There will be no pie in the sky. Of course, it is a trap to replace mortgage with commercial loan. It is illegal to replace mortgage with commercial loan. We should be on high alert. After the mortgage is converted into a commercial loan, the actual capital cost of us as buyers will be higher and the risk will not be small.

At present, the bank's mortgage interest rate is around 4.3%. The intermediary said that the operating loan interest rate is as low as 3.2%, which is actually the lowest level of 3.4%-3.8%. If you choose to change, you can save her 10 thousand yuan in loan interest every year. This is not true at all. It can be said that operating a loan to mortgage is not a pie but a trap carefully designed by an intermediary company.

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 distributing the total interest and principal evenly 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. In order to meet the requirements, residents need to spend a lot of money.

First, most residents will ask an intermediary for help, and the agency fee is generally 0% to 3% of the loan amount of 65438+;

Second, if the residential mortgage is not paid off, it needs to be repaid in advance. Generally, the daily interest rate for prepayment is about one thousandth;

Third, residents must move to a new company or apply for a new license, and may have to find a business place, which requires fees.

If the user does not have enough funds to repay the principal, he needs to bridge the fund. According to the previous replacement routine, the intermediary will charge extra fees in various names, such as guarantee fees and notary fees. Finally, the lender found that the cost of the loan was much higher than expected, so operating the loan would give buyers a more cost-effective "illusion".

According to the regulations of the bank, operating loans can only be used for business operations. It is illegal for us to put money into the stock market and the property market. 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, don't trust the marketing of loan intermediaries easily, or honestly repay the mortgage. Let me explain to you the details of the operating loan:

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, up to 30 years.

An operating loan is equivalent to taking the cash flow that your business 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 renewal interval. Every time the loan is renewed, the bank will also review the loan qualification and operation of this enterprise in accordance with the procedures. The bank will not guarantee the successful renewal of the loan, nor will it guarantee the same interest rate as before.

2. What effect will it have if it is changed?

The biggest impact should be that our repayment time is 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 it cannot be repaid at that time, it will face default; In addition, the transfer of operating loans to the real estate sector is a key blow by the state. If it is found, you need to repay it 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 loans, and they can't make money to repay the loan in a short time. They can only find high-interest bridge funds for emergency, and even have to sell houses at low prices to raise funds.

Then why does someone recommend this method?

Naturally, there is an interest relationship. The loan broker is too happy to do it. You get the loan, he gets the commission, but the risks are all yours. They tell you that the advantage is to pay less interest, but no one will tell you the risks. Many lenders can't meet the standard of 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, but also the following three risks:

Risk of violation

Different bank loans have different purposes. The loan funds of self-employed loans can only be used for the operation of individual industrial and commercial households, and may not be used for other purposes, not to mention 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 their mortgages and demand repayment within a time limit.

I have seen a true report that a self-employed person was found by the bank after illegally using the self-employed loan funds to repay the mortgage, but the self-employed person was unable to pay off the operating loan, which was very troublesome. 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 there is no guarantee for the house.

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 lending policy is changing. At present, it is vigorously marketing personal loans, but it is still not this policy after three to five years, so it is not clear.

What should I do if I borrow money to pay off my business loan when I refinance three or five years later, but the bank refuses to refinance? How can I repay the borrowed money? If it is bridge loan, this high interest rate is beyond the reach of ordinary people. The charging standard is 0%-2% of the loan amount of 65438+, which will be different according to the actual difficulty of each case. If a third party is involved, it may be charged separately, generally 0.5%. The daily interest rate of bridge funds is generally one thousandth.

One-time repayment risk

To say the least, three or five years later, the bank's policy on self-employed loans has not changed, and it is still so loose that it can be loaned 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 the repayment funds every time? Even if you have the ability to collect it, you should pay it back 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 commercial loans instead of mortgages will face many policy and legal risks, and most intermediaries will not tell users all the risks.

To sum up, if we carefully analyze the loan risks, we will find that banks earn interest and loan intermediaries earn a lot of profits. Only borrowers face all risks and may pull themselves into the abyss of debt overnight in the future. Because there are many risks and troubles, I would like to warn you that you must abide by the relevant provisions of bank loans and never do the thankless thing of replacing mortgage with business loans.

Originally, after we bought a house, we could repay the mortgage safely and stably every month. However, after this commercial loan is converted into shares, the interest that may be saved may not be earned, and our life is a mess. Don't take the risk of mortgage easily, especially the advertising temptation of so-called mortgage loans and commercial loans. You must compare your actual situation with your family cash flow and make a rational, long-term and safe decision.

What does replacement loan mean?

Question 1: What do you mean by writing off loans and replacing loans? Write-off loans refer to loan assets formed by banks, including loans that are identified as bad debts when they are kept off balance sheets; Replacement loan refers to a loan that reorganizes the loan and the borrower sets up stem to resolve the risk of revitalization.

Question 2: What does replacement loan mean? There are two understandings of replacement loans: "one is that after the enterprise repays the loan with its own funds, it is filled with loans from other banks, and the other is repaid with loans from other banks." These two understandings represent two different purposes of replacement loans. If traced back to the source, the essence of the two replacement loans is the same, both of which are to replace the loan of another bank with the loan of one bank.

First of all, from the perspective of loan operation, the first kind of replacement loan requires the enterprise to repay the original loan with its own funds before issuing the loan from another bank, while the second kind of replacement loan is that a bank issues the loan first, and the enterprise repays the loan with the loan funds, which is essentially different in operation steps and operation sequence;

Secondly, in the control of loan use, from the bank's point of view, the first replacement loan is obviously easier to control the real use of the loan than the second. For the first kind of replacement loan, enterprises will obviously feel the lack of daily operating funds after using their own daily operating funds to restore the due loans. After another bank loan is issued, it is used for the daily operation and turnover of the enterprise, and the bank loan is used reasonably and easy to monitor; For the second replacement loan, it is not so easy. Because it is directly used to repay loans from other banks, which have already entered the enterprise, some have been "paved" and some may even be misappropriated. It is difficult for new banks to find out whether the original loans are reasonable or not, and it is also difficult to monitor the real use of loans. Therefore, although in the daily operation of banks, these two kinds of replacement loans exist.

Question 3: What are the non-performing loans that have been replaced? Non-performing loans have been transformed into other forms, such as real estate, other creditor's rights and equity.

Question 4: What does it mean to replace the existing bank financing with new bank loans or other financing channels? For example, an enterprise originally had a loan in Bank A, and now it uses the new loan issued by Bank B to repay the existing loan of Bank A, and the enterprise becomes a bank loan, which replaces the existing bank financing. Mainly a means of competition between banks.

Question 5: What does replacement loan mean? Say something easy to understand about mortgage loans.

Question 6: What is the company's loan replacement in the bank? A 50-minute replacement means a new bank loan. As long as the loan is not paid off, of course, the interest will continue to be paid. How to pay the interest? You have to ask the bank that is lending now.

Question 7: The advantages and disadvantages of enterprise loan replacement should be ok.

Accept my answer. .

Question 8: The old car must be sold first for the car replacement loan. After evaluation, if it is sold abroad, the state will give you a subsidy of 3000-6000 yuan. If you still have a Beijing license, there will be no subsidy, depending on who you sell it to. You sell it to the car collector, and he gives you the subsidy money directly. After the sale, your license plate can be kept or renumbered, and you can also borrow money to buy a car for up to 5 years. You can also choose a down payment, with a minimum of 30%. The longer the term, the higher the interest rate. The loan interest is based on the national benchmark interest rate. The bank will raise the interest rate according to your situation. General car loan interest rates have reached more than 8%. If you get married, you need to provide your husband and wife's ID card, household registration book, marriage certificate, real estate license, driver's license, 2 one-inch photos, proof of income, and bank flow in the last 3- 6 months. That's all. I bought a car recently, too, and I'm working on it. In addition, I heard from people in the auto market yesterday that the subsidy is almost gone. Please ask quickly, don't miss it.

Question 9: What's the difference between housing mortgage loan and housing replacement loan? Housing mortgage is a house with ownership, and housing replacement loan is a mortgage loan.

Housing replacement loans are also secured by the property purchased this time.

Question 10: How to understand the replacement loan? Please give a detailed answer. Hard work is the exchange of provident fund and loan.

Media: Be alert to multiple risks of mortgage replacement

1. The process is too complicated. To apply for mortgage loan, the borrower needs to have a company, and the company must be established for more than one year. If there is no company in this person's name, he will be transferred to another company. The process of the new company is very complicated, and the new company that may transfer its ownership cannot meet the bank's audit standards.

2. The cost is relatively high. If the loan needs to be transferred to a new company, the transfer fee is not low, and the bookkeeping and address fees need to be paid every year. If the borrower doesn't know how to handle it, he has to find an intermediary to help and pay an intermediary fee.

3. The repayment period of loan repayment risk mortgage loan is about five years. If the policy of the midway bank changes, the borrower may be required to repay in advance. If he is unable to repay, it will be overdue, which will have a great impact on personal credit.

Replace mortgage with commercial loan, and beware of "pie" becoming a trap. What are the risks in this way?

This kind of behavior itself is a loan trap, and the use of illegal commercial loans will also be severely punished by law.

Many ordinary property buyers may directly turn to personal housing loans and commercial loans after ordinary people buy a house to reduce the interest on personal housing loans. This behavior seems very reliable, but not everyone can apply for ordinary commercial loan products. If the same person can't repay the loan in advance, then this person also needs to use the so-called bridge. In this way, the funds in the whole process are unreliable, and there are also corresponding financing risks.

Many commercial loan products are cash loans.

You can try this. Many commercial loan products on the market are not official products themselves, but there are more concerns. For ordinary people, it is difficult for us to find the true meaning of commercial loan products, let alone personal housing loans, so cash loans are the same, and we need to wait until we carefully consider this behavior.

This law also violates the rules for the use of commercial loans.

If someone applies for a commercial loan through real estate, then this person's commercial loan first needs to operate the enterprise and expand the business scope. For those who need to repay personal housing loans, if someone applies for commercial loan repayment, because it is an illegal way to use commercial loans, if the bank detects that the behavior of the loan provider is based on requirements, the bank will directly ask the lender to repay all the principal and interest at one time.

Generally speaking, I personally don't recommend this kind of behavior, because there are great financial risks in the whole process and the behavior is very unreliable. For us, it is necessary to strictly abide by the loan regulations to repay the main personal housing loans and interest, and it is not illegal.

The annual interest of 740,000 mortgage is 1 10,000 yuan. Is it reliable to use commercial loans instead of mortgages?

Of course, this kind of behavior is not reliable, because it is illegal to change mortgage into commercial loan, and the risk of this behavior is also great.

To some extent, when a person applies for a loan product, he needs to use the relevant loan according to the function of the loan product itself, and at the same time, he can't use the loan product illegally. If a person applies for a mortgage, this person's mortgage can only be used to buy a house. If a person applies for a consumer loan, his consumer loan can only be used for daily consumption and electronic consumption. If a person applies for a commercial loan, this person's loan products can only be used for normal business operations, not for daily consumption and purchase of real estate, so different loan products have completely different application scopes.

This kind of behavior is very unreliable.

You can try to understand that when a person repays a personal housing loan, if he repays the mortgage in advance, he not only needs to use the corresponding bridge funds, but also has certain interest and risk problems. At the same time, if this person applies for a commercial loan, when the bank finds that this person has used the commercial loan to refinance the mortgage, the bank may withdraw all the commercial loans at any time, causing certain substantial losses to the buyers, and the losses will be borne by the buyers alone. Because of this, it is very dangerous to replace mortgage with business loans.

We don't need to do this at all.

Personally, if a person has the financial ability to repay the mortgage in advance, he can choose to repay the mortgage with his own cash, and there is no need to take out the so-called operating loan. For those who apply for gold loans, all the purposes of operating loans need to be used for daily operations and cannot be used for other consumption. Although the interest rate of operating loans is very low, we don't need to joke about our loan risk, because the risk of using operating loans illegally is high.

Advantages and disadvantages of loan replacement

Advantages and disadvantages of lending;

1, saving interest and reducing unnecessary expenses:

Replacing the original high-interest loan with a new low-interest loan by loan replacement can effectively reduce the interest on the expenses you owe;

2. Reduce the monthly payment and current economic pressure;

Under normal circumstances, we mainly choose two repayment methods for real estate mortgage loans: equal principal and interest and average capital. When we switch to mortgage loans, we have more repayment methods: interest priority, equal principal and interest, etc.

In this way, by changing the repayment method, the pressure of monthly repayment can be alleviated to some extent;

3. More credit lines can be released to obtain liquidity:

For example, the real estate in the core area of Wuhan is one of the relatively safe investment methods. In the early days, the real estate prices in some core areas purchased in Wuhan almost rose or rose steadily. Lend out the value-added part of the property through refinancing replacement, so that you can get the reserve fund with ultra-low interest.

For example, the property purchased in Wuhan before 16, the original value 1 10,000, and the current market value10.8 million. This time, according to the current market value and policy, 800,000 yuan of value-added funds can be released through loan replacement, which is a very good financing method for some business owners;

4, debt restructuring, optimizing personal credit and qualification:

If there are many loans of different nature under the current name, such as mortgage, car loan, credit card, small loan, online loan, etc. We will convert all these liabilities into low-interest mortgage loans by means of "loan replacement";

(1) Repayment of previous loans: mortgage, car loan, micro loan, credit card loan, etc.

⑵ After transferring the loan through debt restructuring: the loan only needs to be repaid once a month, and the repayment is clear and controllable;

This is more conducive to planning the liabilities in our own name, solving the problem that "multi-borrowing" and "multi-borrowing" affect our personal credit reporting debt ratio and loan quantity, thus optimizing our personal credit reporting data. This is the charm of debt optimization and debt restructuring, which can really help us reduce the monthly repayment expenditure ~

1. Business license:

Different banks have different requirements on the registration time of business license, whether there is actual operation and whether there is running water. If you are applying for a friend of an effective company with a business license, you need to be cautious just for loan and replacement. Registration/cancellation/bad debts/annual review, etc. , all need cost;

Xiao Wei suggested that it is ok to register as a self-employed. It's not too complicated. You need to know which bank meets your requirements. Basically, all the banks that meet the requirements are commercial loans.

2. Capital cost:

In the process of "loan replacement", the final payment of the last bank needs to be settled first. The funds for the settlement of the balance can be our own funds or bridge funds, and the cost of funds needs to be considered, generally around 1000 yuan, depending on the current market situation;

3. The repayment pressure of due loans is high;

Operating mortgage loans have the problem of withdrawing funds at maturity. Due to the different products of banks, some need to pay back the capital every year, and some need to pay back the capital in three to five years.

If you don't get the funds back in time, there will be situations where you need to advance the funds to the capital. This is the cost, and sometimes you can't even pass the audit after returning to the capital. It all depends on your current qualifications and which bank product you can become;

4. The risk of being loaned:

If the financing money is used to buy real estate or other illegal funds, once it is discovered by the supervision, it will be loaned by the bank;

If your business license is cancelled, or there is something wrong with your credit information, you may also be loaned by the bank;

5. Risk of loan extension:

Compared with mortgage loan, the term of mortgage loan is generally shorter: 3 years, 5 years, 10 years. If the bank does not renew the loan after the expiration, you will face great repayment pressure, so you should arrange the plan in advance;

6, the process is relatively cumbersome:

Because mortgage loan involves two major links: clearing mortgage and handling mortgage loan, it usually takes a long time to approve the loan, such as reviewing materials, interviewing, registering accounts, field visits, mortgage notarization, etc., which takes about 15~20 working days. Of course, if customers are highly cooperative, the approval time will be greatly shortened.