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Hello, this is the person who helped me when I bought a house. Take a look.

By the way, buying a house depends on the place of work. If you want to buy a house in Zhangdian, you can buy a small apartment in Zhangdian. 12.3! I hope I can help you! !

Two loan methods for wage earners to buy a house

Wage earners can use provident fund loans and mortgage loans in two ways.

(1) provident fund loan to buy a house. Provident fund loan is a low-interest long-term loan to support ordinary income workers' families to buy houses, which is issued by the Real Estate Credit Department of China Construction Bank. Ningde City stipulates that the maximum loan limit is 30,000 yuan, and the longest repayment period is 7 years. The object of provident fund loans is: employees who have permanent urban accounts and pay housing provident fund. The loan conditions are: having self-raised funds equivalent to more than 30% of the purchased house price (which can be offset by housing provident fund deposits), having the ability to repay the principal and interest of the loan, and agreeing to handle housing mortgage loans and insurance. The loan amount should be within the loanable amount and the maximum limit, and determined according to the specific situation.

How to repay the loan principal and interest? Repayment shall be made in equal monthly installments. Repayment method: monthly repayment of loan principal and interest = loan principal × monthly interest rate× monthly interest rate /( 1 10) total repayment months-1 1].

(2) "mortgage" loan to buy a house. For families who can't enjoy low-interest loans from provident fund, they can try to enjoy "mortgage" loans. However, mortgage loans only provide support for some real estate projects, so only when you choose properly can you enjoy mortgage loans, but compared with provident fund loans, the interest rate is higher. The objects and conditions of mortgage loans are basically the same as those of provident fund loans. The loan amount mainly depends on the repayment ability, and the monthly economic income should be twice the monthly repayment amount. The loan amount does not exceed 70% of the house price, and the longest repayment period of the loan is 20 years.

Personal mortgage business introduction

"Personal housing loan" is the most basic housing mortgage loan business, and all banks are carrying out this business. Personal housing loan is a kind of secured loan, which can be mortgaged, pledged, guaranteed or a combination of the above three ways.

Conditions that an applicant should have.

Banks generally require that the object of "personal housing loan" should be a natural person with full capacity for civil conduct and meet the following conditions: 1. Have permanent residence in cities and towns or valid residence status; 2. Have a stable occupation and income, good credit, and the ability to repay the loan principal and interest on schedule; 3 do not enjoy the purchase subsidy, not less than 20% of the total price of the purchased house as the down payment; Enjoy the purchase subsidy, and the individual will bear 20% as the down payment; 4. There are assets recognized by the bank as collateral or pledge, or units or individuals with sufficient compensatory capacity as guarantors to repay the loan principal and interest and bear joint and several liabilities; 5. There is a purchase contract or agreement, and the price of the purchased house basically conforms to the evaluation value of the bank or the real estate appraisal agency entrusted by the bank.

Documents required for application

When applying for a loan, the applicant should present various certificates, mainly including: 1. Proof of identity (resident identity card, household registration book or other valid proof of residence); 2. Proof of loan economic income or solvency issued by the lender's examination and approval department; 3. Letter of intent, agreement or other approval documents of the house purchase contract that meet the requirements; 4. List of mortgaged property or pledged property, certificate of ownership, certificate of consent of authorized disposition, certificate of pledge, and certificate of appraisal of mortgaged property; 5. The guarantor agrees to provide written guarantee documents and credit certificate of the guarantor; 6. If savings deposits are used as self-raised funds, bank deposit certificates are required; 7. If the provident fund is self-raised, it is necessary to provide proof that the housing provident fund management department has approved the use of provident fund deposits.

Personal loan amount

The loan amount of individual housing loan is not higher than 80% of the value of the house to be purchased or the actual purchase cost assessed by the real estate appraisal agency (whichever is lower), and the loan period can be up to 30 years.

Selection of repayment method

When repaying, the borrower shall repay the loan principal and interest according to the repayment plan and repayment method agreed in the loan contract. If the borrower repays the loan in advance, it shall obtain the consent of the lender in advance and go through the relevant formalities. There are two ways to repay the principal and interest:

1. If the loan term is one year (including one year), the principal and interest will be repaid once at maturity, and the interest will be paid off with the principal; 2. If the loan term exceeds 1 year, repayment methods such as matching principal and interest repayment method and average capital repayment method can be adopted to repay the loan principal and interest on a monthly basis.

Mortgage pledge and mortgage

Can be used as the purchase of housing mortgage and pledge mainly include the following:

(1) Personal housing loan collateral

1. Real estate and other fixtures that the borrower has the right to control independently; 2. The right to use state-owned land obtained by the borrower according to law;

(2) Pledged personal housing loans include government bonds, national key construction bonds, financial bonds, AAA corporate bonds, personal certificates of deposit and other securities.

Generally speaking, if the sales rate is lower than 30%, the developer's funds cannot be recovered. When the sales rate does not improve within a certain period of time, developers will be forced to reduce prices; If the sales rate reaches 50%, it means that supply and demand are relatively balanced, and house prices will remain at a certain level for some time; If the sales rate is around 70%, it means that the demand is getting hotter and hotter, the developer's development cost has been basically recovered, and the house price will rise. Naturally, such a house will certainly preserve its value; In addition, there must be a strong location, good appearance, strict property management, high visibility and convenient transportation, shopping, medical care and study. Such a property has room for appreciation. Let me introduce you to some other aspects:

Which rooms can't be bought:

According to the national regulations, the following conditions will restrict the sale of houses:

First, illegal or illegal construction;

Second, the right to use the house cannot be bought or sold, nor can it be bought or sold in the case of disputes or unclear property rights;

Third, houses sold without legal approval;

Fourth, houses with restricted circulation such as famous buildings or cultural relics;

Fifth, due to the needs of national construction, houses that have been identified as the scope of demolition are prohibited from buying and selling.

What are the tips for bargain hunting?

Some people say that the key to buying a house depends on your bargaining power, which is not unreasonable, especially for buyers who want to invest. Only by buying a cheap house can you have your own profit space. Otherwise, it will not be profitable or even lose money after it is sold. The skill of real estate business negotiation lies in grasping the market dynamics and knowing well, and at the same time, we should know ourselves and ourselves. Finally, the heart should be "ruthless" and bargain hard.

The knowledge of business negotiation is very rich. Only by making enough efforts can we have a definite plan and win the battle.

First, we should calm down and understand in many ways.

1 see the house. The house is a real thing, and everything can be seen in your eyes. You should show your interest when you look at the house. If you are too cold, the seller is not in the mood to talk to you more. At the same time, you should carefully observe the structure of the house, lighting, maintaining the surrounding environment and so on. And listen to the seller's explanation and ask the seller more questions.

2 master the background materials. How long the house has been on the market, how many people have offered the price, and how much the bid is, which can be used as a reference coefficient. The more people bid for a house, the stronger the resale ability of the house.

Let the seller know that you buy a house for your own living, not for resale. Usually sellers don't want the house sales staff to make a profit, but prefer buyers who live in their own homes. First, it can sell at a high price, and second, it is relatively simple.

Second, to understand the seller's psychology:

1 How long the seller must sell the house is very important for when to bargain. The closer the deadline for selling the main house is, the more eager the seller is to sell. This is your best bargaining moment.

2. Understand what the house money sold by the seller is going to do. If the seller believes in the house payment and is not in a hurry, then bargaining for a house will suffer many setbacks. In this case, it's time for you to stop or turn around.

3 deposit. There is no certain standard as to how much the deposit is appropriate. It depends on everyone's needs and is negotiated by both parties.

Bargaining principle:

1 Expose the shortcomings of the house, expose all the shortcomings of the seller's house, and make the seller lose confidence in his high price, so as to achieve the purpose of bargaining.

2 delaying tactics. If the seller is eager to get rid of it, he can deliberately delay the time, for example, he lied that it takes time to collect the money and waited until the last stage of the deadline to bargain.

3 cooperation strategy. You can tell the seller that you invested with the partner * * *, and the price should be negotiated with the partner to bargain with one move and two types.

4 play hard to get. For the house you see, you obviously like it, but you still have to express all kinds of reasons for not liking it in order to bargain.

In short, there are many ways to bargain. As long as the buyer is clear-headed, flexible in use and plays it by ear, he will get what he wants and succeed.

At present, there are mainly the following types of loans to buy a house: 1, housing provident fund loans; 2. Personal housing commercial loans; 3. Individual housing portfolio loans.

1. Housing provident fund loan: For residents who have already paid the housing provident fund, low-interest housing provident fund loans should be the first choice when buying a house. Housing provident fund loans have the nature of policy subsidies, and the loan interest rate is very low, which is not only lower than the loan interest rate of commercial banks in the same period (only half of the mortgage interest rate of commercial banks), but also lower than the deposit interest rate of commercial banks in the same period. In other words, there is a spread between the mortgage interest rate of the housing provident fund and the bank deposit interest rate. At the same time, when handling mortgage and insurance related procedures, the housing provident fund loan will be charged by half.

2. Personal housing commercial loans: The above two loan methods are limited to employees who have paid the housing provident fund, and there are many restrictions. Therefore, people who have not paid the housing provident fund have no chance to apply for loans, but they can apply for personal housing secured loans from commercial banks, that is, bank mortgage loans. As long as your balance in the loan bank accounts for not less than 30% of the funds needed for house purchase, and it is used as the down payment, and the assets recognized by the loan bank are used as collateral or pledge, or the units or individuals with sufficient compensation ability are used as guarantors to repay the loan principal and interest and bear joint liability, then you can apply for using the bank mortgage loan.

3. Individual housing portfolio loans: The maximum amount of provident fund loans that can be issued by the housing provident fund management center is generally1-290,000 yuan. If the purchase price exceeds this limit, the insufficient part shall apply to the bank for commercial housing loans. These two kinds of loans are collectively called portfolio loans. This business can be handled by the real estate credit department of the bank. The interest rate of portfolio loan is moderate, and the loan amount is large, which is more for the lender to choose.

Personal housing entrusted loans (provident fund loans) are the most cost-effective, and personal housing loans (commercial loans) have the heaviest interest burden, but how big is the specific repayment difference, we might as well make a comparison:

Suppose a couple of buyers want to buy a house with a total price of 500,000 yuan, and pay 30% down payment with their own funds, that is, 6,543,805 yuan, and the remaining 350,000 yuan applies for a loan of 6,543,805 years. The couple's monthly income is 6,000 yuan, and the monthly provident fund contribution ratio is 20% (50% for enterprises and 50% for individuals). Now the total provident fund is 40 thousand. The interest burden of commercial loans is much higher than that of policy loans, reaching 1/3, and the monthly repayment amount is increased by 10%, and the total amount is increased by nearly 50,000 yuan, which is not a small sum. From this perspective, it is natural to choose personal housing entrusted loans, but no, the couple can't rely entirely on personal housing entrusted loans. Even if their existing provident fund reaches 40,000 yuan, they can apply for a provident fund loan of 400,000 yuan at a lower interest rate of 10. However, because the maximum amount of policy loans is only 300,000 yuan, 350,000 yuan is still unacceptable. Therefore, the couple had to settle for the second best and choose a personal housing portfolio loan. So, can they afford the monthly repayment burden? Speaking of which, they pay back the loan 27,865,438 yuan +0.45 yuan every month, but during the repayment period, they can offset part of it with the provident fund they deposit every month, and the amount can reach 20% of the total income at most, that is, 65,438 yuan +0.200 yuan/month, so the amount of mortgage they need to pay by themselves is only (2781.45-1. It is suggested that buyers may wish to be careful when determining the purchase budget, list several schemes for comparison, and then apply for corresponding loans.

Housing provident fund loans should be handled according to the following procedures:

(a) the borrower to apply for housing provident fund loans to the city housing provident fund management center to submit a written application, fill in the housing provident fund loan application form and truthfully provide relevant information.

(II) The municipal housing provident fund management center is responsible for reviewing the borrower's qualification, guarantor's qualification, loan amount, loan term and contract completion, and the borrower signs relevant contracts or agreements with the center, and handles insurance according to the provisions of the People's Bank of China.

(three) after the completion of the loan procedures, the city housing provident fund management center issued a loan approval notice to the bank, and the bank went through the loan issuance procedures after receiving the loan notice.

Special reminder: when buying a house, the borrower can go to the bank to calculate the loan amount and monthly repayment amount according to his own provident fund payment. According to the relevant provisions of provident fund management, it is withdrawn once a year. Suppose the customer withdraws the provident fund once a year 15000 yuan, the monthly repayment amount of provident fund loans is 1500 yuan, and the repayment amount of commercial loans is 1000 yuan. In terms of repayment method, you can choose the "balance loan cancellation method", that is, the extracted provident fund will first return the housing provident fund loan and the principal and interest of the current month's commercial loan (* * * is 2500 yuan). The balance 12500 yuan can be used to repay the principal of the housing commercial loan in one lump sum. After paying off the housing commercial loan principal, use the remaining balance to repay the provident fund loan principal, because the commercial loan interest rate is higher than the provident fund loan interest rate. After "repaying the loan", the borrower can choose to shorten the original repayment period, or keep the repayment period unchanged and reduce the monthly repayment amount. However, at present, commercial banks have certain restrictions on the number of prepayments for customers. If the customer chooses the repayment method of "matching principal and interest" and the monthly repayment amount remains unchanged at 2,500 yuan, the withdrawn provident fund15,000 yuan will be deducted continuously at 2,500 yuan per month according to the original deduction method. When the balance is insufficient, the borrower shall timely inject the full amount into the bank card for repayment. Customers can choose the above two repayment methods according to their actual situation.

If customers apply for commercial loans when buying individual housing, such as individual housing mortgage loans, individual housing transfer loans, individual re-trading housing loans, etc. At that time, for various reasons, I did not apply for a "provident fund" loan to buy a house. Now the personal provident fund has reached the prescribed number of years and quota, which is in line with the conditions for applying for provident fund housing loans. Although commercial banks can't convert commercial loans to provident fund housing loans at present, they can withdraw provident fund to repay the principal and interest of commercial loans. As long as the borrower applies to the provident fund management center and goes through the relevant procedures for withdrawing the provident fund, he can withdraw the provident fund and return the principal and interest of the individual housing loan.

Workflow of applying for personal housing loan from the bank;

(1) The buyer shall sign a commodity house pre-sale contract with the developer.

(2) Pay more than 30% of the house price.

(three) to the housing management department for pre-sale registration.

(4) After completing the pre-sale registration, the buyer holds the original contract and fills in the loan application and loan contract.

The interest of these two repayment methods is very different.

The average homebuyer only knows that the loan must be repaid with interest, but the interest of different repayment methods varies greatly. If the loan amount is about 400,000 yuan and the term is 30 years, the interest difference can reach 65,438+10,000 yuan! Many people are still in the dark about this-there is a big difference in interest between the two repayment methods. Here is an excerpt for your reference.

Mr. Liu, a citizen, just bought a new house last month, completed the formalities of housing loan, and repaid nearly 2000 yuan every month. Who knows that just after the first loan repayment this month, Mr. Liu learned something that surprised him greatly-one of his relatives had almost the same loan amount and the same life span, but the overall interest on loan repayment was nearly 25,000 yuan less! The reason is that they have adopted different repayment methods. Previously, Mr. Liu said that he knew nothing about another way of repaying loans.

"When signing the contract, the bank staff just brought a lot of loan contracts, many of them, and then helped you turn around for a while, pointing to some blank places, asking you to sign, fill in the ID number and press your fingerprints. There is no mention of another repayment method. "

After signing the loan contract, Mr. Liu calculated by himself that the total interest was as high as176,000 yuan. If it weren't for the reminder of relatives, Mr. Liu thought that the loan was done like this. Angry and distressed, Mr. Liu couldn't help but take out his loan contract and read it carefully several times. He found that there are indeed two loan methods for him to choose from in the contract, but the blank space has been filled in by the bank in advance with the equal principal and interest repayment method, so there is no room for his own consideration. He asked a friend to calculate that if another repayment method is adopted, the total interest of his 300,000 yuan and 20-year commercial housing loan will be less than 6.5438+0.52 million yuan, which is 24,900 yuan less than now.

Banks generally recommend the "matching method"

In order to find out, in the past few days, reporters have also made unannounced visits to many banks in Nanjing as buyers.

In the consumer credit supermarket of Xinjiekou Sub-branch of Agricultural Bank of China, the reporter said that he was going to buy a commercial house with a total price of 800,000 yuan, with a down payment of 30%, a provident fund loan of 1.2 million, and the remaining 440,000 yuan was going to apply for a commercial loan, which would be paid off in 30 years. A staff member warmly received the reporter. She first introduced the principal and interest repayment method (matching method) to the reporter. Through calculation, the item "monthly repayment amount" shows 2372.78 yuan;

The reporter then asked if there were other repayment methods, and the staff member said that there was also a "principal repayment method" (diminishing method). The monthly repayment amount is different, from about 3,000 yuan to more than 1000 yuan.

Which method should we choose? The following is the dialogue between the reporter and the staff member:

"Which of the two repayment methods is more cost-effective?"

"Generally speaking, the second diminishing method pays less money, but most people will not wait until 30 years to pay it off. If the loan was repaid in advance, there would not be such a big gap. What's more, although the diminishing method is still used less, the pressure is too great at first. "

"Which is more convenient?"

"Of course, the first matching method is more convenient, and you only need to pay the same amount of money to the bank every month. The second decreasing method has a different amount of money every month, and it is also very troublesome to calculate ... So we generally recommend customers to choose the equal method. "

Subsequently, the reporter continued to consult commercial banks, China Merchants Bank, Industrial and Commercial Bank of China, China Construction Bank and other banks as buyers. Most of them mainly introduce the "principal and interest repayment method", that is, the equal principal and interest method, and some even don't mention the diminishing repayment method at all. Although some bank staff finally admitted that they should choose the repayment method according to their personal circumstances, they can clearly hear the tendency of equal payment method from their words.

Banks tend to lie in spreads.

What is the reason for this tendency of banks? A person who has been engaged in the financial industry for many years bluntly said: "The key lies in the interest margin."

"The interest gap between the two methods is very large!" The person made some calculations with the example of an unannounced visit by a reporter, and the results were shocking-the same commercial loan of 440,000 yuan and 30 years, the total interest of the matching method was 410.4 million yuan, while the decreasing method was about 297,000 yuan. The interest difference between the two different repayment methods is as much as 1 1 ten thousand yuan!

The source said that the same loan business, for banks that "eat interest meals", of course, I hope that all property buyers will choose the repayment method with high interest. Just like the sale of ordinary goods, ordinary merchants will recommend customers to buy goods with high prices and high profits. How can they recommend goods with low prices and low profits?

As for the bank's explanation that "matching method is more convenient than decreasing method", the reporter found that using decreasing method is actually not as troublesome as expected. Although the monthly repayment amount is different, the specific amount does not need to be calculated manually. The bank's computer system can easily print out the monthly repayment amount data table for 30 years, and the purchaser only needs to pay the money accordingly.

As for another explanation, the reporter found through the calculation of the insiders that although the repayment amount at the beginning of the diminishing method was really high, about 3,000 yuan, it was about 2,372 yuan higher than that of 620 yuan, and the duration was only one year and two months. Most of the time, the repayment amount is concentrated between 2000 yuan and 1000 yuan. I believe that the price difference of more than 600 yuan can be borne by most buyers. Moreover, the interest thus "saved" is as high as 1 1 more than 10,000 yuan, which deserves the reflection of most property buyers.

The bank said it didn't take advantage.

Yesterday, CCB, BOC, ABC, Minsheng and other banks said in an interview that the total interest of the two repayment methods is quite different on the surface, but in fact the calculation principles of the two methods are the same.

"No bank takes advantage. First of all, the two repayment methods are not formulated by any commercial bank, but stipulated by the central bank. " Cong Huachang, director of the real estate credit department of Jiangsu Branch of China Construction Bank, said that1May 1998, the central bank promulgated the Measures for the Administration of Individual Housing Loans, which stipulated that there are two repayment methods for housing loans: equal principal and interest and average capital. No matter which repayment method, it is in line with the regulations. And in fact, the calculation principle of the two repayment methods is the same.

"Simply put, the interest difference between the two is certain, but for banks, there is no way to overcharge customers' interest, because these two repayment methods are calculated according to the time value of customers occupying bank funds. "

According to Director Cong's explanation, the fundamental reason for the difference in total interest between the two repayment methods is that the customer's occupation of bank funds has changed. Decreasing repayment method, because the customer pays more principal at the beginning, the less the bank principal later, the less interest will be generated. However, the principle of equal principal and interest repayment is different. The loan principal paid at the beginning is less, and the bank funds occupied are relatively more, so the interest will increase accordingly.

In view of the fact that ordinary people are not familiar with the two repayment methods, some banks said yesterday that they will strengthen their obligation to inform before handling loans in the future.

"Maybe some of our counter staff will think that it is customary to choose the repayment method of equal principal and interest, and the people are used to this repayment method, so there is no explanation and publicity for the diminishing method. When the customer comes, just do it the old way. "

Some banks said that in the future, before handling housing loans, "we should put words first" and let customers choose independently.

The consumer association says buyers have the right to know.

Sun Jianhe, secretary-general of Nanjing Consumers Association, said in analyzing the above phenomenon that buying a house by loan is also a kind of consumption behavior, and consumers enjoy the right to know and choose given by the Consumer Law. As an operator providing services to consumers, banks are obliged to publicize two different service contents, namely two different repayment methods, in a prominent position in the service place. In addition, we should objectively and clearly introduce the differences between the two repayment methods and their respective advantages and disadvantages, otherwise it will infringe on the rights given to consumers by the Consumer Law.

Articles 8 and 9 of China's Consumer Law stipulate that "consumers have the right to know the true situation of the goods they buy or use or the services they receive"; "Consumers have the right to choose their own goods or services, and decide whether to buy or not to buy any kind of goods or accept or not to accept any kind of services"; "Consumers have the right to compare, identify and choose their own goods or services."

Sun Jianhe believes that if banks choose one repayment method for consumers without clearly telling them the advantages and disadvantages of the two repayment methods, it will violate the above provisions of the Consumer Law and infringe on consumers' right to know and choose.

The reason lies in the information asymmetry between the two sides.

Loan buyers can enjoy two different repayment methods, which is expressly stipulated by the People's Bank of China. However, why in practice, one way is favored, while the other way is obviously "cold"? What is the root cause of the principal repayment method "the bank doesn't recommend it and the consumer doesn't know"?

Many interviewed experts and insiders unanimously pointed out that the serious information asymmetry between buyers and banks is the primary reason. Under the condition of market economy, the limitation of this information asymmetry will inevitably create favorable conditions for banks to conceal information intentionally or unintentionally and obtain more interest income; Because of the lack of information, buyers are inevitably in a weak position.

Lawyer Qian said that consumers are not bankers after all, and the regulations of the People's Bank of China are only aimed at banks, and ordinary people have no way of knowing. Therefore, when choosing a housing loan, it is often the bank that has the final say and has a certain degree of blind obedience.

Lawyer Chen Guanghua also believes that in the process of buying a house with loans, banks and property buyers are in an obvious unequal position. Banks have a lot of information that consumers don't have, and they have sufficient reasons and conditions to guide consumers to buy houses subjectively. (Reporter/Wang Haiyan Zheng Chunping)