【专题讨论】SxPEX 真假贷款节息，你真的已明白清楚了？？？

小摩

太好了，大家耐心些，这应该看得到我们想看到的figure.

小摩

我看你的贷方在模糊你,什么半Flexi，还有。。Advance payment 本来就是可以拿出来的！因为根本不会帮助到任何的省钱！只有给他们多些钱去借其他人（如果你不拿出来，甚至，你每一次拿出，还要付些“冤枉”的Processing fees,那本来就是我们的钱，免费借，拿回时还得给钱。。。呜呼，哀哉！

TycoonShan

那你是想说所谓的‘能够真正省利息’就是在多还的情况下而不能提取咯！就是要做principal payment或是close account!

佩仪

好了。我把我的贷款放出来，让大家讨论吧。我的贷款不清楚是否算 Flexi Loan。但我可以随时放入多余的钱（任何时间，任何金额），随时提出多付的钱　（手续费是RM25）。

备注：根据银行职员的资料，我多付的钱并没有扣除本金，而是放在另一个户口。这个资料是当我从EPF户口提钱出来还贷款时，银行职员问我是否要直接扣除本金时，才知道的。

贷款银行 ：老虎银行
贷款 ：100K
期限　：２０年
利率 :
１-5年 : 5.25%　（RM 674）
６-８年 : BLR + 0.25% (RM 729)
９-20年 ：BLR + 0.１5% (RM 719)
  * 以上（）里的数字是每月必须还款额。

开始还款　：２００５年四月
每月还款　： RM1200 (Apr-Jul 2005)
           RM 1500 (Aug 2005 - Current)
另外多还款 ： RM 5000 (Aug 2005) - EPF
            RM 6950 (Dec 2006) - EPF
曾经提款　： RM 15000 (Jan 2007)
　　
以下是银行的Online Statement.

Account Information
As at Wednesday, 18 July 2007
Loan Type : Conventional Loan
Outstanding Balance : -RM72,297.09
Outstanding Progressive Interest : RM0.00
Payment Due Date : 01 August 2007
Monthly Installment Amount : RM674.00
Installment Due : RM0.00
Payment In Advance : RM11,688.03
Interest Rate : 5.25%
Payment Frequency : Monthly
Advance Payment Available for Redraw : RM11,688.03


Transaction History (只可以看到今年的)
30-Jun-2007  Interest Charged             RM316.21
27-Jun-2007  Payment To A/C                       RM1,500
31-May-2007  Interest Charged             RM331.99
28-May-2007  Payment To A/C                       RM1,500
30-Apr-2007  Interest Charged             RM326.53
28-Apr-2007  Payment To A/C                       RM1,500
31-Mar-2007  Interest Charged             RM343.05
30-Mar-2007  Payment To A/C                       RM1,500
09-Mar-2007  Payment To A/C                       RM204.97
28-Feb-2007  ADS Fire Ins & Other Debits  RM204.97
28-Feb-2007  Interest Charged             RM314.40
27-Feb-2007  Payment To A/C                        RM1,500
31-Jan-2007  Interest Charged             RM298.99
28-Jan-2007  Payment To A/C                        RM1,500
26-Jan-2007  Processing Fee - RF          RM25.00
26-Jan-2007  Redraw Facility              RM15,000.00

** 每个月的利息都不同是因为每个月的还款日期都不同。利息是算Daily Rest.

kitkatlow

謝謝。

你的貸款其實不算是 flexi loan，但可以讓大家參考。
真正的flexi loan 是不會有手續費的。

超笨无比

我的
第一年, 2.35%
第二年, BLR-1%
第三之后, BLR+0.15%

我看过statement,有扣母金,我每次都多还贷款.
供了2年,想等refinance

佩仪

谢谢kitkatlow 版主 的加分。

由于您的加分，我的阅读权限突然变成4。真爽！！

Mr.Business

恭喜恭喜。。。
版主很少加分给我了。。。

yyhhcc

原帖由 佩仪 于 18-7-2007 11:21 AM 发表
好了。我把我的贷款放出来，让大家讨论吧。我的贷款不清楚是否算 Flexi Loan。但我可以随时放入多余的钱（任何时间，任何金额），随时提出多付的钱　（手续费是RM25）。


备注：根据银行职员的资料，我多付的钱并没有扣除本金，而是放在另一个户口。。。。。。

请问，哪你有问银行你的利息是否有扣除那些多余的钱（advance account)后才算的？如果不是，你那advance payment（十多千）根本就帮不了你节省利息。

calm88

I hope my housing loan repayment experience can help... ...let me share it with you and please correct me if I m Wrong.

I am Using Mx Flexi loan package.
I did pay cash to reduce this housing loan.
I also withdraw EPF to pay this housing loan.

Some background information
In this bank housing loan statement, there call it "Consolidated Statement". There are 5 columns as listed below:

Example of Consolidated Account Statement/MOA
Loan limit              RM 100,000
Interest rate p.a.     (a certain BLR + xx)
Available Credit Limit (money we pay as monthly installment, RM 0)
Minimm Payment         (a fix monthly installment sum, RM 1000)
Loan limit Upon Next Payment Date (Loan still owes to bank after deduct Monthly repayment(the principal portion), E.g. RM 100000-300=RM99700 )
(This RM300 is the monthly Principal repayment portion from RM 1000 monhly installment)     

Experience in cash repayment
When I paid RM 5000 in advance this figure will appear in  "Available Credit Limit" column. According to my calculation(I don't know I am right or not?) Next month interest charge is base on {(RM99700 - RM5000) x Interest rate p.a. x 30days / 365 days }

Good thing is I can draw the RM5000 from here. If the date to pay monthly installment due, I can still can withdraw RM 4000 (i.e. RM5000-RM1000)

My suspect is:
1) whether this RM 5000 is valid to reduce principal loan amount for interest calculation? I confuse because
a)according to the next month statement, The interest portion shown a reduce of interest charge. ya this 5000 reduce my coming month interest charge.
b)I find out that this "consolidated statement" is not the "loan account statement". Consolidated statement have 12 digits account number. Loan Acount have 8 digit account number. I cannot bank in cash directly into Loan Account to reduce principal. I got to bank in to 12 digit consolidated account first then request bank officer to use this RM5000 to deduct my principal(RM99700-5000).
c) The wordings are new to us as shown above...If every thing come with clean hand, why there are so many complexitions, confusions and new wordings? is the bank have something do not want its Flexi housing loan consumers to know?

The Key : is the RM5000 cash repayment, which enjoy a flexibility to withdraw at any time, park in excess/advance payment(case 1) or can be use to knock off the principal loan amount to reduce interest charge(case 2) ?

If it is case 1
call your bank to clarify. Take action to write letter to request bank to use this RM5000 Pay down the Principal loan amount and reduce the "Loan limit" or take the cash out to put in deposit to enjoy a 3.7% interest.

If it is case 2
enjoy it

Either case, no consultant needed... unless the consultant can highlight to me there are still some hidden areas I missed out which benefit the bank and bring disadvantages to me. Please comment!

I will pose the sample letter for you to reduce principal loan amount. If got any loophole please comment too      



EPF withdrawal
EPF pay abt 5% dividend
Apply from EPF account 2 if your housing loan interest is higher that this in long run..
The EPF money cannot put into "Available Credit Limit" column. the bank have to use the EPF money to deduct the Principal Loan amount directly. So we cannot withdraw the EPF money after we pay the principal loan amount.

Conclusion:
Quickly repay your housing loan using EPF if you housing loan interest is higher our EPF dividend in long run.
If the Housing Loan interest>EPF Dividend, pay the loan as early as possible . you can save a lot lot lot lot of interest
If you are capable to repay the loan monthly installment, shortern your repayment period. you can save a lot lot lot of compounding interest for a 20 years mortgage compare with a 30 years mostgage.  

The above conclusion is not valid for a super investor who can make 15% annual compounding return during the housing mortgage period.

calm88

[quote]原帖由 佩仪 于 18-7-2007 11:21 AM 发表
Account Information
As at Wednesday, 18 July 2007
Loan Type : Conventional Loan
Outstanding Balance : -RM72,297.09
Outstanding Progressive Interest : RM0.00
Payment Due Date : 01 August 2007
Monthly Installment Amount : RM674.00
Installment Due : RM0.00
Payment In Advance : RM11,688.03
Interest Rate : 5.25%
Payment Frequency : Monthly
Advance Payment Available for Redraw : RM11,688.03


The bank eat you here

Payment in advance:
1)do not earn any interest for you.
2)do not deduct any principal loan amount to reduce interest charge
3)mean you just park money there
  a)no need to go to bank pay monthly installment, bank will deduct monthly installment from here once it is due.
  b)you can withdraw money at any time
  c)bank use your money to loan out and it is free for bank.

I will stop posting after i post the letter because i am using english. I will follow Kitkatlow rules. sorry

magnumao

wabiang....
打了很久的东西结果一下子不见掉...
重打.....:@ :@

为了响应KITKAT在股坛的号召,我刚刚CALL了CITIBANK.
问完了我A/C所有的最新资料

BANK: CITIBANK
TYPE: FLEXIHOME LOAN FACILITY
AMOUNT: RM200,000
RATE：５．８５％　ＰＡ

２８／０５／２００７：DISBURSE RM143,550
31/05/2007:ＤＥＰＯＳＩＴ　ＲＭ１５，０００
３１／０５／２００７：　ＩＮＴＥＲＥＳＴ　ＤＥＢＩＴ　ＲＭ８９．７５

２５／０６／２００７：　ＤＥＰＯＳＩＴ　ＲＭ４，０００
３１／０６／２００７：　ＩＮＴＥＲＥＳＴ　ＤＥＢＩＴ　ＲＭ６１５．４５

ＡＭＯＵＮＴ　ＡＶＡＩＬＡＢＬＥ　ＴＯ　ＷＩＴＨＤＲＡＷ：　ＲＭ１８，２９４．８０

有没有节省利息，你们自己算算看吧．

calm88

Dear Sir,

Re :         PARTIAL REPAYMENT
BORROWER:  
LOAN ACCOUNT NO:
------------------------------------------------------------------------------------------------------------

Refer to the above matter.

I would like to make partial principal repayment of RM xxxxx to reduce my loan outstanding balance starting from Mar 2007.

Repayment is in the following mode:
Payment by cheque No: MBB1234567
Date:
Amount:

The above partial principal repayment shall be used to settle principal amount of my outstanding housing loan. The amount shall not be used to settle loan interest or park as advance payment.
  
Please feel free to contact the undersigned at 012xxxxxx if you have any inquiry.

Your immediate action of the above is appreciated.

Yours sincerely,

ccpling

原帖由 calm88 于 18/7/2007 12:43 PM 发表
The bank eat you here

Payment in advance:
1)do not earn any interest for you.
2)do not deduct any principal loan amount to reduce interest charge
3)mean you just park money there
  a)no need to go to bank pay monthly installment, bank will deduct monthly installment from here once it is due.
  b)you can withdraw money at any time
  c)bank use your money to loan out and it is free for bank.

你说的我不同意：

Outstanding Loan Balance: 72,297.00
Rate:  5.25%
Monthly Interest Charge = 316.30

就用最普通的数学来算： 72297 * 5.25%/12 = 316.30
        
多还的钱= 11,688.00         

如果银行没有让你省到利息，那是用 72,297.00 + 11,688.00  = 83,985.00 来算
83985 * 5.25%/12 = 367.43

367 和 316 相差了50，为什么你说没有省到利息呢？

超笨无比

原帖由 calm88 于 18-7-2007 12:43 PM 发表
[quote]原帖由 佩仪 于 18-7-2007 11:21 AM 发表
Account Information
As at Wednesday, 18 July 2007
Loan Type : Conventional Loan
Outstan ...

不是所有银行如你所说不扣母金的........
我的有扣

哭包雅雅

我有点不明白,即然有钱可以马上解决贷款,为什么还要放进指定户口,每个月慢慢的给跟行扣。

Mr.Business

你清楚Flexiloan的特色吗？

deathstar

我的loan Account / MOA

我只提供一两个月的statement eg :
interest rate : 3.25%
minimum payment : 1186.69
available credit : 4361.49

22/8/05  Balance       151436.05
20/9/05  maintainace       10.00
22/9/05  interest         418.01

interest rate : 3.25%
minimum payment : 1186.69
available credit : 24785.53
22/9/05 balance        151864.06
24/9/05 deposit        11,000.00
06/10/05 deposit       14,344.70
17/10/05 maintainance      10.00
22/10/05 interest         359.49

ok,以上的例子显示我的interest少付58.52，而credit limit 增加了。
当然多付的钱是减少母金，而又可随时提款，没extra fee。

至于多付$$,减少供期是其中的优点。

佩仪

回复 #189 yyhhcc 的帖子

银行的利息是根据 Outstanding Balance x (Interest Rate(%) * 30/365).

Outstanding Balance (as of 26 Jun) : 73480.88 (72297.09 + 1500 - 316.21)
Outstanding Balance (as of 27-30 Jun) : 71980.88 (72297.09 - 316.21)
Interest charged : Jun 1-26 (26 days) : 73480.88 * 5.25/100 * 26/365 = 274.80
                   Jun 27-30(4 days) : 71980.88 * 5.25/100 * 4/365 = 41.41
Total interest charged for Jun = 274.80 + 41.41 = RM 316.21


回复 #191 calm88 的帖子

如果我只是每月还必须还款额(RM674)，上个月的利息会是RM409. 你说我的多付款(Advance Payment)有帮我省到利息吗？？


如果我继续目前的还款方式加EPF提款，不到三年我就可以还清贷款了。

到时刚好过了五年Lock in period,我不会中罚款了。

magnumao

原帖由 deathstar 于 18-7-2007 02:13 PM 发表
我的loan Account / MOA

我只提供一两个月的statement eg :
interest rate : 3.25%
minimum payment : 1186.69
available credit : 4361.49

22/8/05  Balance       151436.05
20/9/05  maintainace  ...

为什么那么低的???