郭森房贷- 有问必答

冬日繁星

郭先生，请教您一个问题：

+ k1 M8 {0 y( ?9 ?8 x  i3 g假如说已经有一套房子，首付月供都比较高，希望再找一处更方便的住宅，但手头没有很多现金，有没有办法把第一套房子已付款再拿出来一部分作为第二套房子的首付呢？这样做会有什么惩罚吗？必须是在同一家提供贷款的机构才可以吗？

[ 本帖最后由 冬日繁星 于 2008-7-21 20:25 编辑 ]

郭森房贷

原帖由 冬日繁星 于 2008-7-21 19:24 发表
% i# w3 ?" w& }/ I/ H. ?郭先生，请教您一个问题：

5 h7 \- E( Y7 W/ }8 B假如说已经有一套房子，首付月供都比较高，希望再找一处更方便的住宅，但手头没有很多现金，有没有办法把第一套房子已付款再拿出来一部分作为第二套房子的首付呢？这样做会有什么惩罚吗 ...

1. 您可以从第一套房子里再贷款（REFINANCE）套现， 拿出的金额多少会依据您房屋的市场价值， 已贷款金额和收入水平来估算；
5 V% K, l( `8 M' O: ?. H( I2. 银行都乐意多借些钱给您， 如果您有足够的偿还能力和健康的财经状况， 不会对您有什么惩罚； 但如果您想打乱原先的贷款计划， 重新开始新的利率和期限， 利率可能略有差异；
3. 您可以选择任意一家银行做REFINANCE, 如果您把新贷款和REFINANCE同时委托一家银行， 新的银行会全盘考虑您的财经需要， 贷款批准的几率会更大些。

谢谢您的提问！

polyhedron

How much is the "Variable Closed Prime"?

郭森房贷

原帖由 polyhedron 于 2008-7-22 11:53 发表
% C6 q7 k  R: ]! D" tHow much is the "Variable Closed Prime"?

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7 b5 y# F$ m! z对不起这位朋友！ 现在才看到您的帖子！

VARIABLE CLOSED RATE IS VARIES, DEPENDS YOUR MORTGAGE AMOUNT AND CREDIT SCORE. IT MIGHT BE LOWER AS PRIME - 0.75%. PLEASE CALL ME FOR MORE DETAILS.

紫光

请问现在是25年完全open的，40%down,有稳定租金收入，且高于每月要付的mortagage,可不可以找您转40年的？
如果可以利率多少？

郭森房贷

原帖由 紫光 于 2008-7-30 11:57 发表
  `( }$ y/ `6 L$ p请问现在是25年完全open的，40%down,有稳定租金收入，且高于每月要付的mortagage,可不可以找您转40年的？
& g8 O# u' ~0 n. l- J9 s如果可以利率多少？

当然可以啊！
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谢谢紫光大侠！

Solina

郭先生，我想问一下，如果年家庭收入在１0万左右，lease车每月付４５０，买大概４０万的房子，首付１５％左右。我大概能从银行贷款Maximum多少？

郭森房贷

原帖由 Solina 于 2008-7-31 13:07 发表
4 a2 q& F6 S: j6 ?6 T1 @郭先生，我想问一下，如果年家庭收入在１0万左右，lease车每月付４５０，买大概４０万的房子，首付１５％左右。我大概能从银行贷款Maximum多少？

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$ O1 L0 |* e3 K1 Y( k( t如果您首付15%，贷款本金即340，000；如果总还款年限（amortization period）设置为25年， 房屋贷款保险费是5950 （1.75% of mortgage amount）, 您的总贷款金额就是345，950. 用现在保守的五年固定利率5.64% 来计算， 您的月供款额是2153.45.
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40万的房子一般地税为每月200 元， 水电气平均每月75元， 这样您花费在房屋上的费用为每月2428.45， 加上每月的车供款450元， 一年的债务支出为34541.4，除以您的年收入10万， 您的TDS 为34.54%, GDS 为29.14%， 两项指标均达到银行的要求（TDS & GDS 应低于40% 和32%）。

如果您和另一位申请人有好的信用记录，收入和首期都是可以证实的话， 您应该可以得到房屋贷款， 最高的贷款额应该为38万 - 40万之间（因利息不同而略有差异）。
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  O0 F* O6 C* z) ^' L; z6 F9 u如果您想得到精确的数额， 请和我联系。
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7 E" Z& @; X" J' _; [谢谢您的提问！

Solina

谢谢您的答复。这个信息对我非常有用。等我需要的时候我一定会和你联系的。

Rapala

现在的定期利率是不是调低了啊？5年的最低可以拿到多少？

郭森房贷

[quote]原帖由 朱坚强 于 2008-8-20 12:29 发表
% g0 j1 |( J6 f现在的定期利率是不是调低了啊？5年的最低可以拿到多少？ [/quote
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; S! Z2 D4 }" E" Y固定利率其实就像在荡秋千一样，上上下下了好几回， 前几天又有所回落。 以下是最新的固定利率， 仅供大家参考。 如果您需要更新的利率消息， 请随时给我电话!
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六个月可转换定期： 4.25%
一年固定           4.8%
两年固定           5.09%
/ ^" u+ \5 F0 E/ T- \5 g8 c三年固定           5.19%
四年固定           5.25%
五年固定           5.39%   

richardzhng

了解很多，多谢各位的问题以及郭森的答复。

郭森房贷

谢谢RICHARDZHNG朋友! 自己也顶一下， 方便朋友们浏览房贷方面的帖子！

qbxl400

Hi, Mr. Guo

If my family income is 78000 per year, and I have 60000 $ in cash. What's the maximum mortage I can get?

Thanks a lot!

郭森房贷

原帖由 qbxl400 于 2008-9-18 09:20 发表
4 ~# O8 U( ~- Q6 R) hHi, Mr. Guo

/ O, O3 }+ F( h& I$ R2 p5 F9 WIf my family income is 78000 per year, and I have 60000 $ in cash. What's the maximum mortage I can get?
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Thanks a lot!

. u4 L; ~! R4 i) c

I also received your email. For the property price $380,000 you interested,
- _1 Q5 _% L, {9 \7 r8 {2 r1. If you could put 20% of house price as down payment, which is $76000, you don't need to pay any mortgage defaulted insurance, we call this type of mortgage as a Conventional Mortgage. Based on your information, if both of you have good credit, no other major debts(monthly payment over $500), you should be qualified the mortgage amount $304,000, monthly payment will be approx. $1845.68 (25 years amortization, 5.25% five years fixed closed rate);
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2. If you plan to put 10% down payment for this property, mortgage insurance will be $6840(2% insurance rate for 25 years amortization, 0.2% surcharge for each additional 5 years). Your total borrowing amount will be $348,840(90% of house price + $6840), you still qualify the mortgage, monthly payment $2090.

% O! u+ c6 j# {: v6 d/ f, }3. I am not sure how much you will put into this purchasing for down payment. For the maximum mortgage amount you qualify, based on your family guaranteed income(bonus was counted only when your employment is longer than 2 years), the maximum amount would be approx. $450,000.00, assumed that you have great credit, no any other debts, amortization expended to 35 years.

Rates may changed when you officially apply the mortgage.

4 O' d4 V9 v6 s+ t8 Z; hThank you for your questions!

郭森房贷

Good Morning,
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) N) D( A; I+ E  J# s) WHere’s an article that of interest – ENJOY!
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9 Z5 Y( c2 z9 z- x+ m0 s$ uWhat's the best strategy as mortgage rates rise?
ROB CARRICK
Globe and Mail Update
September 30, 2008 at 12:15 PM EDT

The credit crunch has hit home with yet another move by the big banks to jack up the cost of mortgages.

Mortgage brokers report that the big banks and other lenders have stopped offering variable-rate mortgages with a discount off the prime rate.
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3 f4 N0 s- ^( |. W  m5 ^& ?5 ^$ _" NIt was common in the first half of 2007 to get a variable-rate mortgage at prime minus a full percentage point, said Jim Tourloukis of Advent Mortgages in Markham, Ont. Since then, the discount had gradually fallen to 0.4 of a percentage point as of last week.

“As of yesterday, virtually everybody was offering variable-rate mortgages at prime,” Mr. Tourloukis said. “In other words, no more discounting.”

Forced to pay more to raise the money they lend out to customers, the banks have set fixed mortgage rates far higher than they would be under normal circumstances. Now, variable-rate mortgages have been affected as well. What's the right strategy for borrowers?
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# q; I6 P/ u# f: `. f5 d6 oYour choices: a variable-rate mortgage at 4.75 per cent, which is the current prime rate at all major lenders, or a discounted five-year mortgage at rates in the low 5-per-cent range.

The lower variable rate means you'll save money in the near term, but it also opens you up to the risk that rising interest rates will boost your borrowing costs somewhere down the line.

“If I'm the average Joe, I would be taking the five-year rate right now because I don't know what's going on out there and I don't want to risk my house,” Mr. Tourloukis said. “I don't think rates are going to go up, but I don't want to worry about it.”
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Mr. Tourloukis said about 90 per cent of his clients were going with variable-rate mortgages prior to this week, and he expects the same big majority to swing over to fixed-rate mortgages going forward.

9 P2 Z  Y5 a0 O( L% \4 kThe problem with fixed-rate mortgages – almost everyone picks the five-year term – is that you'll have to work hard to get a good deal. Posted five-year rates at major lenders are around 7.2 per cent, and some banks are posting “special” discounted rates of 6.14 per cent on their websites.

However, Mr. Tourloukis said he was able to get five-year mortgages as low as 4.99 per cent. Alternative banks and credit unions have been offering rates as low as 4.99 to 5.45 per cent.

* S# [8 A" c7 P. ^Brian Matthey, a mortgage broker in Kingston, Ont., said five-year mortgages would be going for about 4.35 per cent today under normal circumstances in financial markets. He stressed the importance of shopping around for a mortgage right now and not settling for whatever discount your bank is willing to dole out.

: J, z; }7 I9 w5 k3 z- o“The banks are going to freewheel as they need to in terms of what they offer their clients,” Mr. Matthey said.
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9 x* [; c5 `- ~. l" D**************************************************************
Please contact me anytime with further queries or concerns.
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  |" l( w  s; c9 G) |" GThank you.

郭森房贷

轉發自http://www.mortgagegrp.com/
Mortgage Bytes  
7 Z7 |# T# k, t% W1 h3 tWednesday, October 22, 2008  

( t5 \, ?& F! e1. Variable-rate mortgagors are now a little happier.  The big 6 banks have each fallen into line and lowered their prime rates to 4.00%
2. 7 of 24 economists surveyed by Bloomberg predicted the 1/4% BoC cut yesterday. 13 forecast a 1/2% cut.
Some economists, like Scotia's Derek Holt, are now forecasting a 1/2% rate cut at the Bank of Canada's next meeting on December 9. If he's right, it would take the overnight rate below 2%--something that hasn't happened since 1960. The record low is 1.12% in 1958--a time when it was based on treasury yields rather than actions by policy makers. (Bloomberg)
3. "If you are still looking for the Prime - .90 variable mortgage that you got on your property last year and your crying because no one is offering it - Get over it and learn to adjust to the new realities of the marketplace!" - Canadian Mortgage Team's Peter Kinch
* K& C( m5 ~9 F. z( \4. The government is buying back another $7 billion of Canadian mortgages on Thursday after strong demand in last week's auction. (Globe)
5. Skitish commercial lenders may not be loosening up the reins anytime soon.  57% of real estate executives surveyed predict that Canada's commercial mortgage market will be "substantially or moderately" underfunded next year.
. s8 \' A% Q0 d  x8 U' g/ _* A' v6. 36% of new immigrants take out a mortgage to buy a home within one to three years, according to RBC. (Investment Executive)
7. The Canadian dollar is at a 3-year low.

jiaxia1111

请给一个计算公式，计算月支付利息的 和本金的 谢谢， 我20万的房子，需要贷款13万，贷期20年，请问郭先生现在的利率情况 月支付多少还房贷，一直算不出比较准确的数字。。
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  [$ }+ M4 ^+ L8 }[ 本帖最后由 jiaxia1111 于 2008-10-23 13:43 编辑 ]

郭森房贷

原帖由 jiaxia1111 于 2008-10-23 12:21 发表
' r7 c3 E% V6 N. _1 W( F, e3 {请给一个计算公式，计算月支付利息的 和本金的 谢谢， 我20万的房子，需要贷款13万，贷期20年，请问郭先生现在的利率情况 月支付多少还房贷，一直算不出比较准确的数字。。

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. X) f! |2 V- Z您可以用這個網站的AMORTIZATION CALCULATOR 計算器：
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http://www.mortgagegrp.com/site/AB/calc_amortization.asp
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: O" c0 L) |; r) |" b借款金額， 借款總年限（AMORTIAZITION PERIOD , 利率可以隨意調整， 每月的本金， 利息就會分列出來， 一目了然。

jiaxia1111

原帖由 郭森房贷 于 2008-7-29 00:21 发表
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: g9 N6 w+ b5 ^9 f对不起这位朋友！ 现在才看到您的帖子！

& u, L5 p% u! u5 pVARIABLE CLOSED RATE IS VARIES, DEPENDS YOUR MORTGAGE AMOUNT AND CREDIT SCORE. IT MIGHT BE LOWER AS PRIME - 0.75%. PLEASE CALL ME FOR MORE DETAILS.

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请问郭先生： 新移民能否拿到这个VARIABLE CLOSED RATE, IT MIGHT BE LOWER AS PROTE -0
) r0 ?" U# c8 S% u) O6 M) j75%!!

郭森房贷

原帖由 jiaxia1111 于 2008-10-24 17:42 发表


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请问郭先生： 新移民能否拿到这个VARIABLE CLOSED RATE, IT MIGHT BE LOWER AS PROTE -0
1 v1 r: O5 o$ D( S! |4 L75%!!

現在拿不到了！最好的VARIABLE RATE 是 PRIME + 0.75%.

jiaxia1111

请问郭先生，听说首付35%新移民贷款有免税和返几万现金等优惠，这个信息准确吗谢谢，多次打搅您了

郭森房贷

您可能指的是CASH BACK MORTGAGE, 即現金返還計劃， 在今年的十月十五日之前有點銀行提供返還現金給客戶作為首期， 但條件比較苛刻（兩年以上加拿大信用記錄， 兩年以上穩定收入）， 新移民一般不QUALIFY這個計劃。 同時該計劃如果實施， 貸款利率奇高（比正常利率高2%左右）， 其實是羊毛出在羊生上， 返還的現金也就是客戶多付出的利息差額。現在所有的銀行都終止了這種房貸計劃。
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: q5 V8 U8 f0 c4 l6 t至于免稅優惠， 我從來都沒有聽說過，但您從國內帶來的資金（作為購房的首期）是免稅的。如果是抵加后衍生的收入， 那得課稅。稅務方面的問題， 您可以和聯邦稅務局或專業會計師咨詢核實。
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& h. g7 D* H! V! y我認為貸款機構對新移民購房貸款最大的優惠，是免除了對申請人信用記錄和信用評級的要求，只要您出到35%的首期且有合法的證據, 貸款應該不是難事。  

我是有問必答， 您提的問題越多， 我在老楊這里露臉的機會也越多， 樂而為之！謝謝您！

娇娇

郭先生，请问现在最好的5年固定利率是多少？谢谢！

郭森房贷

原帖由 娇娇 于 2008-10-27 22:56 发表
郭先生，请问现在最好的5年固定利率是多少？谢谢！

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如果您能在30天內CLOSE THE DEAL, 五年固定利率是5.59%； 超過三十天的利率是5.74%。如果貸款金額超過50萬， 利率會低至5.39%。

9 z( |- p) |6 q最近利率調整得比較頻繁， 您可以隨時給我電話， 咨詢新的利率情況。

% g/ Q) b9 Y+ t! j5 {  p謝謝您的提問！

jiaxia1111

当前形势贷款，应该选择哪种利率方式或者组合，比较合适，20年贷期15万额度。

郭森房贷

原帖由 jiaxia1111 于 2008-10-28 10:15 发表
2 E( Y* x; n6 h8 _5 l0 F$ b当前形势贷款，应该选择哪种利率方式或者组合，比较合适，20年贷期15万额度。

8 h2 |3 E, Q9 s1 h6 _
( ?( O" o+ C  \( G- k短期的固定利率应该是比较好的选择。比如一年期的固定利率4.49%， 比浮动利率还划算（最好的浮动利率4.75%).一年之后，金融市场日趋平稳，到时候再选择期限较长的利率，或者选择浮动利率。

propeller

请问一下郭先生：你能拿到这位筒子得到的deal吗？
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' B" B  i8 z' _http://www.edmontonchina.ca/view ... p;extra=#pid1854743

郭森房贷

原帖由 propeller 于 2008-11-2 16:54 发表
请问一下郭先生：你能拿到这位筒子得到的deal吗？
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; ^$ k+ P8 M1 \! N1 M! F4 B$ Ahttp://www.edmontonchina.ca/view ... p;extra=#pid1854743

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- _1 j8 W5 S8 W5 `已经拿不到了， 现在最好的浮动利率全国统一价： PRIME + 1%, 今天的PRIME是4%。

propeller

原帖由 郭森房贷 于 2008-11-4 18:54 发表


已经拿不到了， 现在最好的浮动利率全国统一价： PRIME + 1%, 今天的PRIME是4%。

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