今天,从拿到MORTGAGE APPROVAL. 具体是这样的:我有一个关于MORTGAGE PREPAYMENT的问题请教???

wxlj72(karl)

MORTGAGE AMOUNT : $91,000
INTEREST RATE: 4.9% ( 5 YEARS FIXED CLOSED RATE)
BI-WEEKLY PAYMENT AT $242
20% OF PRINCIPAL PREPAYMENT AT ANY TIME EVERY YEAR
25YS AMORTIZATION

大家觉得这是不是个GOOD DEAL???

但是我对MORTGAGE PREPAYMENT有些问题一直不得其解:

我的YEARLY PREPAYMENT MAXIMUM是: $91,000*0.2=$18,200 . 我问MORTGAGE MANAGER,"如果我第一年付$10,000的PREPAYMENT, 那么我第二年的BI-WEEKLY PAYMENT会不会降低?" 他说: "不会,只会缩短AMORTIZATION. 原来是25年,现在可能只要21年了." 然后,他又建议,尽量提前付PREPAYMENT, 这样,可以减少INTEREST COST

所以,问题就来了,假设我每年付10,000的PREPAYMENT. 既然,前5年的BI-WEEKLY PAYMENT一直不变,那么,每年的PREPAYMENT是怎样减少INTEREST COST的.

另外,我思考可能有一种可能,就是BI-WEEKLY PAYMENT不变,但每次PAYMENT的INTEREST的比率在降低:
例如: 第一年的PAYMENT,INTEREST 要占85%, 而如果多付了$10,000的PREPAYMENT后,第二年开始,同样的PAYMENT,而INTEREST就减少到80%了.只是猜测,没有VERIFICATION.

也不知,我把问题说明白没有,请大家讨论一下... THANKS

(#1835671@0)
Last Updated: 2004-8-9
This post has been archived. It cannot be replied.

你每两星期的还款包括利息和本金. 比例由你欠银行的本金多少决定. 每年付10000的PREPAYMENT还的是本金. 虽然此后你次仍付同样的钱, 但本金占的比例将增加. 换句话说你将少付利息. -sq1(The lord of 的猪); 2004-8-9 (#1835687@0)

all what u guessed there is correct. -jywu88(Silencer); 2004-8-10 (#1835906@0)

随本金减少，每次付款中利息占的比例都是不一样的，依次递减。按你的例子，第一次付的２４２中有１７１是利息！假如你第一天就先付了１万８本金，付款照样是２４２／２周，其中利息就只有１３６了。１７年可以还清贷款。 -23456789(大白呼); 2004-8-10 {201} (#1835953@0)

如果不付这１万８，２５年下来仅利息一项总共要付６万７千，（２４２x６５２－９１０００）。

如果付了这１万８，１７年下来的利息是３万４千５，差不多是一半！这还仅仅是第一个２０％，再有几个２０％就更省了。

thks for your answer. 不过，如果我5年后RENEW，因为我前5年的PREPAYMENT和BI-WEEKLY PAYMENT，所以下一个5年的BI-WEEKLY PAYMENT就会减少，可能只有1/2，即$121,是吗? -wxlj72(karl); 2004-8-10 (#1836805@0)

不是。你的付款额多少是根据你的收入定的。做为你欠钱的想要早还，多还，好少付利息。可是银行认为你还得太多，太快会造成日常生活拮桔，会给你定个最高还款额。说不定你到那时收入增加了，付款额比现在还要多。 -23456789(大白呼); 2004-8-11 (#1837148@0)

请问是哪家银行？谢谢！ -b52(Bomber); 2004-8-10 (#1836082@0)

scotiabank mortgage, they give you the best rate 4 mons before closing date. but i saw today's PULSE24 news, the best 5yrs fixed close is 4.8. i don't know which bank. i also heard -wxlj72(karl); 2004-8-10 {164} (#1836781@0)
if you choose the VRM RATE, you have 85% chance to pay less money than 5 yrs fixed close rate. But you have to take a close watch on the mortgage rate up and down.

if you don't mind, may I have your banker's contact info? my previous scotia banker left, and I am looking for aother one, thx -liuhuaiyu(harry); 2004-8-12 (#1838703@0)

Just set up a mortgage with Scotia Bank. I chose a combination of 5-year variable and fixed. If you would contact a bank representative in Mississauga, I will provide his contact information. -win2(win); 2004-8-12 (#1839195@0)

Thx, I am looking for a downtown toronto one, or scarborough one. Thanks anyway. -liuhuaiyu(harry); 2004-8-12 (#1839483@0)

no problem, SCOTIA MORTGAGE MANAGER -- Gary W. Curtis, 416-729 1476, branch office : 1016 kingston rd., 1 block west of victoria park ave. my buyer agent recommend him to me, a BLACK MALE, -wxlj72(karl); 2004-8-12 {115} (#1839618@0)
SHORT HAIR, MID BUILD, BE CAREFUL!!! hahaha, JOKING AROUND. anyway, shop around before you meet him. good luck!!!

Thanks for the info! -liuhuaiyu(harry); 2004-8-13 (#1840179@0)

目前最优惠利率是多少? -malvern(hk); 2004-8-10 (#1836821@0)

3% -jenny60(蔷薇); 2004-8-10 (#1836901@0)

谢谢.我现在得到一个是 5年浮动,当时的最优惠利率-- 0.75%,不知道好不好 -malvern(hk); 2004-8-10 (#1837015@0)

5年浮动，是不是5年内不能固定，0。75%这么低啊？那家银行？ -jenny60(蔷薇); 2004-8-11 (#1838320@0)

第一,目前最優惠利率是3.75,由於很多人拿到的是PRIME-0.75,所以實際利率是3.第二,樓下的說的是PRIME-0.75,不是0.75的利率.---這個差別簡直是..天差地別.. -yymeg(cherry); 2004-8-11 (#1838372@0)

都说浮动比固定的好，但是眼看利率这么低，五年内要是猛涨可就太亏了。大家发表些意见，还有浮动1%cash back, 三年prime-0.375%的怎么样？ -milly(milly); 2004-8-11 (#1838406@0)

能插话吗，我觉得五年内利率猛涨是不大可能的，除非经济快速发展或者通货膨胀率急剧上升， -icql(coming soon); 2004-8-12 {886} (#1838967@0)
经济大发展就甭期待了，连中国都开始宏观调控了，世界经济发展速度按照经济周期推算也该调整了，至于通货膨胀到是要担心的，原油价格和资源价格上涨带动的通货膨胀率上升可能导致利率上调，但是也依赖经济状况。

锁定五年太长了吧，4.8% 相对于3%，至少前三年利息压力最大的时候一定是不划算的，即使三年后市场利率涨到6%，后两年少付得利息也刚刚和前三年多付得持平，但是你失去了自由选择和出售房屋没有罚款的权力。三年内利率可能上涨3%吗/，参考美国2000联储加息的速度就知道了。

每次上调不过是0。25，不会一下到3%，所以不必担心来不及锁定和RENEW，

利率上涨在经济走势不明朗的情况下是极其慎重的，因为会负面影响经济发展和失业率，估计一年内上涨0。75%已经了不起了。

说了一堆，结论是要么浮动，要么选一年短期(好处是你可以预知你一年内的固定还贷成本，制定财务计划)，每年RENEW。原因是贷款前几年的利息负担最重，能少付利息多付本金最好，所以利率最重要。银行在长期贷款中，盈利是最高的。
个人看法，不必细究。谢谢。

有道理，还是短期低息贷款比较合适 -eglington(eglington); 2004-8-12 (#1838989@0)

Agree! I got 1 year fix 2.9%. I don't think 5 years is a good choice, the bank always want to band you for a long time, if you want to change, then the bank will say "sorry" -mgcp(兔MM); 2004-8-12 (#1839019@0)

能请您告知，在哪家银行拿到的吗，是最近吗，谢谢您 -icql(coming soon); 2004-8-12 (#1839030@0)

National Bank -mgcp(兔MM); 2004-8-12 (#1839412@0)

and when? -tuantuan(want a znmn); 2004-8-12 (#1839468@0)
2.9 one year fixed is really a great deal. any special cituation make you get this deal? Hope we can learn something from this case. Thanks. -liuhuaiyu(harry); 2004-8-12 (#1839486@0)

Nothing special, I just put 10% in the down, and both of us have a job, that's it. -mgcp(兔MM); 2004-8-13 (#1840661@0)

May I have your agent's phone number please? ?Thanks alot. -icql(coming soon); 2004-8-13 (#1840814@0)

let me check it for you, I am not contact with agent, I directory discuess with the bank, the agent is not good, they will earn money from your case, so ..... -mgcp(兔MM); 2004-8-13 (#1841575@0)

Yes, you are right. Would you like to tell me your contact person's name and phone number at the bank please? I have to have my mortgage renewed recently. Thanks again. -icql(coming soon); 2004-8-14 {94} (#1842244@0)
Please send me an email at amwz818@yahoo.ca or reply this message at your convenience. Thanks,
Can you give me the phone number of National bank? where is located? thanks -roseflower(rose); 2004-8-14 (#1842346@0)

I think this one is good: 1% cash back, first 3 month 1.5% (Prime-2.25%), and following 33 month 3.375% (Prime-0.375%). therefore, the first year real rate just 1.9%. Is this a good deal? -milly(milly); 2004-8-12 (#1839594@0)

Not the best one for VRM . -miniwawa(miniwawa); 2004-8-13 {66} (#1840647@0)
Please call jasmine at 416-8802598, if you need more information!
只是不想把主动权交给银行 -mgcp(兔MM); 2004-8-13 {135} (#1840723@0)
简单计算:5年固定现在5%,1年固定3%, 以每次涨息0.25%来计算, 从3%到5%要连续7次,才可以说持平,有多大可能在一年内连续涨息7次.个人认为急跌慢涨.

你说的有道理，刚开始我也是APPLY VRM RATE：3.0%, 但后来还是换成5 YRS FIXED CLOSE RATE. 主要原因是: -wxlj72(karl); 2004-8-12 {696} (#1839643@0)
1. MEDIA的影响,前一段时间的SUN, STAR报都在SUGGEST, IT'S A GOOD TIME TO LOCK IN, OTHERWISE "IDIOT".
2. MORTGAGE AMOUNT 只有$91,000, VRM 3.0%, FIXED 4.9%, 我算过一下第一年也就少交1000左右, 即使用这1000多AGAINST PRINCIPAL, 第一年也就省40多块的INTEREST. 实在是FEEL不出来省多少钱. I REALLY DON'T CARE. 还是在开始多花点钱, 降低RISK, 可以比较方便地对每月EXPENSE 做BUDGET, LONG TERM 5 YRS.
3. INTEREST RATE肯定要涨,这是NO DOUBT. 如果等PRIME RATE 每次涨0.25%, 到那时再LOCK IN, 那FIXED RATE不定得多高了. 最明显, 今年3,4月间FIXED RATE最低, 5年的只有4.3~4.4, 现在才过了几个月,就涨到4.9了.

所以,我想如果MORTGAGE AMOUNT不是太多,还是FIXED RATE比较适合. 当然,如果我MORTGAGE AMOUNT 超过15万,我肯定要VRM.

@PEI

今天,从拿到MORTGAGE APPROVAL. 具体是这样的:我有一个关于MORTGAGE PREPAYMENT的问题请教???

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