请教高人：CIBC Mortgage Cash Back Offer是不是很好？

caifan

刚刚打电话给CIBC问 cash back offer的详情，大致如下：

! x. d; v: v$ y3 Q1。三年固定利率3.3%, cash back 2%;
2。五年固定利率3.99%, cash back 2%.
3。按照银行网站，五年固定利率5.39%, cash back 5%

! k; I) q  x) }  u另，做mortgage transfer, 而不是refinance, 银行可以支付lawyer's fee。
感觉选择3最值。各位高人有何高见？

caifan

9 m# H3 P. e/ h7 w/ y/ J" \6 R: v
cibc的人好像是这么给我推算的：

% ~% @4 Q2 H8 ~7 b* Z6 w3 m2%现金返还三年期，相当于每年2/3=0.67%的折扣，3.3-0.67=实际利率2.63%
  _- h& k7 J+ z4 ^1 k2%现金返还五年期，相当于每年2/5=0.4%的折扣，3.99-0.4=实际利率3.59%

5 f3 J6 x% N2 Q& E  \按他的算法，5%现金返还五年期，相当于每年5/5=1%的折扣，5.39-1=实际利率4.39%，不是特别好。

+ ~: ~: P+ {' @我觉得他的算法不精确，好像是假定你会把cash back花掉。如果把cash back马上用于还贷，整个的贷款额就降低了，所以cash back越高越好。

Pierce.CIBC

Let's say a customer wants to transfer $400,000 mortgage to CIBC. He has 2 options.
9 l) E( C" G0 b9 }5 G1.   3-year closed mortage with 3.3% and 3% cash back.
' s4 U- C: i4 u* P$ M2.   5-year closed mortgage with posted rate 5.39% and 5% cash back

Option 1. After 3% cash back, your mortgage amount will become $400,000*0.97=$388,000 with 3.3% interest
, C1 T- U" R. @* Q4 y- a, V$ I7 mIf you want to payoff your mortgage in 25 years. Monthly PMT $1896.44. The remaining balance is $356,393 after 3 years.
) s" E0 n5 N: x! c! q) S
% d8 d' d0 {; _4 l' v1 N% R5 \Option 2. After  5% cash back, your mortgage amount will become
3 a8 p+ _6 R# I! y7 s' `  b$400,000*0.95=$380,000 with 5.39% interest.
If you want to payoff your mortagge in 25years. Monthly PMT 2295.21  The remaining balance will be $356,351.50 after 3 years

Basically, for the above options, after 3 years, the mortgage remaining balance is similiar.
If you choose the 2% cash back with 3.3%, every month you save about $398.77 monthly payment for 3 years.  Total roughly saving ($398.77*12*3=$14,355)

诺言

能确认一下把mortgage从别的银行转到CIBC，CIBC负担全部律师的费用吗？

caifan

3# Pierce.CIBC
0 u2 |  {* Y+ ?8 _3 ^. Z谢谢回复！我后来用网上的贷款计算器算了一下，五年选择5%的返还和5.39% 的posted rate确实不划算，主要因为5.39实在太高了。

caifan

用网上的贷款计算器计算，五年固定利率3.99%, cash back 2%比起现在单纯的五年固定利率3.59%要划算一些。

Rapala

问一个问题，如果是投资房，cashback算收入要交税吗？

caifan

银行网站说：
The Cash back amount is tax free as long as the funds are not used to earn income from a business or property.

Pierce.CIBC

4# 诺言

There is no fee/cost to transfer your mortgage

tyyjohn

任何时间都可以转吗？  还是要等5年满了才能转？

诺言

4# 诺言

; d0 U- d  [+ Q9 oThere is no fee/cost to transfer your mortgage
. j3 c  d5 V( G# {6 Q/ e9 XPierce.CIBC 发表于 2010-3-4 14:26

但是Title上面的mortgagee不是需要改吗？这个过程不需要律师吗？

Pierce.CIBC

CIBC got free AD from Globe&Mail

https://secure.globeadvisor.com/ ... /cnw/20100305/C7106

caifan

据我的重新计算，五年固定3.99% 加上2 % 现金返还大致相当于3.50%，这是相当不错的了。
  L9 Z5 g  v9 q3 {
! k8 x7 Y& c6 \; C9 I( F居然有一位mortgage broker能给这个rate，但是prepayment是5%，不是我想要的 10%。

诺言

“In addition, there are no transfer-in fees for clients to move their mortgage to CIBC.”
7 d6 A' C5 T% U* P: X4 u0 E! h, r这句话并没有解答new mortgage是否需要律师involve去land title office注册的问题啊？

caifan

“In addition, there are no transfer-in fees for clients to move their mortgage to CIBC.”
5 O, s: a- y6 p% J这句话并没有解答new mortgage是否需要律师involve去land title office注册的问题啊？
诺言 发表于 2010-3-11 11:41

+ W! ^- Z9 I1 ~/ K* B这个我也问清楚了。我的mortgage broker读了fine print，说你想让银行代付律师和登记费，就得放弃现金返还，当然没有人会那样做。为此他可以另外给我一些现金返还，足够支付相关费用。他说这部分现金返还是他本人用自己积累的点数支付的，与cibc的offer无关。

诺言

这个我也问清楚了。我的mortgage broker读了fine print，说你想让银行代付律师和登记费，就得放弃现金返还，当然没有人会那样做。为此他可以另外给我一些现金返还，足够支付相关费用。他说这部分现金返还是他本人用 ...
caifan 发表于 2010-3-11 11:59

是实实在在的现金返还吗？我看一直没正面回答，感觉有点问题。

Pierce.CIBC

14# 诺言
3 u/ H& `% h& I& d+ b! ?

当您把mortgage转过来，cibc会给您mortgage注册，不需要花钱。

Pierce.CIBC

16# 诺言

8 B0 w' o- N' V8 R9 l( L6 Q2 X
% \- Y! ]( s! F! ?" G是free money,直接打到您的银行帐号。