Repair the mortgage bank in advance to collect compensation without receiving compensation

On August 1, the announcement issued by the Bank of Communications's official website "1%compensation in advance" announcement set off a heated discussion. The reporter learned that current banks have different rules such as whether to charge compensation and charging standards for pre -mortgages in advance.

Author: Wang Qing

Figure: Tuwa Creative

Guide

One || Some financial analysts believe that, in general, customers repay in advance, and the funds will release some personal mortgage quotas and expand the bank loan space. However, at the same time, the overall mortgage interest rate of banks facing banks has declined significantly compared with the previous interest rate. On the whole, due to the large amount of mortgages, it is not common to repay the mortgage in advance. It is expected that the substantial impact is limited.

行 || At present, various banks have different compensation and charging standards for whether to pay the mortgage in advance. For example, Pudong Development Bank, Bank of Shanghai, China Merchants Bank, Shanghai Branch, and Construction Bank Shanghai Branch and other banks have stated that they will not collect compensation no matter when the customers will repay in advance.

On August 1st, a "1%compensation" announcement issued by the Bank of Communications (hereinafter referred to as the "Bank of Communications") issued a heated discussion.

It is worthy of fun that after one day of launch, the official website of the Bank of China could not find the announcement. However, the discussion of the compensation for the pre -mortgage filed by the Announcement Office did not stop.

A person inside the Shanghai Branch of a city commercial bank told the reporter of the Economic Observer, "The incident of client repaying the mortgage in advance itself is a breach of contract, and it is stated in any bank's mortgage contract. The corresponding liquidated damages, but considering that the mortgage business in the Shanghai market accounts for relatively small, there is no particularly strong competitiveness in itself, so it is not collected in the actual business operation process. "

The reporter learned that current banks have different rules such as whether to charge compensation and charging standards for pre -mortgages in advance. Some banks stipulate that no compensation fees are required when they repay in advance; some banks stipulate that they are not allowed to repay in advance within a certain period of time (3 months, half a year, and one year). The bank stipulates that early repayment will calculate the principal's percentage or increase the interest of several months.

After the announcement "One -day Tour"

On August 1, the Bank of Communications issued on its official website "Announcement on the Advisions of Personal Mortgage Loans, Personal Online Loan Mortgage (Consumption) Early repayment compensation fee adjustment" shows that in order to further do a good job of personal mortgage loans, Personal online mortgage (consumption) related financial services, standardize early repayment compensation charging behavior, and adjust the bank's mortgage loan, personal online mortgage (consumption) early repayment compensation charging standards.

After the adjustment from November 1, 2022, personal mortgage loans and personal online mortgage (consumption) including personal housing loans, personal commercial housing loans, personal factory loans, and personal online mortgage (consumption) are collected in advance The loan contract is required to be prevalent, and the compensation ratio is 1%of the amount of early repayment principal.

When it is worth mentioning, in this announcement, it also emphasizes that "based on the contract agreement, there are compensation and exemption permissions in various local branches. Some employees of the Bank of Communications have stated that they have not received a notice to adjust the advance repayment compensation and the amount of compensation. Determined by branches and customers by self -negotiations in accordance with the terms of the contract. "

Before the adjustment, the Treasury Treasure Tolls of the Bank of Communications are divided into two cases: two cases:

The first is partial repayment compensation. Each year can be exempted from the compensation for partial repayment once, starting from the second time, the collection of some repayment compensation is collected, and the compensation amount is 1%of the amount of the principal repayment in advance.

The second is to repay compensation in advance (only applicable to ordinary loans, not for circular loans). If it is a loan period of 2 years (including) or less (inclusive), and will be repaid in advance within 1 year, or the loan period is more than 5 years, and all of them will be repaid within 3 years. 1%of the principal amount.

"In the past, such banks collected 1%of compensation or liquidated damages, mainly referring to the types that were repaid in advance in advance and repaid for less than 3 years in one year. There were certain limited standards. Out, all kinds of actions of various types of repayment may be requisitioned by 1%of the penalty, which shows that the compensation or liquidated penalty policy has begun to be tight. "Yan Yuejin, research director of the Think Tank Center of the E -House Research Institute, told reporters.

In essence, the client's early repayment will affect the expected income of the lending institution to a certain extent. The compensation for early repayment is to pay a certain interest (compensation) to the lender to repay the loan in advance to supplement the interest loss of the lender's interest. Essence On the one hand, a certain future interest loss caused by the lender to make up for the debtor's early repayment; on the other hand, it also appropriately increases the cost of early repayment. After all, the mortgage is still one of the high -quality assets for bank loans.

Some financial analysts believe that, in general, customers have repaid early, and funds will release some personal mortgage quotas and expand bank loan space. However, at the same time, the overall mortgage interest rate of banks facing banks has decreased significantly compared with the previous interest rate. On the whole, due to the large amount of mortgages, it is not common to repay the mortgage in advance. It is expected that the substantial impact is limited.

After the related topics set off a heated discussion, the Bank of Communications withdrew the announcement on August 2.

The reporter called the Customer Service Department of the Bank of Communications, and the other party said that the announcement was indeed issued before, and it has been removed. At present, the actual implementation policy has not changed. Branch will formulate relevant policies in accordance with the local market conditions, which will be consistent with the overall policy of the mainstream industry. The specific loan contract shall prevail. The main purpose of the release of this announcement is to make customers more clearly understand the rights of charging and reduction of the tolls and reduction of the branches of the head office. Please refer to the actual contract of the contract, which has no substantial impact on the actual repayment of the customer. According to the first quarter report of the Bank of China 2022, as of March 31, the bank's personal housing mortgage loan balance was 1.52 trillion yuan, accounting for 21.95%of its total loans, and 65.89%of the total personal loan.

Dong Ximiao, chief researcher at Zhongguancun Internet Finance Research Institute, believes that commercial banks issue loans to customers and clearly stipulates the loan period and interest rates such as the contract. All or partially repayed in advance, violating the agreement on the loan period in the loan contract is a "breach of contract". This is the logical basis for some banks to collect compensation for early repayment behaviors. At present, the law does not clearly require the payment of compensation in advance, and it is necessary to depend on the loan contract agreement. If the loan contract clearly stipies to pay compensation in advance, the bank has no legal problem in accordance with the contract to collect liquidated damages.

The bank rules are different

The reporter learned that current banks are currently different from whether they collect compensation and charging standards for early repayment mortgages. For example, Pudong Development Bank, Bank of Shanghai, China Merchants Bank, Shanghai Branch, and Construction Bank Shanghai Branch and other banks have stated that they will not collect compensation no matter when the customers will repay in advance.

"Early repayment liquidated damages are reflected in the loan contract when the business acceptance, but we have not collected in practice. At present, the mortgage loan is reserved in advance to implement the policy exemption. You can apply for an application at the outlets, and the next stage will be online to repay the self -service operation of mobile banks. "Zhejiang Commercial Bank Shanghai Branch said.

At the same time, some banks will receive a certain percentage of compensation for some customers in advance for some customers within a certain period of time.

Ping An Bank Shanghai Branch said that if the mortgage repay in advance within the first year after lending, you need to pay 1%of the remaining amount; if you repay the mortgage in advance within the second year after the loan, you need to pay 5 thousandth of the remaining amount; Can be exempted from compensation. Standard Chartered Bank Shanghai Branch can be exempted from compensation for one year after lending. If the mortgage is repaid in advance within the first year after the loan, you need to pay 3%of the remaining amount.

Why do banks restrict customers repay their mortgages in advance? A joint -stock bank person told reporters that "the procedures for each bank to apply for a mortgage are quite complicated, which also leads to the high labor cost of this part of the business. Customers premature repayment will cause direct losses for banks. After a year or three years, the customer's mortgage has been paid, and the annual repayment is mainly repaid. Then, at this time, the customer can be acceptable to the bank in advance. "

Although the above announcement has been withdrawn, industry insiders still stated that "the seemingly ordinary announcement, the market issues and the psychological needs of the people reflect behind them are attracted."

Yan Yuejin believes that it is necessary to fully recognize the psychology of buyers' repayment in advance, partly considering the pressure of repayment and wanting to repay in advance to reduce subsequent interest expenses; the part is to pay in advance Lower loans; and some are recently replaced with leisure funds.

Many buyers who repay mortgage in advance told reporters that considering the current economic environment and revenue is expected to be reduced, early repayment of mortgages can reduce the pressure of monthly loan repayment. Secondly, some buyers have a high interest rate when buying a house, and the recent mortgage interest rate is lowered to promote the mortgage to repay the mortgage as soon as possible. In addition, the scarcity of high -quality investment targets has also become an important reason why home buyers repay the mortgage in their hands in their hands. "It is mainly related to whether ordinary individuals repay mortgage in advance is mainly related to factors such as the mortgage repayment method, the remaining years, and the interest rate of housing loan. In addition, for buyers who choose to repay the mortgage in advance, the idle funds will be idle. Repairing a mortgage in advance may also need to bear opportunity costs, "said the above financial analysts.

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