2. The appraisal price is generally slightly lower than the market transaction price, and the appraisal price is generally 90% of the market transaction price. The specific transaction price can refer to platforms such as Anjuke and Fangtianxia. You can also pretend to sell a house and let the intermediary help you evaluate it.
3. The amount of real estate loans for villas, shops, apartments (commercial and residential) and office buildings is generally 50% of the appraised price.
4. For vacant villas, vacant shops, shops on the second floor and shops that have already opened, there are restrictions on loans, and most lending institutions will refuse loans because the assets are difficult to dispose of in the later stage.
5. Lending institutions generally require the house age of the property to be within 30 years. If the house is over 20 years old, the loan ratio will be reduced, that is, the loan amount will be reduced.
6. Most banks that allocate land and real estate cannot directly handle mortgage loans and need to pay land transfer fees to transfer land and real estate. Special case: For example, Ping An Bank can directly accept the transfer of property.
7. Self-built houses, houses with small property rights, military houses and houses with shares owned by minors cannot be mortgaged. 8. The real estate used for mortgage loans must hold the original real estate license; You can go through the mortgage registration formalities at the Housing Authority.
9. Most banks cannot accept donated or inherited properties, and even a few will deduct about 20% of the appraised price from the loanable amount.
1. Age requirement: mortgage borrower's age requirement: under 65 at the time of general loan. If you are over age, you can add * * * with the borrower.
2. If the property owner involves minors, you can't apply for a loan.
3. The marital status of the property owner is married, and both husband and wife need to sign to confirm whether the property is owned separately or jointly.
4. If the borrower's business subject involves prohibited industries, such as real estate development, steel trade, entertainment business places, mineral development, financing guarantee and other industries, the lending institution will most likely refuse the loan.
5. The borrower's credit information and liabilities are important factors affecting mortgage loans. The general credit requirement is two years, not more than three years in a row. If the customer's credit and liabilities exceed the established requirements, it is possible to raise interest rates or even refuse loans.
6. If the customer's credit inquiry frequency is high and the debt exceeds the established requirements of the lending institution, it is necessary to provide more financial evidence to prove his repayment ability; Financial support includes: the second set of housing, wealth management products, insurance policies, time deposits, cars and other property certificates with cash value. 7. If the borrower has a criminal record, it generally does not meet the requirements of bank approval.
8. If the borrower is involved in litigation or restricted by execution, he can provide a family settlement certificate to enter some banks after execution; However, the client in the lawsuit will not be accepted.
Welcome criticism and correction! thank you
Related questions and answers: Related questions and answers: I want to use the real estate license to go to the bank to make a mortgage loan. The house was bought with a loan and has not been paid off. Can I get a loan from the bank? How much can I borrow? I want to use the real estate license to go to the bank for mortgage loan, but the house was bought by loan and the loan has not been paid off.
Generally speaking, in this case, there are three ways to get a loan from a bank. Side dishes share specific financing opinions for reference only.
First, the residual mortgage loan.
Residual value mortgage means that the mortgaged property is mortgaged again and you apply for a loan from the bank.
0 1, legal provisions
China's "Guarantee Law" stipulates that the creditor's rights guaranteed by the mortgagor shall not exceed the value of the collateral.
After the real estate is mortgaged, if the actual value of the real estate is greater than the balance of the secured loan, the mortgage may be set again, but it shall not exceed the balance.
If the creditor's rights secured by the mortgagor exceed the value of the mortgaged property, there is no priority right to be compensated for the excess.
02, how to interpret the legal provisions?
Combined with judicial practice, it can be interpreted from three levels:
(1) If the mortgaged property exceeds the value other than the secured creditor's rights, that is, the residual value of the property, it can be mortgaged again and applied for a loan from a bank or other financial institution.
(2) The re-applied loan amount shall not exceed the residual value of the collateral.
(3) If the re-applied loan amount exceeds the residual value of the property, there is no priority to repay the excess loan.
03. For example
For the house with transaction price of 1 10,000, the down payment is 300,000 and the loan is 700,000. The house is in the process of loan, and now it is short of money. I want to use the mortgaged house to mortgage the loan again.
According to the above-mentioned "Guarantee Law", the amount of re-applying for a loan shall not exceed 300,000. If it exceeds 300,000, such as 420,000, then the part exceeding 300,000 is 6.5438+0.2 million yuan, and this 6.5438+0.2 million yuan does not have priority.
Second, how to apply for the bank's remaining mortgage loan? How much can I borrow?
The market demand for surplus mortgage loans is still very large, but few banks actually carry out this kind of loan business, mainly because the procedures are very troublesome and the loans can't be put much.
To put it bluntly, for banks, the list is small, the profit is thin, and it is thankless. With the same time and energy, you can get more money.
0 1. How to handle the remaining mortgage loan of the bank?
(1) Obtain the consent of the mortgage bank.
The mortgage bank is the first mortgagee and creditor to arrive, and his other rights certificates are also kept in the bank. Although the law stipulates that you can mortgage with residual value, you can't apply for residual value mortgage if you don't agree with the bank first and can't get his certificate.
(2) Looking for banks that can handle residual value mortgage.
Through the above analysis, we already know that not every bank outlet is handling the remaining mortgage loan, and only banks that carry out this business can handle it.
(3) Real estate value evaluation
When handling the mortgage loan, the purchase price is 6,543,800 yuan, the down payment is 300,000 yuan, and the mortgage is 700,000 yuan. Maybe after a few years, house prices have gone up. How much is it worth now? How much is left in the mortgage? After calculating the two, the residual value can be determined, and then the amount of the second loan can be determined.
(4) Sign a loan contract and handle the secondary mortgage formalities.
After the residual value is determined, negotiate the loan amount, sign a loan contract, and go through the secondary mortgage procedures.
(5) Lending and ending
After the contract is signed, the formalities are completed, and the bank lends money as agreed, the second loan is completed.
02. How much can I borrow?
This is actually the problem of determining the residual value.
Still according to the above example, the house bought on 20 15 cost 1 10,000 yuan, which increased by 60% after five years. According to the appraisal of the real estate appraisal company shortlisted by the bank, it is determined that the present value of the house is10.6 million yuan, and the mortgage loan has been repaid for five years. The original loan was 700,000 yuan, and now the loan principal is 650,000 yuan, so the current residual value of the house is 950,000 yuan.
That is to say, according to the law, if the residual value is mortgaged, the maximum loan can be 950 thousand, which is the theoretical loan ceiling, but in practice it is not so much. Why?
According to the risk control rules of bank loans, combined with the purpose of loans, loans will be discounted in value. For example, for a house worth 2 million yuan, the loan amount is usually only 30% off, that is, 6.5438+0.4 million yuan can be lent.
This means that if the residual value is 950,000, the amount of remortgage loan is likely to be up to 665,000. However, different banks have different loan discounts; Even in the same bank, the loan discount may be different in different periods, which depends on the policy of the handling bank at that time.
Third, in addition to the residual value mortgage, how to use this house to borrow money from the bank?
There are ways, and there is more than one. Side dishes recommend two common financing methods:
0 1, monthly credit loan
Some banks have launched monthly credit loans, which are relatively cost-effective in short-term capital turnover and relatively simple in procedures, and do not need to mortgage real estate.
(1) Loan amount
The amount varies according to the monthly payment period.
① The monthly payment is more than 65,438+0 years, and the loan amount is 45 times of the monthly payment. For example, the monthly payment is 5,000, and the quota is 225,000.
(2) If the monthly payment is more than 3 years, the loan amount is 70 times of the monthly payment. For example, the monthly payment is 5,000, and the quota is 350,000.
(3) If the monthly payment is more than 5 years, the loan amount is 100 times of the monthly payment. For example, the monthly payment is 5,000, and the quota is 500,000.
(2) loan term
Generally, it is in 1-4 years, which is basically consistent with the life of the remaining mortgage.
(3) Other issues
There are two main problems:
① The income situation is stable.
Bank loans don't need collateral. What matters is that the borrower repays the loan and the bank earns interest.
Therefore, whether it is residual value mortgage or credit loan, banks attach great importance to the source of repayment of borrowers.
In other words, the borrower's income should be relatively high-quality and stable, and banks are only willing to lend if they can ensure that the loan can be recovered.
② Good credit record.
Whether it is a residual mortgage or a credit loan, a good credit investigation is the premise, which is not only related to whether the loan can be made, but also related to the loan amount.
02. Asset credit loan
Show the loan contract and real estate license to the bank, and provide the property value evaluation report. The bank will provide unsecured credit loans according to the value of the property.
The loan amount is generally 20% of the value of real estate assessment, that is, a house with a value of 2 million, and a credit loan of 400,000 is enough. The amount is not large, which can solve the short-term small capital turnover.
Comprehensive full text:
Residual mortgage loan is feasible, but it will be more troublesome to operate in loan practice, and there are not many banks willing to undertake it, and the enthusiasm for handling it is not very high.
In terms of loan amount, the residual value varies greatly according to the number of years of housing loan and the appreciation of real estate, which is generally determined by the evaluation company entrusted by the bank in order to be accurately calculated.
It is suggested to consult the mortgage bank and agree to do it first, and then find a bank that can do this business and follow the loan process.