Fix Rate vs Variable Rate --- 銀行騙錢？？？

Mr.Business

如果MRTA TABLE多过OUTSTANDING AMOUNT, EXCESS的部分会给回那人的家人吗？

magnumao

这个问题问得好,我倒没想过,也没问过.相信还是得看那个MRTA的CONTRACT吧.我只知道如果EARLY SETTLEMENT, 很多MRTA是会退回部分保费的.

所以想想还是买人寿保险比较实际 ,钱赔出来后再拿来SETTLE LOAN,不是更好?

[ 本帖最后由 magnumao 于 29-3-2007 06:30 PM 编辑 ]

tpy627

我真的很想知，flexi-loan＝是否真正地flexible和Redrawable呢,或者是flexi-loan 是由 term-loan + current a/c 组成的。所以，多给的就是进入current a/c的部分。这多给的没有为我们节省到一分钱的利息，白白给银行免费拿去用。。。。

tpy627

原帖由 Mr.Business 于 29-3-2007 06:24 PM 发表
如果MRTA TABLE多过OUTSTANDING AMOUNT, EXCESS的部分会给回那人的家人吗？

An Important Consideration
The MRTA does not pay for everything the insured owe to the bank when he dies or suffers total permanent disability. It does not guarantee to pay the full loan amount. It only pays for what is covered. Hence, always buy the MRTA based on your specific needs withemphasis on the breadwinner, not on which insurer’s premium is thecheapest. The whole idea of MRTA protection is to ensure a free housefor the next-of-kin

MRTA不是cover我们的全部的贷款，如果最后超过或者是较少应该是被死者家人负担。。。。。。

delete by chewlee on 05/04/07.

[ 本帖最后由 chewlee 于 5-4-2007 05:47 PM 编辑 ]

非常专业，我自认没办法写出这么好的解释，先收藏了，谢谢。

delete by chewlee on 05/04/07.

[ 本帖最后由 chewlee 于 5-4-2007 05:47 PM 编辑 ]

CEO

Year	Period	Interest Rate (%)	Installment (RM)	Interest (RM)	Principal Repayment (RM)	Outstanding Balance (RM)	Cumulative Interest (RM)
						200,000.00	0
1	1	6.8	1303.85	1,133.33	170.52	199,829.48	1,133.33
1	2	6.8	1303.85	1,132.37	171.48	199,658.00	2,265.70
1	3	6.8	1303.85	1,131.41	172.46	199,485.54	3,397.10
1	4	6.8	1303.85	1,130.42	173.43	199,312.11	4,527.51
1	5	6.8	1303.85	1,129.44	174.42	199,137.70	5,656.95

.
.
.

30	356	6.8	1303.85	36.32	1,267.53	5,142.36	269,313.08
30	357	6.8	1303.85	29.14	1,274.71	3,867.64	269,342.22
30	358	6.8	1303.85	21.92	1,281.93	2,585.70	269,364.14
30	359	6.8	1303.85	14.65	1,289.20	1,296.50	269,378.79
30	360	6.8	1303.85	7.35	1,296.50	0	269,386.14

[ 本帖最后由 CEO 于 29-3-2007 09:21 PM 编辑 ]

CEO

Year	Period	Interest Rate (%)	Installment (RM)	Interest (RM)	Principal Repayment (RM)	Outstanding Balance (RM)
						200,000.00
1	1	6.8	1500	1133.33	366.67	199,633.33
1	2	6.8	1500	1131.256	368.7445	199,264.59
1	3	6.8	1500	1129.166	370.834	198,893.75
1	4	6.8	1500	1127.065	372.9354	198,520.82
1	5	6.8	1500	1124.951	375.0487	198,145.77

.
.
.

21	245	6.8	1500	44.33653	1455.663	6,368.43
21	246	6.8	1500	36.08777	1463.912	4,904.52
21	247	6.8	1500	27.79227	1472.208	3,432.31
21	248	6.8	1500	19.44976	1480.55	1,951.76
21	249	6.8	1500	11.05997	1488.94	462.82

[ 本帖最后由 CEO 于 29-3-2007 09:21 PM 编辑 ]

CEO

对不起，是不是酱算得呢？小弟不懂。正考虑拿LOAN... 请大家指教。谢谢。。。

~~Ice~~

我在银行工作，虽然不在贷款部门，但，同事是做 Mortgage MIS，有少少了解。FlexiMortagage 的功能是让人有 withdrawal facility，可是，rate会比较高。基本上我不会选择它。
我选择的Loan Package是
1. Zero Cost - 这个很重要，它让我省了不少on loan agreement (+/-有RM10k－这笔钱用来做investment,都可以赚不少)。
2. BLR－1.25% whole tenure，为什么BLR? 现在的fixed rate around 6% （assume 它起到7.25%,至少我还有几年是省on interest rate。
况且，lock-in period 是三年，by then 我可以再redeem出来转去其他银行。
3. Loan Advance Payment facility （其实多数loan都让你有prepayment 的facility,这很重要，随时随地可以让你早点清完债。
Daily rest有一个特别的地方，如果你多还钱，它的interest会现扣掉early prepayment再算interest.如果我没记措，Monthly Rest是就算你那个月多还钱，也不会帮你减少那个月的interest。
4.MRTA，没错，是很重要，但，如果你觉得会早还完，基本上有没有都没有关系，有life insurance cover 就好了。

我只能说，没错，BLR会越来越高，但，lending rate(银行margin)会越来越低on loan。看看定期存款，你会发现有些银行offer的rate已经越来越低,12mths - 3.7%, 这就是银行earn的differential(interest on loan drop, interest on FD drop) net net 银行是用drop in FD rate to cover reduced margin.

我个人觉得，market is very competitive,BLR minus 已经到处都是,最重要是要shop around before decide,去拿多几个loan package做comparison再决定，（我那时是apply了5间〕。很多银行要做生意，会case by case basis看。如果，你的sales staff会帮你fight,他会努力的帮你appeal.

(以上纯属个人意见〕

nayiq

wah lao eh... 我老远塞车等几个交通灯用办公时间浪费车油浪费时间蛇出去uptown然后绕了几圈找parking给了六毛park到远远跑去银行拿了这些数据回来写了post的时候server down重写重post。。。。。。。。你竟然只给我这样的答案“你的贷款没问题”？

你一开始就打翻全部说“你就会发现市场上最要不得的就是 flexi-loan”。

我的就是flexiloan，既然没问题，那你这一句话又何解？我们要的不是这个答案，这个答案本来就是这里大多数人一致认同的，只有你一个人口口声声说有问题。我现在拿了数据，你跟我说没问题，那请问你可以举出你所谓有问题的flexi-loan吗？如何有问题？是怎么样一回事？我们要的是你的实例。

那一间银行我就暂且不在这里说了，这个问题和这是那一间bank的贷款是没关联的，要知道的话可以PM我。避免节外生枝，把问题简单化最好。反正我的是有ATM和cheque book名副其实的flexi-loan。不要说BLR-1.35%，就是-1.5%，-1.55%，fix 5.63% database里面都有，当然这些不是每个人都拿得到的rate。

大头圣

Daily rest有一个特别的地方，如果你多还钱，它的interest会现扣掉early prepayment再算interest.如果我没记措，Monthly Rest是就算你那个月多还钱，也不会帮你减少那个月的interest。

请问为什么Monthly Rest多还钱也不会减少那个月的interest？有没有一些数据或example之类的？我很想搞懂它，因为我的loan是monthly rest的，然后是BLR-1.25%（刚刚才得到银行的批准调整利息，之前是BLR+0.4%）。


我原本每月的供期是RM1064，打算每月advanced paymentRM1200，能不能帮我省到利息和load period？

alexlhc

请问怎样要求银行调整利息？

[quote]我原本每月的供期是RM1064，打算每月advanced paymentRM1200，能不能帮我省到利息和load period？
[\quote]
我也想知道这个。希望懂的人可以帮忙，谢谢

ccpling

原帖由 大头圣 于 30/3/2007 08:24 AM 发表
请问为什么Monthly Rest多还钱也不会减少那个月的interest？有没有一些数据或example之类的？我很想搞懂它，因为我的loan是monthly rest的，然后是BLR-1.25%（刚刚才得到银行的批准调整利息，之前是BLR+0.4%）。


我原本每月的供期是RM1064，打算每月advanced paymentRM1200，能不能帮我省到利息和load period？

我的理解是：

Assumption: 每个月的最后一天算利息，每个月的第一天还钱。

Outstanding loan balance at 12/31/2006 = 100,000 + 500 (利息) = 100,500
Outstanding loan balance at 1/1/2007 = 100,500 - 600 (还钱) = 99,400

比如说你在 1/15/2007 给多 1000，Outstanding loan balance = 98,400

monthly rest：
1/1/2007 - 1/31/2007 的利息是用 99,400 来算的

daily rest：
1/1/2007 - 1/15/2007 的利息是用 99,400 来算的
1/16/2007 - 1/31/2007 的利息是用 98,400 来算的

以这个案例来说，如果你是在每个月第一天给多钱，monthly rest 和 daily rest 就没有影响到你。

ccpling

一则来自星报的新闻：

Signals point to rate cut

KUALA LUMPUR: There are strong signals of an interest rate cut by Bank Negara soon, said AmInvestment Management Sdn Bhd chief investment officer, (fixed income and derivatives and structured products) Yvonne Phe.

“We expect (that) to happen very soon. It will be in the second quarter,” she said after a presentation on the company's fixed-income strategy yesterday.

She said the central bank was likely to reduce the overnight policy rate (OPR) in “a very aggressive manner''. “We expect the reduction to be about 35 basis points to between 3.25% and 3.3%.”  

According to Phe, one strong signal of an impending interest cut is the lower yield on three-year Malaysian Government Securities (MGS). “The 3-year MGS yield is 3.41%, which is much lower than the OPR of 3.5%.  

“This is a strong signal that the OPR will be cut,” she said, adding that the lower interest rate would work well with the Government's measures to stimulate domestic demand to drive economic growth.  

“The strengthening ringgit will give Bank Negara more flexibility in monetary policy,” she said, noting that the local currency would continue to appreciate against other major currencies.  

However, early this month Bank Negara governor Tan Sri Dr Zeti Akhtar Aziz was reported as saying the current interest rate level, which was at a near historical low, was “strongly supportive'' of the economy.

Phe's investment strategy is to be overweight on bonds versus cash in anticipation of the lowering of interest rates.  

Phe said fixed income instruments would help to diversify investment risk, given the rising volatility in the equity market.

“We are still positive on equities. Equities are still a must-have asset class in view of the healthy corporate earnings growth,” she said.

BLR 会跟着下吗？Fix Rate 还是 Variable Rate 好呢？

[ 本帖最后由 ccpling 于 30-3-2007 04:01 PM 编辑 ]

delete by chewlee on 05/04/07.

[ 本帖最后由 chewlee 于 5-4-2007 05:48 PM 编辑 ]

大头圣

原帖由 alexlhc 于 30-3-2007 09:54 AM 发表
请问怎样要求银行调整利息？

我原本每月的供期是RM1064，打算每月advanced paymentRM1200，能不能帮我省到利息和load period？

我也想知道这个。希望懂的人可以帮忙，谢谢

去银行填妥信件就可以了。

~~Ice~~

再highlight一点fleximortgage的好处,省税吧！例如，Customer可以用现金买property，可是，income tax 会来查吧！把你那笔钱放在current account,一来，可以直接扣利息，二来，如果生意需要周转，随时随地可以拿出来。

alexlhc

想问只是填妥信件而已？是否找Housing Loan的Department？

我的Loan Rate 是 5.5%(5 yrs),然后BLR+0.6%(Thereafter),现在还是5.5%的Rate，那么我应该在BLR+0.6%之前还是之后去填那个信件呢？

谢谢