estate investment and lack of funds.
By referring to other people's experience and their own understanding, it is concluded that the rational use of credit loans (identities), mortgage loans (assets) and credit cards (credits) can incite wealth within a safe range and make the use of funds more efficient.
(The title is just a gimmick, please don't take it seriously o(╯□╰)o)
In addition, it also makes an in-depth exposition of the micro-credit advertisements that are often seen on weekdays. About this long?
Before explaining the following content, several key words need to be clarified.
Personal credit report: To put it bluntly, the credit report is equivalent to an individual's economic "ID card". If it involves all kinds of loans, credit card approval and future expansion to other public services, the institution will refer to this credit report to evaluate our situation.
As shown in the figure, the credit header of the user version of the People's Bank of China summarizes the general data of the credit report in the form of a table.
For example:
I once left a stain on the letter because the short message service fee of ICBC's credit card was less than three months overdue, which almost affected the approval and issuance of mortgage loans. Some friends around me have gone through the down payment and other procedures, because the letter has a record of being overdue for more than three months and cannot be approved. All of the above, personal experience, remind everyone not to protect their credit records.
Personal credit report mainly focuses on: credit data such as overdue times, total credit amount and approval times.
For more information, you can poke this popular science reading: 3 minutes will take you to fully understand the credit report.
Calculation and misleading of interest rate: because everyone is smart, enterprises and banks are also playing tricks. These concepts need a general understanding.
Pay interest first, then principal: only pay interest during the loan period, and finally pay principal.
Matching principal and interest: during the repayment period, the loan with the same amount (including principal and interest) will be repaid every month.
Average capital: during the repayment period, the total amount of loans will be divided equally, and the equal principal and interest generated by the remaining loans in the current month will be repaid every month. At first, I paid more, and at last, I paid less.
Staging rate: this is a big pit. Staging is basically equal principal and interest. For example, the installment interest rate of 12 is 0.6%/ month. Due to the monthly repayment of principal and interest, the total capital utilization rate will decrease month by month, and the actual annualized interest rate is 13.29%, instead of 0.6* 12=7.2%. I won't go into details about the conversion process, so I can draw a conclusion directly: annualized interest rate = monthly installment rate * 12*2n/(n+ 1), where n is the number of installment months.
Daily interest of 10,000 yuan: What is the daily interest of 10,000 yuan?
5 Li 1 min: Li/min is a folk saying. That is,10cm = 1 min. 1 equals monthly interest 1%, which is equivalent to annualized 12%.
Generally speaking, because the currency has been depreciating, interest comes first, then capital >: equal principal and interest > average capital. When converting the installment rate, you can directly use *24 to calculate the installment rate.
Credit loan, as its name implies, refers to the loan issued by the borrower's reputation, and the borrower does not need to provide guarantee. Its characteristic is that the debtor can get a loan only by his own reputation without providing collateral or third-party guarantee, and the borrower's credit degree is used as repayment guarantee.
The familiar Alipay loans and various P2P loans belong to the category of credit loans.
According to the interest rate level of credit loans, it can be divided into five grades. As shown in the following table:
It can be seen that high-quality customers have low risk and can enjoy the best discount. Those with poor credit status can only pay higher capital costs and turn to small loan companies or P2P.
At the same time, there is still a blind spot in credit loans, that is, not all credit loan approvals are immediately reflected in the letter. Some of them are approved and have credit lines. If they don't use it, they won't go to the newspaper. This adds some hidden gameplay. This form of credit loan is hereinafter collectively referred to as imprest credit loan.
The credit loans in the table are basically small cash credit loans, that is, you can apply and pre-authorize a certain amount in the banking system. As long as you don't take it yourself, you won't be in the credit report. Moreover, according to the experience of other positions, at present, most banks will not affect the issuance of other loans (such as mortgages) to customers who have applied for credit loans.
To sum up, quality customers (civil servants, institutions, teachers, doctors, etc. ) You can easily get a credit loan with an interest rate of 6%-8%, and because each bank is approved separately, you can apply for two or even as many as 10 at the same time.
Tip: Credit loans have strict compliance requirements and must be used reliably, while ensuring liquidity and preventing banks from lending.
For example:
Wang Nima, a civil servant of an institution, reported his innocence (no credit card, no loans overdue). He applied for credit loans from three banks. When the bank looked at it, the bachelor who sent money (interest) came, and the loan was not worrying. It cost 200,000 5.8%, 300,000 652% and 250,000 7.2%. In half a month, Wang Nima obtained a credit line of 750,000 yuan with an annualized interest rate of 6%-7%.
At this time, he found that the National Day was coming, and the interest on the reverse repurchase of government bonds soared to 14%, so he quickly raised 200,000 yuan to buy 10 days. Soon, according to the spread of 200,000 4.2%, he earned 10+tea money in10 days.
After a while, my brother-in-law needed some money to expand his business. Without saying anything, he took out another 300,000 yuan and lent it to him at the interest of 10%/year. Once and for all, 1 year later, net profit 10440.
Wang Nima reasonably controls risks, resolutely does not invest in high-risk industries such as stocks, gambling and P2P, and only does what it is familiar with. After several years, credit loans can also bring him a lot of extra income, and at the same time, his personal financial quotient and experience have also been well exercised.
In practice, the approval of credit loans is not simple in theory. Banks have a complete credit review mechanism. In addition to internal audit of applicants, they will also refer to the information in their personal credit reports. It mainly examines repayment willingness (work, education, marriage), repayment ability (income, assets, work, education) and purpose.
Everyone's situation is different and cannot be described in a standardized way. However, there are still rules to follow in the operation of banks.
As shown in the following figure: (Source: Iceberg Property Index)
Give another example:
Wang Nima has a friend named Chen Amei. Career establishment, just graduated from 1 year, and still an amateur (credit white household). He is considering applying for more credit loans to avoid temporary use of money. At this time, referring to the above figure, her application sequence should be the first batch (2, 3, 5), the second batch (4), the third batch (7) and the fourth batch (1, 6).
The reason for this order is that each bank has different restrictions on the number of credit approval inquiries. First, apply for banks with strict credit approval and query, and then apply for banks with loose requirements.
In practice, you can also apply for a bank with a high credit line first, and then apply for a bank with a low credit line. You don't have to pursue more than one line, sometimes several lines may be higher.
It can also be seen from this example that you really shouldn't apply for a credit card indiscriminately, because every time you apply for a credit card, the bank will accompany you to check your credit status in the credit information system, which will be reflected in the credit information report.
Of course, there are ways to crack more applications, which is nothing more than waiting for a period of time to raise the newspaper, so as to raise it better.
Presumably, smart people will think that since credit loans can be used for consumption, can a down payment be enough? The official answer is of course no.
Just search the news, you can see the clue of the development of credit loans today. For example, Xinhua News Agency, Beijing, 65438+10.2, titled "How can consumer finance find the right path of compliance after the road to the property market is blocked?" In recent years, credit loans have entered the real estate market in the name of consumption.
This situation is not what the country wants to see, because the essence is that everyone pays 30% down to buy a house, and uses 30% of the money to leverage 10%.
If the down payment is also borrowed, the leverage will increase from 3.3 times to 10 times or even more.
Once house prices fall to a certain extent, Japan will have a bubble economy period, and house prices will
According to Guo Daxie's article, there are policies on the top and countermeasures on the bottom.
Let's give another example:
The Notice of Beijing Banking Regulatory Bureau on Risk Warning in the Field of Personal Comprehensive Consumer Loans issued by Beijing Banking Regulatory Bureau in 20 14 once limited consumer loans to 100000, and the term was limited to10 year. In order to curb illegal funds real estate speculation.
However, the reality is that there are three kinds of innovations in the market:
1, the couple can get 2 million together;
2. Lending through trust channels, bank funds 1 10,000+trust funds of X million;
3. Working people run commercial loans in some way. ...
Operational compliance, the lender is still lending. The reason is that this business is also valued by banks, with relatively low security risks and relatively high business profits, so there is no reason not to do it.
As a result, a picture of shrinking credit loans has just been circulated recently, waiting for the bank to see the move.
Housing mortgage refers to the borrower's own or third-party property as collateral. And repay the principal and interest to the bank by stages with stable income, and mortgage the bank with its property certificate before paying off the principal and interest. If the buyer can't repay the principal and interest on time, the bank can sell the house to offset the debt.
In practice, mortgage loans are divided into personal loans/corporate loans, and according to different lending institutions, they can also be divided into banking institutions and non-banking institutions. According to the times of mortgage, it can be divided into mortgage loan and secondary mortgage.
Similar to credit loans, mortgage loans have strict compliance requirements, and the loan interest rate of banking institutions is low. Those with poor qualifications can seek loans from non-bank institutions.
Mortgage loan is lower than credit loan in personal credit access, mainly because it has certain requirements on assets and repayment ability. The interest rate level is more than 30% higher than the benchmark interest rate. The general loan amount can reach 70% of the house price, and the loan time ranges from 1 to 10 years. Some 30-year loans also require the age of the lender.
In the secondary mortgage, the main channels include banks, non-bank institutions and some pawn shops. The most favorable cost is naturally the bank. Bank secondary mortgage loan requirements:
1, and the general age requirement is within 30 years; 2. Mortgage loan is a bank loan; 3. Good personal credit and repayment ability; 4. The loan amount is generally the total property price minus 50~70% of the total loan contract amount.
Comparatively speaking, the products of banks in the second mortgage are relatively few, the lending time is relatively short and the interest rate is relatively high. But for real estate investors, it is very suitable. Use the original assets and leverage to invest, and realize wealth appreciation on the premise of optimistic about real estate development (although the second money is not allowed to invest in real estate o(╯□╰)o).
For example.
Miss Li bought a house at 20 1 1 for/kloc-0.35 million yuan and applied for a mortgage loan of 950,000 yuan from the bank. Now the market price of the house she bought has risen to 5.5 million yuan, and the loan principal of 400 thousand has not been paid off.
Due to the need of fund turnover at the end of the year, Miss Li successfully applied for a loan of 3.85 million yuan from the bank by handling the real estate business in two mortgages. After paying off the original bank loan of 400,000 yuan, there are still 3.45 million yuan of funds available for business turnover.
Whether it is credit loan, mortgage loan or even credit card approval, without exception, you are reviewing your repayment ability through data, one of which is running water.
High flow of water helps to create an image of strong repayment ability. In order to help us get higher cash flow reasonably, whether we need loans or not, I think it is necessary to pay attention to our own running water.
Tap water approved by the bank:
1. After-tax punch-in pay keeps flowing.
2. The rent is flowing
3. Other fixed income flows
4. The company's income flows smoothly.
5, personal income flow
In the flow operation, simply speaking, except the first salary flow exists in the form of "salary" remarks, others can be manually operated.
There is a specialized water beautification industry in the market. Personally, how to beautify at low cost can be seen through this article.
How to make a good plan of mortgage and mortgage loan?
After all, there is still a huge gap between theory and practice after talking about so many credit loans and mortgage loans. I don't know much, so let's talk about the correct financing combination form from the theoretical level.
1, giving priority to class I bank loans.
Reason: Most banks have petty cash credit loans. Don't go to the newspaper when you don't use it, you can apply from many banks, and the interest rate is relatively low. For people in good condition, it is the most preferred configuration choice.
2. Second-class bank loans as an alternative.
Reason: Most of the second-class bank loans are credit card cash installment business, and some of them are reflected as credit card liabilities on a monthly basis in newspapers. According to the actual annualized calculation, the installment interest rate is generally between 10%- 18%, and the full handling fee is still charged for early repayment, which can only be used when funds are tight.
For example, the wealth management fund of Guangfa Bank is 65438+ 12, the installment interest rate is 0.6%, the actual annualized rate is 13.29%, and the debt per installment is 10000+, which does not affect the overall debt ratio. The disadvantage is that the principal and interest are equal, and the capital utilization rate is only half.
3. Mortgage loans should be operated according to specific conditions.
Reason: When it comes to the specific approval process, the more complicated the operation steps, the more uncontrollable the system as a whole. If you buy a house in full or mortgage in full, there are few steps involved and you can consider implementing it.
4. Credit card is a bad choice.
Reason: The fund TX turns around on a monthly basis, and the operation steps are complicated. Once the card is lowered, the liquidity is risky and TX is illegal.
At present, employees in 13 industries with good qualifications can generally achieve a credit line of 500,000 yuan from five banks within 3-5 years.
Individuals recommend large credit cards:
Standard Platinum Card for People's Livelihood (50,000 cards);
Visa Platinum Card of China Merchants Bank (500,000 wealth management cards are guaranteed for 3 months, starting from 60,000);
Bank of Communications standard platinum card (500,000 wealth management cards are guaranteed for 3 months, and 30,000 cards are issued);
Bank card of Industrial Bank (leisure series), asset introduction, about 5W;
AE card of Shanghai Pudong Development Bank, with monthly flow of 1.8W or 10W card of other banks, about 5W;
Above all, after spending a certain period of time with the card, the amount will gradually increase, and the minimum consumption rebate of 1% can be realized.
Last example: (for discussion)
A situation:
For a house of 3 million yuan, apply for a 90W imprest credit loan first.
Borrow 300W cash to buy it in full (how); Not discussed for the time being);
Take the house to the bank, mortgage the loan, and get back 265,438+million cash according to 70%;
Using petty cash credit loans, withdraw 900,000 yuan from several credit loans issued in advance;
Pay off the loan of 3 million.
You must follow the process. Because if you take out the credit loan first, there will be a lot of credit loan liabilities on the credit report, and it is almost impossible to get a mortgage loan again.
Total cost: interest of 6%- 10% of the total house price shall be paid annually.
This situation applies to speculators who withdraw funds to sell when the policy adjustment leads to a decline in house prices, but individuals are bullish. Low time cost and simple steps.
B situation:
For a house of 3 million yuan, apply for the imprest credit loan of 100W first.
Mortgage loan requires a down payment of 30% 90W. What should I do if I can't borrow this 900 thousand from the bank myself (debt collection at the meeting)
Still borrow.
1) Borrow it from a friend, use the credit loan of 100W as the repayment basis, let a friend mortgage it, or use the credit loan in the name of a friend. Anyway, my friend got the money. Finally, pay attention to skills, transfer them to immediate family members, and then transfer them back to yourself (because the source of large funds is unknown, banks can refuse loans).
2) I can't find a credit loan for credit investigation, such as Everbright Cloud Payment (the source of funds is wealth management, not deposits, so I don't go to credit investigation. It's a bit like a P2P loan, but it's from a bank).
Next, the mortgage was approved, and 900,000 yuan was taken from the petty cash credit loan and returned to friends or lending institutions.
Cost: 6%-8% annual interest for 900,000 yuan down payment and 4%-6% annual interest for 26,543,800 yuan mortgage loan.