At present, the bank's mortgage interest rate is around 4.3%. The intermediary said that the operating loan interest rate was as low as 3.2%, but it was actually the lowest level of 3.4%-3.8%. If you choose to change it, you can save her loan interest of 1 ten thousand yuan every year. This is not true at all. It can be said that operating loan-to-mortgage is not a cake painting but a trap carefully designed by intermediary companies.
The calculation method of operating loan is to spread the annual interest evenly to each month, and the monthly supply only includes interest, so the monthly supply pressure is very small. Matching principal and interest means that the total interest and principal are evenly distributed to each month, while the principal is getting less and less, the principal is getting less and less, and the total interest is getting less and less. You can understand the interest of commercial loans as a straight line, while mortgage loans are a slowly declining curve. Seemingly low-interest operating loans, in fact, compared with mortgages, if the spread is within 2 points, there is no obvious advantage.
Converting mortgage loans into commercial loans is more risky and costly. Converting mortgage loans into commercial loans In order to meet the conditions, residents need to spend a lot of money.
First of all, most residents will ask intermediary agencies for help, and the agency fee is generally 0% to 3% of the loan amount of 65438+;
Second, if the residents' mortgage is not paid off, they need to repay in advance, and the interest rate for prepayment is generally around one thousandth a day;
Third, residents must move to a new company or apply for a new license, and may have to find a business place, which requires a fee.
If the user does not have enough funds to repay the principal, he needs to cross the bridge to provide funds. According to the previous replacement routine, the intermediary will charge extra fees such as guarantee fees and notarization fees in various names during the handling process. Finally, the lender found that the loan cost was much higher than expected, so operating the loan would give the buyer a more cost-effective "illusion".
According to the regulations of the bank, operating loans can only be used for business operations. If we put money into the stock market and the property market, it is illegal. If it is discovered by the bank, our personal reputation will be affected and the operating loan will be terminated by the bank in advance. Therefore, we must not easily believe in the marketing of loan intermediaries, or honestly repay the mortgage. Let me explain the details of the operating loan for you:
1, the characteristics of two kinds of loans
A mortgage is a loan secured by your house. Compared with normal loans, the interest rate is lower and the life span is longer, which can reach 30 years.
Operating loan is equivalent to taking the cash flow that your enterprise can bring as a low-pressure loan. In the current environment, the loan interest rate may be very low, but it will not be much lower than the mortgage. However, the service life will not be very long, and the longest is 3/5 years.
In addition, most banks will require operating loan customers to renew their loans at most once every five years 1 year or three years. The lower the interest rate, the shorter the interval between loan renewals. Every time the loan is renewed, the bank will also review the loan qualification and operation of this enterprise according to the procedures. Banks will not guarantee successful loan renewal, nor will they guarantee the same interest rate as before.
2. What will happen if you change it?
The biggest impact should be that our repayment time has been shortened, resulting in more monthly payments, or some require to repay interest in advance and principal when due; Well, at this time, you can imagine that you have to convert 30 years of cash flow into 3 to 5 years. If you can't repay by then, you will face a breach of contract; In addition, the transfer of operating loans to the real estate sector is a key blow to the country. If you find it necessary to repay them in full in advance.
Last year, China's multi-bank insurance regulatory bureaus launched a special campaign to crack down on illegal business loans entering the property market. Many customers have received the notice of bank loan, and they can't collect money to repay the loan in a short time, so they can only look for high-interest bridge funds for emergency, and even have to sell their houses at low prices to raise funds.
Then why do you recommend this method?
Naturally, there is an interest relationship. The loan broker is happy to do so. You get the loan, he gets the commission, but the risks are all yours. They tell you that the advantage of doing so is to pay less interest, but no one will tell you the risks. Many lenders do not meet the standards for operating loans. At this time, the intermediary will provide one-stop "packaging" service, and this "service fee" is definitely indispensable.
4. In addition, the risk of replacing mortgage with operating loan is not only the above risk, but also includes the following three risks:
Risk of violation
Different bank loans have different uses. The loan funds of individual business loans can only be used for the operation of individual industrial and commercial households, but not for other purposes, let alone for the purchase of houses. At present, the regulatory authorities urge commercial banks to strengthen the post-loan management of self-employed loans. If it is found that the self-employed loan funds are used illegally, the loan should be recovered within a time limit. At present, banks have found that some self-employed individuals use their own loan funds to repay mortgage loans and demand repayment within a time limit.
I have seen a real report that a self-employed household was found by the bank after illegally using the individual loan funds to repay the mortgage loan, but the self-employed household could not pay off the business loan, which was a big trouble. First, if the loan cannot be paid off within a time limit, the credit investigation will be overdue and valuable credit investigation will leave a stain; Second, the bank will auction the mortgaged property to repay the loan, so that the house is not guaranteed.
Midway loan risk
The term of self-employed loans is generally 3 or 5 years, and the term of some banks is 10 year. These operating loans usually pay interest and repay the principal in one lump sum at maturity. The bank's loan policy is changing. At present, self-employed loans are being vigorously marketed, but it is still not this policy after three to five years, so it is not clear.
What should you do if you borrow money to repay your commercial loan when you borrow again in three or five years, but the bank refuses to borrow again? How can I repay the borrowed money? If you borrow from bridge loan, this high interest rate is beyond the ability of ordinary people. The charging standard is 65438+ 0%-2% of the loan amount, which will be different according to the actual difficulty of each case. If a third party is involved, a separate fee may be charged, generally 0.5%. The daily interest rate of bridge funds is generally one thousandth.
One-time repayment risk
Let's take a step back and say that after three or five years, the bank's policy on self-employed loans has not changed, and it is still so loose that it can lend again. However, when the operating loan expires, the bank requires the borrower to pay off the loan principal first. Do you have the ability to collect repayment funds every time? Even if you have the ability to collect it, you must repay it every few years. Is it necessary to spend a lot of energy or even some capital costs? Are you sure this is a good deal? In fact, many real cases show that users who use operating loans instead of mortgage loans will face many policy and legal risks, and most intermediaries will not tell users all the risks.
In a word, if we carefully analyze the loan risk, we will find that banks earn interest, loan intermediaries earn a lot of profits, and only borrowers face all risks, and they may pull themselves into the abyss of debt overnight in the future. Because there are many risks and troubles, I warn my friends here to abide by the relevant regulations of bank loans and never do the thankless thing of replacing mortgage loans with operating loans.
Originally, after we bought a house, we could repay the mortgage safely and steadily every month. However, after this commercial loan conversion, the possible interest savings may not be earned, but our life will become a mess. Don't take the risk of mortgage loan easily, especially the advertising temptation of so-called mortgage loan and operating loan. You must compare your actual situation with the family cash flow and make a rational, long-term and safe decision.