要理解什么是 HOMELINE PLAN, 先要理解最基本的贷款产品。银行的房屋贷款产品主要可以分为以下2种:
固定利息贷款 fixed-rate-mortgage
和银行谈一个X (1,2,3,4,5) 年的合约,在合约期内银行承诺一个固定的利息不变, 而客户也承诺再合约期内每年还款不超过Y% (10-20%左右, 细节请看 https://www.rbcroyalbank.com/mortgages/pay-down-mortgage.html )如果超过了限制范围有一定的罚款。 固定贷款有个比较明显的缺陷, 就是如果在贷款期间卖房, 可能面对较高的罚款, 3个月的利息或者是 IRD INTEREST RATE DIFFERENTIAL 那个高用那个, 请参考 IRD 计算 https://youtu.be/UpoeDpTKxXU 所以罚金无法提前精确判断,可用这个计算器预估罚款,Mortgage Prepayment Charge Calculator:
https://www.rbcroyalbank.com/cgi-bin/mortgage/tools/prepayment/prepayment-charge-calculator.cgi
注意:X年固定贷款利息是和X年债券利息挂钩,和浮动的 PRIME RATE % 不挂钩,多少有点影响, 但是没有直接的关系,
希望了解固定利息走势的朋友可以关注债券走势, 因为债券市场是固定贷款的资金来源, 直接决定银行的固定利息借贷成本:
1年加拿大债券利息: https://www.cnbc.com/quotes/CA1Y-CA
2年加拿大债券利息: https://www.marketwatch.com/investing/bond/tmbmkca-02y?countrycode=bx
3年加拿大债券利息: https://www.cnbc.com/quotes/CA3Y-CA
4年加拿大债券利息: https://www.cnbc.com/quotes/CA4Y-CA
5年加拿大债券利息: https://www.cnbc.com/quotes/CA5Y-CA
BANK OF CANADA / SELECTED BOND YIELD / https://www.bankofcanada.ca/rates/interest-rates/canadian-bonds/
浮动利息贷款 variable-rate-mortgage (再分为关闭和开放2种)
注意: 新闻媒体说的政府加息减息, 主要指的是 OVER NIGHT INTEREST RATE 并不是各大商业银行用的 PRIME RATE%, 银行用的 PRIME 通常是 OVER NIGHT % 还要 + 2.2%
(1) V (CLOSED) 利息随着银行最优惠利息(PRIME%) 改变, 银行在PRIME%的基础上给适当的折扣, 例如, PRIME% 是3, 银行折扣-0.5 , 那么利息就是 2.5%, 如果PRIME% 提高到 4, 那么客户利息就是3.5%, 如果PRIME%减息到2, 那么客户利息就是1.5%, 这个折扣-0.5 有效期为五年; 注意: 浮动利息合约谈的是折扣, 而不是最后的利息, 因为在接下来5年内, 政府利息随时可以改变, 并不是说贷款的时候是什么利息贷款期间都是这个利息, 客户也承诺再合约期内每年还款不超过Y% (10-20%左右, 还款限制和固定一样 https://www.rbcroyalbank.com/mortgages/pay-down-mortgage.html )如果超过了限制范围, 或者全部用现金还清,或者卖房, 罚款就是3个月的利息;
(2) V (OPENED):可以无限制的还款,包括将贷款全部还清,可以转成任何别种贷款。没有罚款。虽然灵活, 但是缺点是 : 利息高, 不仅仅没有任何折扣, 银行还要在PRIME%上加一些 例如 P%+X% ;并没有什么客户选择这类贷款, 因为利息比较高,
加拿大 PRIME RATE 历史,
https://www.icicibank.ca/personalbanking/ratehistory_popup_interestrates.page
https://www.mcap.com/residential-mortgages/advice/mortgage-rates-canada/prime-rate-history
什么是皇家银行 Royal Bank – Homeline Plan 贷款, (首付必须达到20%)
(1) 可分割:同时拥有多种贷款, 非常灵活, 降低利息风险;
例子, a先生在温哥华买了一套公寓,40万加元,首付10万加元,30万加元的贷款在皇家银行已经批好.如果用传统的贷款方案,a先生必须在房屋贷款的种类中选 其一:固定X年或浮动,不可以都选.现在有了皇家银行的Homeline Plan a先生就可以同时拥有固定和浮动2种贷款。 例如: 15万固定 15万浮动 (不一定要一半一半, 可以分割多个小贷款,不同金额);
(2) 一次贷款,循环使用, 让你固定的房产流动起来 - 所有还掉的本金部份,自动转入 信用贷款额度LOC (Homeline Plan / Line of Credit / MAX LTV65%) 随时再提出运用,随借随还,让您拥有一笔可以随时运用的资金,轻松把不动产变成动产;
例子(同上): 假设几年后a先生还款了6万, 通过我们的Homeline Plan, 我们可以将当时a先生还掉的$60,000.00房屋贷款从新拿出来,不需要重新审批, 有2种方式用激活这笔钱:
短期使用: 直接从 HomeLine / Line of Credit 里提取, 网上银行直接就可以从LOC转到支票账户 CHECKING ACCOUNT; 基本上利息是国家央行利率 +0.5% (0.5 这个费用银行可以随时调整, 用的时候请和银行确定 - 网银上面会显示 ) 利息计算: 用的金额 * (利息)/ 365 = 每天的利息; 每月还款一次, 只支付利息 PAYMENT IS INTEREST ONLY; 而且借的本金 随时可以还清, 没有罚款;
中/长期使用 (要签约):从新安排做任何一种的房屋贷款, 例如:他可以将这$60,000.00的房屋贷款做成5yr fix的房屋贷款,或浮动关闭式5年,等等... 这个选择通常利息比较低, 但是 每个月还款高点, 因为月供要给本金+利息, 而不是只付利息;具体利息 银行会按当时的利息报价供您选择;
2023 年开始,根据政府的要求, 还款本金部分不是100%转到LOC, 只有部分可以再借出, 具体情况电话咨询,
总结:
浮动 / 固定贷款模块同时拥有, 分散利息风险;
一次性获得皇家银行授信额度,已还住房贷款的本金部分,在您需要时可随时再借,解决您不时之需, 不需要重新审批, 不动产变成流动资金;
手续简便,担保不变,您再贷款时,只要新贷款额度不超过原有注册抵押金额 ORIGINAL REGISTRATION AMOUNT 就无需重新办理抵押手续,不需通过公证人律师再签FORM B, 为您省时、省力、省心,省钱;
浮动利息 固定利息那个好?
DR MILEVSKY 的论文值得一看:
The debate between fixed or variable rates never dies. Thousands of mortgage planners and lenders counsel their clients on this decision every day. In doing so, most of them rely on the landmark research of York University’s Dr. Moshe Milevsky.
In 2001, Dr. Milevsky made Canada reassess its fixation on fixed-rate mortgages. He showed with statistical evidence that variable rate-mortgages saved borrowers money 88.6% of the time. Since then, Dr. Milevsky’s research has been one of the foundations of Canadian mortgage planning.
Now, seven years later, Dr. Milevsky has issued a third and much anticipated update to his 2001 study (here is the previous update). The results were published recently on Advisor.ca, in a story entitled Moving Mortgages.
Among other things, Dr. Milevsky’s newest findings reaffirm his 2001 conclusion that, “over the long run, homeowners really do pay extra for fixed-rate mortgages.”
The following is a list of the other key take-aways from Dr. Milevsky’s latest article:
Based on data from 1950 to 2007, the average Canadian could expect to save interest 90.1% of the time by choosing a variable-rate mortgage instead of a fixed. The average savings was $20,630 over 15 years per $100,000 borrowed. (The assumptions used are described in the story.)
Those who can negotiate big discounts (e.g. 1.5% off posted fixed rates and 0.75% off prime variable rates) save money 77.1% of the time by going variable.
Variable mortgages typically let people shave over a year off their amortization.
Despite the above, Dr. Milevsky feels there is no “one-size-fits-all solution” to choosing a fixed or variable rate. He says it depends mainly one’s risk tolerance.
The premium of fixed rates over variable rates has declined about 7% in the last seven years
Predicting long-term interest rates is virtually impossible. Dr. Milevsky feels that “even Bank of Canada governor Mark Carney is unlikely to possess” this skill.
Milevsky reminds readers that being able to predict short-term interest rates “does not necessarily generate better odds over time.”
Here’s a stunner. Statistically speaking, even people who can accurately predict rate direction one year out cannot beat the performance of variable rates Milevsky says. He therefore urges homeowners to “avoid the temptation to outguess the Bank of Canada or the billion-dollar bond market.”