Original link: https://www.skyue.com/23082821.html
Since the beginning of this year, I have often received calls from banks or intermediaries, telling me how low the interest rate is now, and asking me if I have any loan needs. It is estimated that many people have received similar calls.
So last Saturday, I made an appointment with two intermediary companies to understand the situation. Both companies are in Qianjiang New City, Hangzhou.
process
Of course, the interest rate is the key to whether this matter is worth doing, but the risk of this matter is more reflected in the operation process, whether it will be cheated, and whether there are compliance issues. Therefore, first of all, we focused on understanding the operation process of the entire program.
After two rounds of communication, their business process is roughly as follows:
- The customer provides credit information and clarifies the needs, and the intermediary proposes a mortgage loan plan, and the two parties reach an agreement.
- The customer applies to the original bank for early repayment of the loan, and needs to obtain the bank’s approval letter agreeing to repay the loan in advance. This process usually takes one month.
- The customer goes to the Housing Management Bureau to get another title certificate, a green book, which is different from a red book (real estate title certificate).
- After receiving the approval letter for early repayment and other warrants, sign a service contract with the intermediary company, and the intermediary company begins to prepare business licenses, purchase and sales contracts, and other materials required for handling mortgage loans, as well as advance funds for early repayment. This contract requires a small deposit, ranging from a few thousand to ten thousand yuan, which is negotiable.
- In order to save the cost of advance funds, usually the day before the repayment, the employer transfers the money to the customer’s account.
- The customer repays the loan in advance.
- It is said that it takes no more than 3 working days to apply for a mortgage loan in a new bank from application to loan. The loan period can be up to 20 years, and the repayment method is interest first and principal later, and equal principal and interest can be used.
- After disbursement, return the advance capital and handling fee, and pay intermediary service fee.
The whole process involves many parties, and the key roles include the customer, the original bank, the new bank, intermediary, and capital. The relationship between the customer and the parties is as follows:
- The original bank: Repay the loan in advance and end the mortgage contract.
- Intermediary: sign a service contract, the service content includes advancing funds in advance, preparing mortgage loan materials, applying for mortgage loans at new banks, etc.
- Employer: The employer is an intermediary partner and does not directly sign contracts with customers.
- Neobank: The customer signs a mortgage loan contract with the neobank.
For the client, there are two key contracts in the whole process:
- Service contract signed with intermediary
- Mortgage contract with new bank
After the entire process is completed, the service contract is terminated. For the customer, only the mortgage loan contract with the bank remains, and the repayment is enough on schedule.
In one of the companies, I asked for a customer service contract and looked at it. It was a basic contract, and the more sensitive part was probably the breach of contract clause. The customer breach of contract that I saw required payment of liquidated damages based on a percentage of the total loan amount.
There is another title certificate in the process. The intermediary introduced that this is what the employer needs to check. It is more reliable than the real estate title certificate (red book), and it is not easy to forge.
Rates and Fees
As long as there is no problem with the credit investigation, the bank mortgage loan interest rate can usually reach 3%, that is, the loan contract signed with the new bank has an interest rate of 3%. This part of the intermediary does not have much control, and it is mainly determined by the bank based on credit information.
In addition, there are intermediary fees, which mainly consist of two parts:
- Intermediary service fee: usually charged as a percentage of the total loan amount, such as 3%.
- Advance payment fee: one thousandth of the total advance payment, calculated on a daily basis, and the advance payment cycle is usually within 5 working days.
If the loan is 1 million, the intermediary service fee is 30,000; at the same time, assuming that the 1 million is all used as an advance, and the time is 5 days, the advance fee is 5,000. The total cost is 35,000.
There is an intermediary that directly quotes a total interest rate of 3.7%, of which 0.7% includes intermediary service fees and advance handling fees. The cost of this method is related to the loan period. Will receive 140,000.
Of course, all costs are negotiable.
risk
Among them, I think there are two types of risks:
- directly cheated
- Due to non-compliance with the use of loan funds, the bank drew the loan in advance
Regarding category 1, from the perspective of capital flow, the risk of being cheated is not bad. After all, the customer only needs to pay a small amount of contract deposit in the early stage, but the employer needs to advance a lot of money. This part of the money is repaid after the customer gets the bank loan. I specifically asked whether the advance fund needs to be mortgaged, and the intermediary said no. If this is the case, the contract deposit will be cheated at most.
For the second type of risk, I also asked the intermediary, and the intermediary mentioned that they will make full preparations and avoidance in the loan application materials. As long as the customer does not violate the law, gamble, invest and other high-risk behaviors, they will usually not be drawn out for loans.
But in essence, operating loans used to repay housing loans is a violation of the loan contract, which is always a ticking time bomb. It may be okay if the loan cycle is only two or three years, but the risk will be magnified if the loan cycle is as long as 10 or 20 years.
There are also friends who do not go through an intermediary and directly connect with the bank to replace the mortgage with a business loan. They just prepare the business license and other materials by themselves. It is a bit more troublesome, but the cost is much lower. However, there are also risks related to loan draws.
The above is what I have learned so far.
As cautious as I am, it should not be done, but such a low interest rate is really delicious. Is there any knowledgeable netizen to talk about in the comment area, is this reliable? Is it a big risk?
This article is transferred from: https://www.skyue.com/23082821.html
This site is only for collection, and the copyright belongs to the original author.