When
the Delhi-based Mahendra Gupta opened the recent letter from the
Housing Finance Company, which was both good and bad news for him. The grim bit of information was that the 20-year mortgage he had been back since 2008, still had 22 years ago.
Despite four years of regular installments, loan tenure had been extended because of the increase in home lending rate from 10.25% in 2008 to 13% now.
The good news was that Gupta lender was ready to convert the loan into a lower rate if he paid a one-time conversion fee. He paid Rs 7,300 and got the interest rate lowered to 10.5%. "My loan tenure came down from 272 months to 166 months. It was a direct gain of nearly nine years," gushes the 35-year-olds.
Gupta can consider himself lucky. Not every lender offers its customers the option. Worse, very few keep their customers updated on changes in interest rates, or how they affect their repayment schedules.
Most banks just go by the wording of the loan agreement, which says that the lender can increase the speed and thus extend the repayment tenure. If the expression can not be extended, the bank raises the EMI amount or ask the borrower to pay a lump sum.
Be a proactive borrower
You must be proactive about your loan repayments and check the interest rate you are being charged. When the base rate was introduced, home loan customers thought they would get more transparent deals from their lenders.
/ Photo.cms? Msid = 13010316But many banks continue to distinguish between old and new customers, charging the existing higher rate than that offered to new borrowers.
If you are charged a higher rate, ask your bank to convert it to the rate for new borrowers.
Do not assume your bank will not listen to your request. A slowdown in growth and intense competition in the housing finance sector has pushed banks to the wall.
Home lending growth fell from 15% in 2010-11 to 12.1% in 2011-12.
More importantly, the RBI abolished the prepayment penalty charged by banks and housing finance companies. Then switch to another bank, are not as expensive as it used to be.
"The RBI move has boosted borrowers' ability to negotiate," says Kapil Narang, Chief Operating Officer, Ameri Interprise India, a financial planning firm.
Banks are willing to negotiate, especially if the borrower has a good repayment history. If a bank refuses to budge, a mild threat to move the loan to another lender do wonders.
"There are cases where banks have offered to cut interest rates when customers expressed their intention to transfer the loan to another bank," says Vipul Patel, Director, Home Loan Advisors, an independent mortgage consultant.
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Despite four years of regular installments, loan tenure had been extended because of the increase in home lending rate from 10.25% in 2008 to 13% now.
The good news was that Gupta lender was ready to convert the loan into a lower rate if he paid a one-time conversion fee. He paid Rs 7,300 and got the interest rate lowered to 10.5%. "My loan tenure came down from 272 months to 166 months. It was a direct gain of nearly nine years," gushes the 35-year-olds.
Gupta can consider himself lucky. Not every lender offers its customers the option. Worse, very few keep their customers updated on changes in interest rates, or how they affect their repayment schedules.
Most banks just go by the wording of the loan agreement, which says that the lender can increase the speed and thus extend the repayment tenure. If the expression can not be extended, the bank raises the EMI amount or ask the borrower to pay a lump sum.
Be a proactive borrower
You must be proactive about your loan repayments and check the interest rate you are being charged. When the base rate was introduced, home loan customers thought they would get more transparent deals from their lenders.
/ Photo.cms? Msid = 13010316But many banks continue to distinguish between old and new customers, charging the existing higher rate than that offered to new borrowers.
If you are charged a higher rate, ask your bank to convert it to the rate for new borrowers.
Do not assume your bank will not listen to your request. A slowdown in growth and intense competition in the housing finance sector has pushed banks to the wall.
Home lending growth fell from 15% in 2010-11 to 12.1% in 2011-12.
More importantly, the RBI abolished the prepayment penalty charged by banks and housing finance companies. Then switch to another bank, are not as expensive as it used to be.
"The RBI move has boosted borrowers' ability to negotiate," says Kapil Narang, Chief Operating Officer, Ameri Interprise India, a financial planning firm.
Banks are willing to negotiate, especially if the borrower has a good repayment history. If a bank refuses to budge, a mild threat to move the loan to another lender do wonders.
"There are cases where banks have offered to cut interest rates when customers expressed their intention to transfer the loan to another bank," says Vipul Patel, Director, Home Loan Advisors, an independent mortgage consultant.
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