Although it was fried in advance to boil, many people still don't know how to handle the most cost-effective, and the consultation bank customer service does not understand. We recommend that you contact the branch of the loan to save time, and the most money-saving way is everything possible to reduce the principal.
◆ There are many copies in advance.
The most commonly used repayment method is the equivalent principal and interest repayment method and isometric repayment law. The equivalent principal and interest repayment method, that is, the borrower repairs the loan principal and interest in equal amounts per month. This approach is the most interest expense of the initial period, the principal is relatively small, and later with the gradual reduction of monthly interest expenses, the fundamental funds will gradually increase. The subsidiary repayment method, that is, the borrower repairs the loan principal by equivalent quota, and interest will decrease with the monthly month, and the amount per month will be reduced. Under the same conditions in the same conditions, the interest to pay by the equal principal and interest repayment method is higher than the equalization method. Therefore, if it is planned to pay back, it is best to choose an equal fund repayment method.
In advance, the loan is mainly to reduce interest, especially in the previous year in the loan, the principal base is large, and the interest is also high. Therefore, financial experts suggested that in the past few years in the loan, especially in the first five years, it is necessary to fight for more repayments, so that the budget in the total loan decreases, and the interest burden will be reduced in the remaining loans.
Different by repayment, the borrower can choose time limit or decreased. It is understood that most banks can provide five ways to repay the loan for customers.
The first, all advanced repayment, that is, the customer will pay a one-time represession. (Don't have interest, but the interest payable is not returned)
The second, partial repayment, the remaining loans remain unchanged per month, and shorten the repayment period. (Save more interest)
The third, some advanced payment, the remaining loans will decrease the daily repayment amount and keep the repayment period constant. (Reduce the monthly supply burden, but the saving is lower than the second)
The fourth, some advanced payment, the remaining loans will decrease the daily repayment amount, while shortening the repayment period. (Save more interest)
The fifth, the remaining loans keep the total principal principal, and only shorten the repayment period. (Increase in month, reduce some interest, but relatively uncomfortable)
Financial experts suggest that in advance, try to minimize the principal, shorten the loan period, so that the interest rate is less.
◆ How to repay money
If you choose a combined loan made by merchants and provident funds, the first discharge will "discount". Since the provident fund loan contains policy subsidies, the loan interest rate is much lower than the merchants, and the rate interest rate is also small than ordinary merchants, so the buyers return the loan interest rate higher than the commercial loan, relatively cost-effective.
If you are a pure commercial loan, then there are two differences between the two repayments.
According to expert analysis, compared with the two repayment laws, the interest to pay for the "equal principal and interest repayment law" is higher than the "equal principal repayment law" because the same loan is loanned. The interest payment is not refundable, which has paid a lot of interest that should not be paid in advance. Therefore, if there is an early repayment plan, choose "Isometrical Repayment Law" loan is better, so it is more cost-effective.
However, not all people have to repay the "equal fund repayment law", which is what your own financial plan is. For people who have diversified in high-paying people, they may wish to adopt "equal fund repayment law"; if your current funds are more strong, don't intend to pay backwards, I suggest you use "equal fund repayment law" loan. Because, although this repayment method is large, it can be reduced in the future, and it is characterized by the increasing return of time, the more relaxed. If you are a civil servant, ordinary teachers, general researchers or a person working four flat and steady, people who have no such thing as the world, I suggest you choose "equal principalness repayment law". If you are loan is equal, this is basically cost-effective in the first 10 years. Because this loan method pays more interest in the initial period of repayment, the amount of this gold is small, and it will be loan in advance to reduce the interest expense of the big pen. Strive for more repayment in these years, which makes the base of the base decrease, thereby relieve interest burden.
From the perspective of saving interest, the shortened loan period is a good choice, because the time is shortened, the number of repayments per month will not change, and the speed of returning the principal will be reduced.
◆ There is a difference in bank regulations
Experts said that it is necessary to clarify the advance repayment regulations for different banks in advance. The reporter has found that the bank generally stipulates that the loan will be issued by the bank after a borrowing period, and the public can apply for some or all loans in advance by the bank. All banks are different from each other, and it is recommended that the public must make the operation process of the loan bank before deciding whether to pay the loan in advance, and make an appointment in advance.
The reporter found in the investigation process, according to the statement, in fact, the rights of the loans, the rights of many operations are in the hands of the branch, and the specific business handling needs to be carried out with the branch of your loan, so the public must Understand the problem on the advance repayment procedure, the best way is to contact the salesman or customer manager of the loan at the time, follow the specific provisions of their branch.
In addition, the new interest standard after the interest rate hike will be calculated at the beginning of the new year, so even if it is necessary to pay in advance, the buyers must grasp the opportunity to make a loan in advance as much as possible at the end of the year before the new interest.
The following is a reporter who made the bank's customer service phone to make a long-term repayment regulation, for all the reference (the actual situation is subject to the regulations of the banks):
■ Industrial and Commercial Bank: Requires lenders to apply for banks 30 working days in advance, currently do not accept violations, the lower limit of the payment in advance is 6 times that of normal monthly repayments.
■ Bank of China: Requires written application in advance of 30 working days in advance, and paying a default payment in advance.
■ Construction Bank: Raised for less than one year, no violation; loan period is more than one year, during the loan period, the borrower has put forward the written application in advance of 10-15 working days in advance to the bank, and the loan will agree However, some loan hosted in advance or in advance, and the part of the precedent will no longer be invisible in the later period, and the previously prepared loan interest is no longer adjusted. Clearing all the loans in advance, the loan line agrees, according to the interest rate and loan balance of the contract period, according to the actual occupied days.
■ Bank of Communications: The amount of repayment in advance will not be less than 6 months.
■ Agricultural Bank: Requires written application in advance, after a year, the lower limit of payment is 6 times the amount of normal monthly repayment amount, and it is currently not charged.
■ Minsheng Bank: Requires written application, it can also be repaid in advance for less than a year, and do not accept the offer.
◆ In advance repayment process
The reporter consulted some banks of the mortgage department, and learned that the bank represented and time did not have the same time. If the specific matters, please consult the bank when you purchase a house. The following is the process of handling the reporter from the Beijing Industrial and Commercial Bank Chaoyang Branch: Buyers must first fax to the bank, the application form includes the reasons for the early repayment, the location, contact number, ID number, and return passbook Basic information such as accounts. After receiving the application, the bank is given a reply in a month. If you meet the reply procedures, buyers carry cash and related materials, and you can handle it in advance on the same day.
Under normal circumstances, banks require repayment in advance. When proof is officially procedures, the lender is required to sign a supplementary agreement to change the amount of borrowings and years, and the main contract will no longer re-change.
◆ Pay special reminders
■ Special reminder 1: Don't forget to pay off all loans in advance, buyers should remember the insurance company and other departments. Experts reminded that after the lenders pay all loans in advance, the original personal housing loan housing insurance contract is also terminated in advance, according to relevant regulations, the lenders can carry insurance policy is porthing and proven in advance, and the insurance company refunds in advance by month Premium. The premiums refunded in advance are returned, and it is the present value of the paid insurance premium in advance, and the present value of the premium premium premium before returning in advance is returned.
■ Special reminder 2: Combined loans do not have to first reserve fund loans
For the provident fund loan, is it necessary to make the provident fund loan after you can apply for commercial loans in advance? Industry insiders said that only the money in the provident fund account must be used first to pay off the provident fund loan. If it is other self-funded, it can be determined by personal preferences and needs, and it is first used to use commercial loans or first used to rush to the provident fund loan.
■ Special reminder 3: Remember to apply for mortgage cancellation
Finally, the bank pointed out that because many lenders are more indifferent to the mortgage, they often have forgotten to go to the property department to handle mortgage cancellation, so that although the loan is still clear, the house is still in the property rights department, which will be a future house transaction Bring unnecessary trouble. Loan people need to decline the mortgage certificate of the bank to apply for the return of the housing mortgage property department to apply for the logout registration form (not to cross-zone), and finally attach the purchase contract or the property rights certificate for mortgage.
This version writes Zhao Liping Chen Jing
Jinghua Times (C78, November 26, 2004)
