When
opened Delhi-based Mahendra Gupta a letter from the housing finance
companies recently, there was both good and bad news for him. The dark bit of information was that the 20-year home loans since 2008, he had to repay to go still 22 years. Despite
four years of regular repayments, the loan term due to the increase in
home loan rate of 10.25% in 2008 to up to 13% was added. The
good news was that Gupta lenders willing to convert the loan at a lower
interest rate if he was to pay a one time conversion fee. He got paid and the interest rate lowered 7300 to 10.5%. "My loan term was 272 months to 166 months," says the 35-year-old. Gupta is lucky. Not every lender offers its customers this option. Worse, very few keep their customers on interest rate changes or updates as they are on their repayment schedules. Most
banks only by the terms of the loan agreement, the lender may increase
the rate and accordingly extend the repayment term of office says to go.
If the concept can not be extended, the bank raises the EMI or ask the borrower to pay a lump sum.You need to be proactive about your repayment of the loan and check the interest rate. If the base rate was introduced, many thought would be more transparent home loan customers to get deals from their lenders. However,
many banks in order to discriminate between old and new customers,
provided the existing charge a higher rate than the new borrowers. If you will be charged against 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. Home loan growth slowed from 15% in 2010-11 to 12.1% in 2011-12. More importantly, the RBI has given notice of early termination of banks and housing finance companies abolished. So, moving to another bank is not as expensive as it once was.The banks are willing to negotiate, especially if the borrower has a good repayment history. If a bank refuses to budge may seem a mild threat of moving the loan to another lender miracle.Balance term is of crucial importanceKeep the remaining term of your loan in mind if you sit at the negotiating table. When
Gupta turned his interest to 10.5% was from the earlier 13%, his tenure
of 22 years and 8 months to 8 years and 10 months was reduced. Remember that if your credit is less than 10 years to go, the benefits may not be as spectacular. As the table shows, the benefit is gradually reduced if your balance is less tenure. A
1.5 percentage point in interest rates will shave off nearly five years
of a 20-year loan, but it will reduce the term of one month if the loan
has only five years to go. Since you are paying a fee upfront conversion, the change can not be achieved at a significant profit. Go for it only if the reduction is at least 2 percentage points and your loan has to go more than 10 years.Cut the term of office is not the EMIIf the interest rate on your loan will be reduced, not make the mistake of reducing the EMI. It is a tempting idea, because it eases the pressure on your monthly budget. However, mean lower EMI's longer terms and higher interest costs. Instead, bring the tenure of the loan. Only if you really find it difficult to pay the EMI, you should opt for a lower rate. This
is especially true for people who have taken a great home loan, based
on a projected income, but do not have the kind of pay hikes expected of
them. Also, double-income families where one spouse has lost a job or not working, you will find this option useful.You should also check whether the new rate, which is offered to you, to the base rate of the bank is connected. Make sure there is not a promotional rate that is offered to new customers. The banks offer low prices to attract customers, but the rate hike after 2-3 years. Since home loan terms are usually offered to go 10-15 years, not only by the short-term benefits for the loan. The loan agreement should clearly indicate the interest spread between that rate and the bank base rate.For a new interest rate and to a lesser charge banks from 0.5 to 1 0.5% of the outstanding amount. However, switching to a new bank is much more expensive and takes longer to write. Even
if your previous lender to the collection of a prepayment penalty will
require the new lender from 0.5 to 1 0.5% as processing fees. There is also the convenience aspect. You
have to through the entire process from submission document evidence of
income and identity, and PAN card, etc. So make a cost-benefit analysis
before deciding to convert or go move to another lender.
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