【求助】我的Mortgage是不是锁定的利率？？？

newbeetle · Sep 26th, 2009, 22:35

楼主，你这个是5年CLOSED VARIABLE RATE, P+0.3%

newbeetle · Sep 27th, 2009, 00:00

引用:

作者: deberg

这张图上哪有 P+0.3%呀？

http://www.chinasmile.net/forums/sho...d.php?t=426945

newbeetle · Sep 27th, 2009, 01:16

我们银行内部员工利率都自能做到FIXED 3% 5年，实在是很难相信TD可以给外部客户2.55% FIXED 5年。

newbeetle · Sep 28th, 2009, 11:49

楼主问了BROKER，问了律师，为什么不直接去TD问问呢？

newbeetle · Oct 1st, 2009, 11:56

OPEN还是有TERM的不是无限期，这里的OPEN是针对PRE-PAYMENT来说而不是TERM。

newbeetle · Oct 1st, 2009, 12:11

引用:

作者: WENT

偶可能理解有误，以前经常见到VARIABLE　RATE，而没写OPEN　OR　CLOSED　TERM，就理解成 not term, or 无限期 fully open?? 现在找不着了？
本人的Mortgage是 5 yr open variable.

5yr - Term
Open - Pre-payment is open, you can pay off the mortgage anytime
Variable - the interest rate varys with Prime

newbeetle · Oct 1st, 2009, 12:37

引用:

作者: moccafirst

这个解释最权威了，甲壳虫，你说楼主的这个贷款合同到底咋回事？

谁知道呢，楼主也不上来UPDATE一下。我觉得他的应该是5 YR CLOSED VARIBALE WITH RATE BEING P+0.3%

newbeetle · Oct 1st, 2009, 13:48

那如果PRIMER RATE没有超过3.5%，但5年到了，你不是一样要RENEW，怎么能说没有TERM呢？

newbeetle · Oct 1st, 2009, 13:55

引用:

作者: pandaleek

PRIME 没超过3.5%就不需要RENEW.

怎么可能，你看看你5年后银行要不要你RENEW。TERM和AMORTIZATION PERIOD是2个概念。

What is amortization and what is a mortgage term?

Amortization is the estimated number of years it will take to pay off your mortgage entirely. Amortization periods range up to 35 years. The longer your amortization is, the lower your mortgage payments will be, but the higher the total amount of interest you'll pay over the life of the mortgage. An amortization is made up of a number of mortgage terms.

A mortgage term is the length of time you have agreed to a certain interest rate and a specified payment schedule. A term can range from as short as 6 months to as long as 10 years. At the end of your term, also known as renewal, you can agree to a new interest rate and payment schedule, or you can pay off your mortgage.

newbeetle · Oct 1st, 2009, 16:15

引用:

作者: pandaleek

这个其实我自己是这样理解的。
因为我现在是浮动的利率，而我每个月的还款额是按照3.5%，30年来计算的。也就是说如果RATE一直3.5% 的话，我要用30年还完。就是说3.5% 是上限，一旦RATE 超过了这个上限，我就不得不重新RENEW 因为没法COVER 了。
如果RATE 一直低于3...

你这个说的是每次还款多少和最后多少年付清之间的关系，跟你用不用RENEW是两码事。
假设5年以后利率是3%，你还是得RENEW，只不过对于你计划在30年内还清贷款没有影响。

举个例子说，
前五年有人贷款是P-1%，当时P是5%，现在P是2.25%了，低于5%啊，你不RENEW银行干嘛？它还等着收你P+1%呢，不然它亏死了。只不过你现在付的是3.25%，而5年前付的是4%，对于你作为贷款者来说在付清贷款的年限上没有影响，甚至是更好的。

但是对于银行来说收P-1%(1.25%)和P+1%（3.25%）区别太大了，怎么可能银行任由你不RENEW。每隔几年RENEW一次，是银行规避风险的一种办法。而对于消费者来说，规避风险就要靠PRE-PAYMENT，不论是LUMP SUMP的还是EACH PAYMENT。

一句话说到底，你还是把TERM和AMOTIZATION弄混了。

newbeetle · Oct 1st, 2009, 16:29

唉，不说啥了，这样的BANKER，我也很无语，楼主的BROKER和律师也都确定及肯定的说2.55%是CLOSED FIXED，我从来没有听过一种MORTGAGE的TERM（非AMOTIZATION)是以P多少来定的，也许我在银行工作的时间还不够长吧，时间可以证明一切。

newbeetle · Oct 1st, 2009, 16:57

引用:

作者: pandaleek

That's why there have banKruptcy. They make money here and pay money there. That's the bank works.
That's why nobody get p-1 right now. People got p-...

别WHY,WHY,WHY了，不RENEW银行BANKRUPT得更快。美国的MORTGAGE可以允许30年的TERM，而加拿大的必须至少每10年RENEW一次，银行自身风险小多了。这也就是为什么加拿大的银行系统在此次金融危机中被全世界所称赞。
自己看看加拿大政府网站吧：

http://www.fcac-acfc.gc.ca/eng/publi...ge_TOC-eng.asp

“That's why nobody get p-1 right now. People got p-1 because the p was high.”对啊，银行怎么变的啊，通过RENEW。要是按您的说法，所有之前P-1的人都不用RENEW了，那银行吃什么？

newbeetle · Oct 1st, 2009, 17:25

引用:

作者: pandaleek

So banker always advise you pick Fixed Rate. Do you see any fixed rate lower than variable at the same time?

这跟是否5年必须RENEW一次有关系吗？
FIXED RATE当然比VARIABLE RATE高，这是PIECE OF MIND的代价。

newbeetle · Oct 4th, 2009, 13:58

确实不可思议，不知道楼主有没有问问你文件上那个P+0.3%是咋回事？TD说的是你每个月的PAYMENT不会变，还是你的利率不会变？

newbeetle · Oct 6th, 2009, 21:12

Before we can explain the P+0.3% on the legal document, we cannot be sure it is indeed 5yr FIXED rate for 2.25%. I work in the bank, the best rate we can give to our staff is 3% fixed for 5 yr.
Sorry, cannot type chinese now.

Sep 26th, 2009, 22:35	#1
newbeetle Senior Member 注册日期: Dec 2005 帖子: 2,167	楼主，你这个是5年CLOSED VARIABLE RATE, P+0.3%
newbeetle Senior Member 注册日期: Dec 2005 帖子: 2,167

Sep 27th, 2009, 01:16	#3
newbeetle Senior Member 注册日期: Dec 2005 帖子: 2,167 声望: 132089	我们银行内部员工利率都自能做到FIXED 3% 5年，实在是很难相信TD可以给外部客户2.55% FIXED 5年。

Sep 28th, 2009, 11:49	#4
newbeetle Senior Member 注册日期: Dec 2005 帖子: 2,167 声望: 132089	楼主问了BROKER，问了律师，为什么不直接去TD问问呢？

Oct 1st, 2009, 11:56	#5
newbeetle Senior Member 注册日期: Dec 2005 帖子: 2,167 声望: 132089	OPEN还是有TERM的不是无限期，这里的OPEN是针对PRE-PAYMENT来说而不是TERM。

Oct 1st, 2009, 13:48	#8
newbeetle Senior Member 注册日期: Dec 2005 帖子: 2,167 声望: 132089	那如果PRIMER RATE没有超过3.5%，但5年到了，你不是一样要RENEW，怎么能说没有TERM呢？

Oct 1st, 2009, 16:29	#11
newbeetle Senior Member 注册日期: Dec 2005 帖子: 2,167 声望: 132089	唉，不说啥了，这样的BANKER，我也很无语，楼主的BROKER和律师也都确定及肯定的说2.55%是CLOSED FIXED，我从来没有听过一种MORTGAGE的TERM（非AMOTIZATION)是以P多少来定的，也许我在银行工作的时间还不够长吧，时间可以证明一切。

Oct 4th, 2009, 13:58	#14
newbeetle Senior Member 注册日期: Dec 2005 帖子: 2,167 声望: 132089	确实不可思议，不知道楼主有没有问问你文件上那个P+0.3%是咋回事？TD说的是你每个月的PAYMENT不会变，还是你的利率不会变？

Oct 6th, 2009, 21:12	#15
newbeetle Senior Member 注册日期: Dec 2005 帖子: 2,167 声望: 132089	Before we can explain the P+0.3% on the legal document, we cannot be sure it is indeed 5yr FIXED rate for 2.25%. I work in the bank, the best rate we can give to our staff is 3% fixed for 5 yr. Sorry, cannot type chinese now.