First of all, answer directly.
1. The mortgage type does not meet the requirements.
Second, the specific analysis
There are three kinds of mortgage loans: provident fund loans, pure commercial loans and portfolio loans, in which the interest rate of provident fund loans is still based on the benchmark interest rate, and only the interest rates of pure commercial loans and portfolio loans are based on the LPR interest rate.
If the adjustment of LPR interest rate causes the loan interest rate in the mortgage market to drop, and the borrower buys a house through provident fund loan because it is not affected by LPR interest rate, then no matter how the LPR interest rate is lowered, the borrower's monthly payment will remain the same as before.
2. Mortgage pricing does not meet the requirements.
Although all new commercial loans are priced according to LPR+ basis point, many existing mortgage loans are not priced according to this point. For example, some people choose a fixed interest rate, or choose to price according to the previous benchmark interest rate. Even if the LPR interest rate is lowered, it has nothing to do with these two mortgage pricing methods.
For this reason, it is suggested that borrowers first compare their own mortgage pricing methods, then see if the mortgage interest rate will be adjusted, and finally determine whether the monthly supply will change.
3. The adjustment time does not meet the requirements
The adjustment of mortgage interest rate is not once a month, but once a year. The specific adjustment time shall be subject to the re-pricing date stipulated in the contract. Generally, there are two kinds, one is1+0 per year; One is the date of loan issuance.
Therefore, if the mortgage interest rate is lowered, it depends on whether it is before or after the repricing date.
For example, if the repricing date of pure commercial loans is 65438+ 10/month 1, the mortgage interest rate will be lowered only if the LPR interest rate is lowered in the previous year.
However, if the LPR interest rate is lowered after the mortgage interest rate is re-priced, the mortgage interest rate of that year will remain unchanged, and the monthly supply will naturally not decrease.
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3. Why is the monthly mortgage interest rate lowered?
If the monthly mortgage interest rate has not changed, it is likely to be caused by the following reasons.
1, the interest rate of LPR is lowered, and the mortgage is a provident fund loan, and its interest rate is not linked to LPR, so it is naturally unaffected.
Only when the benchmark interest rate of bank loans is lowered, the new interest rate will be implemented from 65438+ 10/in the following year, and then the monthly payment will change.
2. Commercial loans choose a fixed interest rate, so they will always be implemented according to the interest rate agreed in the contract and remain fixed, so the monthly payment will naturally remain unchanged.
3. Although commercial loans are subject to LPR floating interest rate, the re-pricing date has not yet arrived, so the original interest rate is temporarily implemented, and the monthly supply will naturally remain unchanged for the time being.
When the repricing date comes, the new interest rate will be obtained by calculating the specified basis point according to the latest LPR quotation. After the implementation of the new cycle, the monthly supply will change (note that there are generally two options for the repricing date, namely, the lending date or 1+0).
The interest rate has dropped, why hasn't my home loan repayment decreased?
1. Differences in adjustment of bank mortgage system. In order to facilitate customers' repayment, the bank will keep the monthly payment 1 of the following year consistent with the monthly payment 12 of the previous year.
Take Mr. Wang, a bank customer, as an example. In July of 20 1 1 year, interest rates were cut twice in 20 12 year, but his monthly payment was the previous 20 164 1 yuan in June of 20 13 year. It's just that the "meaning" represented by the figures for the same month is different. Monthly payment 1 more principal and less interest.
2. On New Year's Eve, "interest will be calculated by stages", and the monthly supply will increase instead of decrease. A bank customer adopts the repayment method of equal principal, and the repayment date is the 6th of each month. The monthly payment of 1 is calculated as follows: 65438+original interest rate from February 6th, 65438+new interest rate from February 3rd1October1~ 5th, * * 3/kloc-0.
In the past, the monthly payment was directly calculated according to the monthly interest rate (30 days), resulting in "more" interest in June next year than in February this year 1 day. If the extra day pays more interest than the five days from June 5438+0 to June 5, there will be a very special situation that the monthly supply will increase instead of decrease in June 5438+0 next year.
3, the old "house slave" interest rate adjustment time is different. In addition to the principle of "65438+ the following year 10 month 1", some banks also stipulated in their mortgage contracts that they would make adjustments within one year (or within half a year), the next month and the quarter.
For example, if the loan you took in June this year adopts the principle of "year by year, month by month and day by day", the new interest rate will wait until June 2065438+2005.
Extended data
Due to the differences in the adjustment methods of the bank mortgage system and the special mortgage repayment in June of next year (5438+ 10), interest will be calculated by installments for the cross-month mortgage repayment. Therefore, despite the interest rate cut, the monthly mortgage payment of 5438+ 10 in June next year may have a special situation of "not falling but rising".
For the comparison of loans obtained by two customers in the same situation before and after the interest rate cut, for those old "mortgage slaves" who have already applied for mortgages before the interest rate cut and have not settled their loans at present, their monthly mortgage payment after the interest rate cut must be calculated by a professional mortgage calculator, and the part that has already repaid the principal before is deducted.
At present, most banks implement the principle of "65438+ 1 next year adjustment" for old mortgage customers. When the benchmark interest rate of the central bank changes, the latest interest rate shall be implemented according to "65438+ 1 in the following year".
After the central bank cut interest rates, the mortgage market in second-and third-tier cities was loosened collectively, mainly because the mortgage interest rate was at a high level before.
The mortgage interest rate has dropped. Why is my mortgage not less?
The mortgage interest rate has decreased, but my mortgage has not decreased, probably because I chose a fixed interest rate when applying for a mortgage. After choosing a fixed-rate mortgage, no matter how the mortgage interest rate is adjusted in the future, the mortgage of the fixed-rate user will not change, and it will always be implemented according to the interest rate stipulated in the original contract interest rate. Therefore, the repayment amount will only change if the implemented interest rate changes.
On the other hand, users apply for provident fund loans, but the lowered mortgage interest rate is lpr, which only affects commercial mortgages based on lpr, and the benchmark interest rate of central bank loans implemented by provident fund will naturally not be affected. Only when the central bank subsequently adjusts the benchmark loan interest rate will the new mortgage interest rate be implemented for provident fund loans from June 65438+ 10 1 of the following year, and the repayment amount of provident fund loan users will change.
Housing loan, also known as housing mortgage loan, is an application form for housing mortgage loan, ID card, income certificate, housing sales contract, guarantee and other legal documents filled out by the buyer to the loan bank. , must be submitted. After passing the examination, the loan bank promises the loan to the buyer, and handles the real estate mortgage registration and notarization according to the house sales contract provided by the buyer and the mortgage loan contract concluded between the bank and the buyer. The bank directly transfers the loan funds to the sales unit within the time limit stipulated in the contract.
Average capital
It is to divide the total loan into equal parts during the repayment period, and repay the equal principal and interest generated by the remaining loans in the current month every month.
Monthly repayment amount = (loan principal/repayment months)+(principal-accumulated amount of repaid principal) × monthly interest rate.
Features: Because the monthly repayment amount is fixed and the interest is getting less and less, the lender is under great pressure to repay at first, but with the passage of time, the monthly repayment amount is getting less and less.
Average capital plus interest
During the repayment period, the same amount of loans (including principal and interest) will be repaid every month.
Monthly repayment amount = [loan principal × monthly interest rate ×( 1+ monthly interest rate )× repayment months ]≤[( 1+ monthly interest rate )× repayment months]
Features: Compared with the repayment method in average capital, the disadvantage is that there are more interests. The interest in the initial repayment period accounts for most of the monthly contributions. With the gradual return of the principal, the proportion of the principal in the contributions increases. However, the monthly repayment amount of this method is fixed, which can control the expenditure of family income in a planned way and facilitate each family to determine the repayment ability according to their own income.
Whether it is equal principal and interest repayment method or average capital repayment method, the nature of interest will not change. Generally speaking, matching the principal and interest will pay a little more interest than the average capital. . But the premise is that the loan period is sufficient. It seems that the bank has recovered the interest, but in fact, with the reduction of the principal, the average capital repayment method can speed up the repayment, withdraw the funds as soon as possible, reduce the operating cost and help reduce the risk coefficient. In the actual operation process, the matching of principal and interest is more conducive to the borrower to master and facilitate repayment. . In fact, after comparison, most borrowers still choose the method of matching principal and interest, because this method has a fixed monthly repayment amount, is easy to remember, and the repayment pressure is balanced, which is actually not much different from the average capital.
Because these borrowers also see that the use value of funds varies with time, simply put, the repayment method of equal principal and interest is to pay more interest because of long-term occupation of the bank's principal; The repayment method of equal principal takes up the bank principal for a short time, and the interest will naturally decrease. There is no problem that banks lose money and earn more interest. The two repayment methods are essentially the same, and there is no distinction between advantages and disadvantages.
Only when the demand is different can there be different choices. Because the repayment pressure of equal principal and interest is balanced, but it needs to pay more interest, which is suitable for people who have some savings, but their income may be flat or declining, and their living burden is increasing day by day, and they have no plans to repay in advance. In the average capital repayment method, because the borrower can repay the principal faster, it can pay less interest, but the amount of repayment in advance is larger, which is more favorable because it is suitable for people with higher income at present, or those who expect a substantial increase in income in the near future and are ready to repay in advance.