Suggestion: Commercial loans need bank approval, and provident fund can be calculated first.
"How many loans can you finally borrow depends on your personal situation, and the final result is recognized by the bank." When I first learned about this situation from the intermediary, Ahua, who was planning to buy a house, was thinking, what if she couldn't get enough money?
analyse
According to Mr. Zheng, generally speaking, if it is a commercial loan, the first suite now stipulates a down payment of 30%, and 70% of the loan is the upper limit. The final approval depends on income, bank flow, family situation, work unit, etc. These factors ultimately determine whether the bank believes that you have the ability to repay the loan.
If it is a provident fund loan, it depends on the deposit amount of the provident fund. The maximum amount of provident fund loans is 500,000 for one person and 800,000 for two people (at present, the maximum amount of Wuxi provident fund loans is 300,000 for one person and 500,000 for two people). The approval of the loan amount of provident fund is related to the monthly deposit amount of provident fund, age and housing age.
Foundry account
Commercial loan amount: it is related to the applicant's bank flow, income certificate and other factors, subject to the final approval of the bank.
Provident fund loan amount: the minimum value calculated according to the multiple of the storage balance, maximum loan amount and loan ratio of the housing provident fund account is the maximum loanable amount of the borrower. (Suspension of housing provident fund loans to employees' families for the purchase of third and above houses. )
The maximum loanable amount calculated according to the balance of the housing provident fund account
The calculation formula is: (balance of provident fund account+monthly contribution of provident fund ×2× statutory retirement months) × 22. The loanable amount calculated according to the maximum loan limit.
If one person applies for a housing provident fund loan, the maximum loan amount is 500,000 yuan, and if two or more people purchase the same house and apply for a housing provident fund loan, the maximum loan amount is 800,000 yuan.
3. For families (including borrowers, spouses and minor children, the same below) who purchase the first set of housing and whose construction area in Xing Tao is less than 90 square meters (including 90 square meters) or purchase affordable housing according to regulations, the loanable amount calculated according to the loan ratio shall be no less than 20%; For families who purchase the first home and have a building area of 90 square meters or more, the down payment ratio is not less than 30%; For families who buy a second home, the down payment ratio shall not be less than 60%, and the loan interest rate shall be 1. 1 times of the benchmark interest rate of the same grade in the same period.
2. Choose provident fund loans or commercial loans?
Suggestion: provident fund loans are more cost-effective
"The provident fund loan is slow. The owner wants to get the money early, so he wants you to make a commercial loan. " Xiao Song has long heard that the interest rate of provident fund loans is low, but there is no concept of how low. Is it a provident fund loan or a commercial loan, which is more cost-effective?
analyse
Now provident fund loans have become the first choice for mortgages, because provident fund loans have low down payment. If it is the first home loan, the pure provident fund loan can also make a down payment of 20%. In addition, the interest rate of provident fund loans is low, and the annual interest rate of housing provident fund loans is 4.45% for less than five years and 4.9% for more than five years. Generally speaking, there is no maximum loan amount for commercial loans, and the final approval result mainly depends on the lender's situation, so the processing speed is fast. The benchmark annual interest rate of housing commercial loans is 6.704% for less than 5 years and 7.05% for more than 5 years. At present, some banks in Guangzhou have a 15% discount on the interest rate of the first home loan.
Foundry account
Take the purchase of the first suite and the loan of 500,000 yuan as an example. If it is a provident fund loan, the loan is 10 year, the monthly payment is 503 1.42 yuan, and the interest is 103770.4 yuan. If it is a commercial loan, the loan is 10 year, the interest rate is 8.5%, the monthly payment is 5549. 14 yuan, and the interest is paid 165897.05 yuan.
3. Is the down payment more or the monthly payment more?
Suggestion: I have more initiative in my spare money.
In a real estate sales center, a couple born after 1980s are very entangled, and they have different views on the final payment method. In Oda's view, her husband is doing business and her income is unstable. Therefore, if you have money, you'd better pay more down payment, so that the monthly pressure will not be too great. But her husband thinks that 30% down payment is enough, and money has the initiative in hand. If you need money in the future, the cost of borrowing money from the bank will be much higher.
analyse
Generally speaking, if there is no good investment method, it is understandable to give all the money on hand down payment, and the monthly supply is lower. However, there is no money at hand. From the perspective of interest rate, if the house transaction is 6,543,800 yuan+0,000 yuan, we can borrow 700,000 yuan, but the actual loan of 500,000 yuan is enough. If you deposit money in the bank, the fixed interest rate for five years is 5.5%, and the interest rate for provident fund loans over five years is 4.9%. In other words, if you deposit this surplus money in the bank regularly and use the provident fund loan, you can still earn 0.6% a year. The interest rate of commercial loans over five years is 7.05%. Of course, the interest rate of time deposit is not enough to cover the cost of commercial loans, but if there are other investment returns, it can still be considered. Moreover, interest rates are changing, and with inflation and other factors, extra money can play a greater role in the short term.
Foundry account
If the total house price is 654.38+100,000 yuan, the down payment is 30%, and if you have 500,000 yuan on hand, the loan will last for 20 years. Take the provident fund loan as an example:
If the down payment is 50%, then the monthly payment is 3272.22 yuan, and the interest paid is 285332.86 yuan.
If the down payment is 30%, the monthly payment is 458 1. 1 1 yuan, and the interest paid is 399,466 yuan. If the remaining 200,000 yuan is deposited in the bank, assuming the interest rate remains unchanged, the interest every five years will be included in the five-year time deposit, and the total interest after 20 years will be 32,8531.33 yuan.
Then, the final income generated by paying less than 20% = the income generated by the bank deposit of 200,000 yuan-the interest generated by the down payment of 20% by the multi-loan bank = 2 14398.438+09 yuan.
4. Which repayment method is more cost-effective?
Suggestion: What suits you is the best.
"Is it better to repay the equal principal or the equal principal and interest?" Some time ago, Xiao Jian bought a second-hand house with a loan from Binjiang East, with a total price of 800,000 yuan. Xiaomi finally chose the average capital repayment method. "This repayment method has the highest repayment amount in the first month and will gradually decrease in the future. In this way, the pressure will become smaller and smaller. " However, some friends said that this is the traditional way of thinking of "bitter first, then sweet", which is not in line with the modern environment at all.
analyse
Average capital repayment method. This method has the highest repayment amount in the first month, and then decreases month by month, so this method is often called "decreasing method". In fact, the principal is the same every month, but the interest is different, from high to low. Equal principal and interest repayment method. This repayment method is to divide the loan principal and interest into several equal parts according to the loan term, and the monthly repayment amount is the same, so this method is often called "matching method". The repayment method of average capital seems to have less interest, but it is because of borrowing money that more interest is generated, which is somewhat similar to the down payment above. If there is a better investment channel, you may wish to use the equal principal and interest repayment method. If you have repayment ability and no other investment channels, average capital repayment method is more suitable.
Foundry account
Take the commercial loan of 6,543,800 yuan as an example. The loan term is 30 years, based on the interest rate. Then, if it is the repayment method in average capital, the maximum monthly payment is 8652.78 yuan in the first month, and at least 2794. 1 yuan in the 360th month, and the interest paid is 1060437.5 yuan.
Then, if the repayment methods of principal and interest are equal, the monthly repayment is 6686.64 yuan, and the interest paid is 1407 189.89 yuan.
5. Is the loan time long or short?
Suggestion: Of course, the longer the better.
"How sad it is to think that I have to pay my mortgage for the next 30 years!" Therefore, Xiao Song thought that if the loan is 20 years, if the monthly pressure is not too great, it is better to be a "house slave" for only 20 years. However, a friend who works in a bank told him that although the interest rate will be higher after 30 years of loan, the value of the same amount of money will continue to shrink considering inflation and other factors. Therefore, the longer you choose a loan, the better.
analyse
Because of inflation, in fact, borrowing money from the bank, the principal remains the same, but the interest is changing. The same is 700 thousand, and the ability to pay is different every year. It's like owing a bank a loan of 50 thousand 20 years ago. A mortgage of several hundred dollars a month feels a lot of pressure, but now it may just be a meal. So the longer the repayment period, the better.
However, some people think that if there is no good investment channel, in the case of high mortgage interest rate, the loan time is too long and the interest paid is also high. It's best to borrow for a short time and grit your teeth at ordinary times. It is worth mentioning that in the first few years of repayment, interest was mainly paid. If there is a plan to repay the loan in advance, it is more cost-effective to choose average capital repayment method, which can save more interest.
Foundry account
Take a commercial loan of 6,543,800 yuan as an example, with a monthly payment of 7,783.03 yuan and interest payment of 867.927 29 yuan for 20 years.
The loan is 30 years, with a monthly payment of 6686.64 yuan and interest payment of 1407 189.89 yuan.