QUOTE(looseand @ Nov 10 2015, 10:01 PM)
Looking for Mortgage Loan Agent.
Email : autobahn_ground@hotmail.com . Whatapps 0162197208
1) Property in PJ (Prime Area)
2) Property value about 2mil
3) Plan to borrow only RM500k.
4) Kindly email/whatapps on your bank loan offers and specification.
5) Kindly advice on 3rd party loan, lock in period, blr, flexi, conventional,islamic,etc.
Dear Looseand,
1. Rm500k of the 2million. You just want Margin of finance 25%.
2. What type of 3rd party financing do you want?
Below will be picture showing different kinds of 3rd party financing.
If you want the Pure 3rd party financing, only OCBC will allow such fianncing.
3. Lock in period will be standard 3 years for conventional loan.
4. FOr islamic loan it is almost identical to conventional loan, just that islamic loan doesn't have lock in period (comes with a catch) and more documentation to sign on islamic loan behalf, follow shariah law. Other than that, it is almost identical.
5. For flexi, there's 2 flexi products
Full flexi:
1) current account tied to loan account
2) auto debit from current account at month end and interest is calculated based on outstanding balance minus amount in current account
3) maintenance charge of RM10 per month
4) setup/ processing fee of Rm200
5)The liquidity comes in the form of an ATM card or a linked CASA account to the housing loan.
Example: You have a shop that is opened Monday to Satuday, rest on Sunday. On Saturday, you deposit all your proceeds of the week into the flexi account, on Sunday, you would save [(your-HL-interest-rate)/365]*AmountDeposited worth of interest. On Monday, you withdraw the money to run your business
6) Withdrawal of money or crediting of money through ATM,CHEQUE,OVER THE COUNTER, or online
Semi Flexi
semi flexi package typically has these features:
1) requires you to phone in to indicate the extra payment as early settlement of advance payments
2) if you fail to indicate, you will be charged 1% (some banks do this afaik)
3) if you indicate advance payment, no additional interest is saved as "advance" payment will only be credited to your loan account when it reaches your cycle date, so it is plain advance payments. and must be in multiple of your monthly payment.
4) For redrawable prepayments, you need to indicate separately and Redraw charge of RM50 is imposed (M*B charge Rm25)
5) Withdrawal of money or crediting of money through Cheque or Over the counter
6. Now mortgage loan follows base rate and no more base lending rate
QUOTE
From Year 1983 till Year 2015 1th January, We have been flirting with Base lending rate (BLR) on all our mortgage loan applications. Base lending rate is the minimum interest rate benchmark for every of our floating loan interest rate to charge us the ‘’borrower. The last adjusted BLR rate was 6.85% and what does it mean?
Example:
a)Maybank mortgage loan, Rm500, 000 Property price, 35 years, 2.5% (This is the rate offer by individual bank itself), 100% Margin of finance by bank.
How is the installment calculated?
BLR 6.85 – 2.5%= 4.35% Effective lending rate
The interest rate charged on the loan will use ELR (Effective lending rate) 4.35%, hence the monthly installment would be Rm2320, total interest Rm474, 421
b)If Public bank offer, Rm500,000 property price, 35 years, 2.5% (This is the rate offer by individual bank itself), 100% margin of finance. But with BLR change to 6.95
BLR 6.95 – 2.5%= 4.45% Effective lending rate
The interest rate charged on the loan will use ELR (Effective lending rate) 4.35%, hence the monthly installment would be Rm2350, total interest Rm487, 345
A 0.1% different will cost you Rm12, 925 of interest being paid.
Above example illustrates how BLR affects the total interest being paid after changes made by BNM. Don’t ask me for the formulae, just download a friendly installment calculator apps. I prefer “Simple loan Calculator” app.
What affects the changes of BLR?
It would be the OPR (overnight policy rate) is the so called Malaysia Interest rate and control by Bank Negara Malaysia (BNM).
It affects the interest rate charged between borrowings of banks with central bank. When our economy are under high surge inflation, Property bubbles are growing larger with property price surging 200% mark, too much of easy funky money around.
Too much of inflation is bad for the economy, hence ZETI tightened up the money, slowing down the economy by increasing the cost of borrowing on banks from central bank; this reduces funds available in the market by a slight increasing on interest rate (OPR).
When existing BLR is 6.85, Zeti increases the OPR by 0.1%, hence 6.85%+0.1%=6.95% BLR.
BLR is influence by changes of OPR.
Year BLR%
2014 6.85
2011 6.60
2010 6.30
2010 6.05
2010 5.80
2009 5.55
2008 6.75
2007 6.75
2006 6.00
2005 6.00
2004 6.00
2003 6.50
2002 6.50
2001 6.75
BLR 6.85% as a number doesn’t present much notion to borrower, as 6.85% is not transparent of how the figure is structured and how much profit does the bank collect. Therefore, Base rate are introduced.
2nd January 2015, Base rate is executed in Malaysia! Yay… nah…
Base rates are rate set within individual bank itself and changes to the rate aren’t directly intervened by the central bank alike BLR. Base rate differed across different banks and the rates are set depending on bank own efficiencies in lending; means to the bank liking itself.
Base rate comprising of:
Base rate(Benchmark cost of Funds + SRR) + Spread (profit margin, operating cost, liquidity risk, credit risk)= Effective lending rate
Base rate + Spread = Effective Lending rate
*We always look at the effective lending rate for our final loan interest charge*
Base rate:
a) Benchmark cost of funds are adjusted by banks itself depends on its own valuation of its lending ability.
b) Statutory Reserve Requirement (SRR) are the minimum bank reserve quota set by BNM.
Spread
a) Spread is the margin of profit that banks set according to the borrower risk value.
Fun facts:
1. Base rate is different across different banks.
2. When OPR adjusted by BNM, Base rate wouldn’t bulge.
Base rate would either stay neutral or increase, depends on bank owns decision. Base rate could even change without OPR altered.
3. SRR is the reserve requirement that bank needs to uphold, set by BNM. It’s a liquidity management. When BNM believes economy is prospering and lack of funds, it may reduce SRR requirement to keep less money as reserves in bank and have bank lend more fund out for economic activities. This lead to higher loan growth. The changes of Base rate can reflect the effectiveness of Government Monetary Policy.
4. Spread are defined according to the borrower risk profile, but spread rate are mainly fixed when display to public, as most of the borrower holds almost identical risk.
5. Base rate will be adjusted every 3 months, it’s following KLIBOR. Every 3 months we will witness a changes in bank base rate
Example:
Jan OCBC rate 4.02
April OCBC rate 3.92
6. Spread rate will not change and is fixed till the end of the loan tenure
7. even when base rate is superbly low, the effective lending rate in the end could be higher.
Example:
Maybank: Base rate 3.2% + Spread 1.5% =4.7%
OCBC: Base rate 4.02%+ Spread 0.5%=4.52%
It all boil's down on the spread given, hence do look at the effective lending rate instead!!! Shop around and ask your mortgage agent.
Base rate
Pro
a) Greater competition between banks
b) Higher transparency, as bank will display their profit margin and bank lending efficiency
c) Bank loan rate changes will have a higher correlation with Malaysia market economy and OPR.
d) Better indication in monetary policy changes.
Cons
a) Uncertainty. Rate will change every 3 months’ time.
b) There’s a bottom line for how low our loan rate can drop.
Example:
BLR 6.85
6.85-2.5%=4.35%
6.85-2.6%=4.25%
And so on
Base rate
3.2%+ 1.35%= 4.55%
3.2%+2%= 5.2%
BLR is negative in nature, it can go as low as the bank allows it to be.
Base rate is positive in nature, it has a benchmark bottom line. 3.2% is the bottom line and won’t go any further down.
7. I have 6 banks under my belts, hence I will analyse your financial profile and advice you which bank is suitable for your profile and which bank suits your objectives. I don't charge a cent as commission are given by the bank, it's the same throughout all banks hence I give unbiased advise.
Nov 2 2015, 11:42 PM
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as the banker didn't really care of applicants protection in the future...
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