Sorry, let me try to clarify. The loan taken is a flexi-loan. Meaning I deposited whatever money I have (in this case 120k) which is the loan amount in order to make the interest charged equal to 0%, otherwise interest charged will be BLR - x.xx%. I maintained the loan with the bank since I do not want to pay off the property in one go, and also due to zerolise the loan no interest charge no harm putting in (this is what I was being told and believed and therefore took the loan, but now I feel it is so strange looking at the figures still 90k+ outstanding after 8 out of 20 years servicing the loan)

As I understand, zerolise means making the interest charged as 0 (I hope I get it correct), not to mean fully settle the loan amount. I did not settle the loan amount yet although the money I had in the bank I took up the loan could settle it.

To illustrate, the following are extracted from one of my account statement:

(A) Balance brought forward: RM 93,926.61 (after the loan tenure lapsed 40% @ 8/20 years, the amount paid is only less than 25% @ 27k/120k of the loan, sounds illogical but where went wrong?)

(B) Payment received: RM 847.00 (this amount is fixed by the bank and auto debit from my account where I get the loan from)

© Interest charged: 403.97 [ (RM 93.926.61 x 5.10% x 1/365) + (RM 93,926.61 - 847) x 5.10% x 30/365] (this is the interest rebated to me)

(D) Mortgage account balance: RM 93,579.84 (initial deposit is 120k, after the many years of servicing loan, this is the balance I had in the bank now ..)

(E) my outstanding now is RM 93,483.58 (A-B+C)

(F) Net position: RM 96.26 (D-F)

Looking at the amount 847 - 4xx, every month is like deducting 400++ from what I had, 12 years x say 500/month x 12 months / year = 72k, now still outstanding 93k, so at end of the 20th year, still have outstanding of 21k? So even the loan taken is 20 years also can't settle in 20 years? I'm feeling so strange, please help.. thank you very much