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 Mortgage Loan Package Inquiries, (Strictly NO Promotion Allowed)

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physz.86
post Mar 31 2015, 12:10 PM

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Hi all, newbie's here...

Which bank & housing loan package is suits to my requirement?

- i will use Islamic financing
- for the first few years i prefer fixed rate repayment
- after my financial stable, i will change to flexi which i can deposit extra to reduce the interest

Any bank/package that offers this?
physz.86
post Mar 31 2015, 12:16 PM

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QUOTE(ims2628 @ Mar 30 2015, 02:02 PM)
your ccris report will have 1 or 2. and will affect the loan either being reject or slash loan margin.
*
How about PTPTN?
I seldom to pay my PTPTN and after last month decided to buy house, I started to pay my PTPTN tongue.gif
I graduated in 2009 and I've checked through PTPTN website and my name is still clean.

So, how PTPTN affect our CCRIS?
physz.86
post Apr 9 2015, 12:45 PM

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Any ppl here know about PTPTN in our ccris.

I'm going to apply housing loan but since 2009 my ptptn got many outstanding months cos I seldom to pay. If I go to BNM sure very big number appear in my ccris.

Anyone knows on how to clear this such thing before I go to apply loan? I just know about ptptn in ccris *sigh

If u ask me to pay the outstanding amount, mati la. Cash that I have just nice to pay deposit & other upfront payment.
physz.86
post Apr 9 2015, 01:08 PM

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QUOTE(Jasoncat @ Apr 9 2015, 01:04 PM)
It was in the news that there is plan to have PTPTN records captured in the CCRIS but as far as I know not implemented yet.
*
Thanks @Jasoncat for prompt reply.
Have you experienced it before or just hearsay?
I read in PTPTN website that they will start to implement on 1st Jan 2015.
physz.86
post Apr 9 2015, 06:45 PM

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QUOTE(kurtkantoi @ Apr 9 2015, 03:01 PM)
I would take no. 2 because you never know if things happen and you need money. At least without lock in period you can always refinance the house without extra charge.
*
Now still have the normal term loan?
Does the installment really fixed? I heard the basic term loan installment also fluctuates
physz.86
post May 13 2015, 12:27 PM

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I'm going to buy property price RM370k for 35 years loan tenure.
Anybody knows best rate offered by PB for this amount?
And normally how much I need to pay the bank loan legal fees? (Islamic)
physz.86
post Apr 27 2016, 05:59 PM

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Hello, I'm newbie in housing loan. I'm going to apply housing loan and I'm not sure which bank/loan package I should go.

In my head only focus on below things:

1. Get the lowest effective lending rate. I think all agree right?
2. Can I say lowest base rate is good? which is Maybank
3. No lock in period
4. Semi-flexi is my preference

And about the MRTA, normally how much is the cost? For the property price RM370k.
physz.86
post Apr 27 2016, 06:34 PM

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QUOTE(lifebalance @ Apr 27 2016, 06:04 PM)
1. Right
2. Not necessarily, most banks lowest is 4.45%, if loan amount 500k above can apply 4.4%
3. Most have lock in period
4. Ok

depends on ur age, gender and do you smoke.

Fill me these info to evaluate ur loan

Age *30 y/o*
Gross pay *4300*
Nett pay *~3755, depends with pcb*
Rental *n/a*
ASB *just terminated as want to apply housing loan. I have ~rm20k profit after terminate it*
Bonus 2 years *dont understand*

Commitment
House *1519, this is the installment for the house that i'm applying*
Car *681*
Credit Card outstanding *no cc*
Personal loan *no PL*
PTPTN *140*

Extra: i have 3 months bad record for ptptn in ccris but latest 2 months with 0 after settled the outstanding.
*
physz.86
post Apr 30 2016, 04:12 PM

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QUOTE(Madgeniusfigo @ Apr 30 2016, 03:53 AM)
Dear,

1. Yes, but you have to look at the spread rate too.

2. Nope, Base rate at any point of time, they will spike up the rate. Lowest spread rate will be the best solution, however there's no best laid plan right now. Subjective

3. NO lock in period, you can opt for citibank which currently having no lock in period promotion, but comes with very funky clause in their Letter offer

4. Semi flexi is good if you don't have high cash flow!

The difference between both
CODE
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 (certain bank)
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

*
Thanks.
So in term of spread, i can say the lowest spread is the best option as it is fixed throughout the loan tenure.
Yes, of course i have to see other features offered.
physz.86
post Apr 30 2016, 04:28 PM

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How the loan application process works?

In my understanding,

1. Borrower submit doc to loan officer
2. Loan officer submit to HQ
3. HQ will process through an automatic system? Only approve or reject. No consideration if ccris/borrower profile not match with their list of criteria.
4. Loan officer will try to appeal with HQ (manually) by submit supporting documents & nego with HQ officer.

This is just my assumption based on my previous experience. Any loan officer can clarify this?
physz.86
post Apr 30 2016, 04:50 PM

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QUOTE(lifebalance @ Apr 30 2016, 04:32 PM)
CCRIS/Borrower will be considered including the company you work in.

The rest are correct.
*
Can bank trace on how many application customer did request? And would it affect the outcome?
physz.86
post May 4 2016, 09:12 PM

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QUOTE(MrKK @ May 4 2016, 06:26 PM)
Hi dear,
In term of spread, i can say the lowest spread is the best option as it is fixed throughout the loan tenure.
Yes, of course i have to see other features offered.
Cheers  :-)
*
Bank A: br 4 + sp 0.45 = 4.45
Bank B: br 3.2 + sp 1.25 = 4.45

Case 1
Example after 10 yrs (with new br)
Bank A: br 5 + sp 0.45 = 5.45
Bank B: br 3.5 + sp 1.25 = 4.75

Case 2
After 10 yrs
Bank A: br 5 + sp 0.45 = 5.45
Bank B: br 4.2 + sp 1.25 = 5.45

Which case is most probably will happen? Case 2 is just like current situation. No diff in term of ELR.

BR for me is strength unit for bank. Bank with lowest BR is strongest bank as it can offer lowest margin of profit compared to other bank while spread is one parameter that helps all bank keep on competetive. Otherwise, all customer will go to bank with lowest br. Other bank can tutup kedai already. Haha.

Anyway this is just my theory. I dont have degree certificate in financing.
physz.86
post May 4 2016, 09:22 PM

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Anybody here know how to calculate instalment need to pay for property under construction according to schedule H?

Example, for property price rm200k with installment rm1k per month...

Refer to picture,
if progress already at (a) stage which percentage of construction is 20%... Can i say purchaser only have to pay 20% of installment which is rm200??? Finally when it complete 100%, then purchaser can start to pay full installment.




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physz.86
post May 4 2016, 09:28 PM

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QUOTE(lifebalance @ May 4 2016, 09:24 PM)
Yes you're right that's called constructive interest meaning you pay only based on the total amount disbursed to the developer until 100% completed
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Thanks for your fast response
physz.86
post May 5 2016, 08:08 PM

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Anybody here know what is ADL set by bank?

Example i want to buy condo price rm450k but max i can borrow from bank is 360k which is 80% loan margin due to bank ADL set at rm400 per sqft.

400*1000sqft=400,000.
Loan margin=90%*400,000=360,000.

Does ADL from bank to bank is same?
physz.86
post May 6 2016, 08:22 AM

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QUOTE(MrKK @ May 5 2016, 10:40 PM)
Hi dear,

1. Can you define or elaborate the ADL that you are mentioning?

2. The price of the property is NOT value by the bank. The Price(value) of the property is value by panel valuer of every individual bank.

3. The loan margin is slash according to the VALUE by the valuer panel of banks

eg. i) valuer 1: value property at 400k
    ii) valuer 2: value property at 450k

The bank will average the value by this 2 valuer ( 400k+450k=425k )

Therefore the loan margin of 90% is based on the average value of 425k

Loan amount (90% margin) RM425,000*0.9 = 382,500

NOTE: Not all banks will average the value by valuer panel, Some banks will take the lowest or highest. Bank to bank basis.

CHEERS  biggrin.gif
*
Also dont have any idea about ADL. Just informed by loan officer. But from his explanation, is just like my example above.

So, loan margin is also depends with the value of property? All this while, i thought based on price stated in s&p.

physz.86
post May 6 2016, 11:43 AM

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QUOTE(MrKK @ May 6 2016, 09:28 AM)
Hi dear,

1. Loan Margin that will be slash is depending on applicant's scoring profile.

NOTE: The value of the property will NOT affect the loan margin

  eg.
i) Customers with good scoring and purchasing the first house > 90% loan margin
ii) Customers with non-healthy scoring (late payment shown in CCRIS) and purchasing the first house > 70% loan margin

2. Price in S&P is just an agreement between both party ( purchaser & vendor/developer ) that they agree with this price. But Banks need to secure themselves, therefore value of the property will be verified by VALID VALUER PANEL

CHEERS  biggrin.gif
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I know financing margin is depends with customer profile too.

But what I mean in previous post... Maximum loan can get provided the scoring of customer is very good also depends with value of property according to lifebalance
Not only based on s&p as i thought previously.


physz.86
post May 6 2016, 02:00 PM

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QUOTE(lifebalance @ May 6 2016, 12:50 PM)
Yes that's a misconception. It should match the valuer valuation as well not just the s&p.

You have to look into the bank interest as well not just buyer and seller in the s&p because you have to go through loan agreement unless you purchase by cash

*
The bank that i mentioned in my previous post offered me 4.45%. The problem is their valuer valued the property lower than selling price.
Actually not the bank problem.. It is the developer itself sell it overprice!
physz.86
post May 6 2016, 04:03 PM

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QUOTE(yunbo @ May 6 2016, 11:33 AM)
Hi all,
What a coincidence, I've queries on bank valuation too.

Let's say the asking price for the house is 500K. The agent said it is under market value. He specifically mentioned Bank A values it at 550K whilst other banks value it up to 530K.

When I go to Bank B, they only value it at RM400K, which is RM100K below the asking price! Thus the house is overpriced.

When confronted the agent, he said that's a normal case when individual buyer personally approaches the bank (is this true?). But registered property agent has connection with banks, and their panel banks could match the price.

I'm a complete noob on buying property, therefore I don't want to  blindly listen to the agent and commit my earnest deposit yet.
Since there's a big gap (at least to me 100K is a big gap) between bank valuation and asking price, Thus would appreciate it if anybody could advise me on the following:

My question:
1) Any idea what's the valuation range? Is RM100K - 150K range consider common?
*
The bold area is make sense.
No wonder my developer keep on asking to go for their panel bank & dont recommend to go find bank myself.

physz.86
post May 6 2016, 10:41 PM

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Gents,

1. Let say i apply too many bank to get loan as i want the best offer... Would this affect my scoring? Example for one week i send application to 3-4 different bank. Any impact?

2. Mrtt cost offered by bank A is rm15k. Is that normal price or overprice? Coverage are death & total permanent disabilities. I'm 30 y/o, single, non-smoker, 1st house.

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