I have taken three mortgages in total.
The marriage house I bought more than 10 years ago, the pension house (relay loan) that I bought for my mother 6 years ago, and the new house I bought the year before.
My mom's house was going to be replaced, and it was paid off early last year.
The marriage house was originally a provident fund loan + 8.5% discount commercial loan preferential interest rate, even if the deposit interest rate continued to decline in the past two years, it seems that it is still very cost-effective, there is no need to repay in advance.
This time, the new house bought in advance was bought the year before.
By the way, amway under the move.
This time to go to the China Merchants Bank to repay the loan in advance, as long as the repayment is 1 year, there is no need to make an appointment or application in advance, there is no need to fill in any information form in advance, and the teller will not ask you why you repay the loan in half a day, or let you do a credit card to buy insurance and other difficulties.
As long as you bring a good ID card (no need to bring a property certificate), go to the designated CMB outlets for early repayment at any time, get it done in 3 minutes, and repay the loan in advance on the spot, not charging you a penny of interest.
In contrast, before I repaid the loan in advance at China CITIC Bank, I had to apply a month in advance, and after the approval was passed, I could go to the outlet to operate, handle the procedures at one window, deduct another window, and did it for more than half an hour before and after, which was almost interesting.
Of course, even less interesting than CITIC is the Agricultural Bank of China.
I am not only a personal user, but also an enterprise user, and the general 2B client does a lot worse than 2C.
Although the enterprise side of the China Merchants Bank is not as good as the personal end, it is also OK.
But the Agricultural Bank of China does not even have an application, can only log in to the web terminal, and the interface and the complexity of the operation make me think of the Hong Kong local brokerage APP used when multi-account Hong Kong stocks hit the new, and I feel that the technical level has instantly regressed back to 20 years ago...
As a loyal customer + long-term shareholder of CMB, I am very confident in holding CMB
If it were not for the intervention of various resources and administrative means and the complete market-oriented competition, state-owned banks such as the Agricultural Bank of China would have been abused hundreds of times by the Agricultural Bank of China.
People often ask: if you have a piece of spare money in your hand, should you invest in financial management or repay the loan in advance?
I've answered many times, super simple, depending on your expected ROI or mortgage rate, which is higher.
This is in two cases.
The courage is relatively large, let the stock market fight, to weigh their own investment ability.
Especially in the past two years, the stock market is not very powerful, if you do not earn a point in a year, but a lot of losses, it is really not as good as a stable and stable, early repayment.
If the plan is perfect, first take the money that can be repaid in advance to the stock market to earn a vote, and then part of the loan is repaid in advance, and part of it is reserved for other uses, and the result is deeply trapped, what to do?
There is a good way to call the target take profit method.
For example, if you still have 100,000 mortgages to pay off, you took 100,000 yuan last year to buy Chinese stocks or pharmaceutical stocks, and now you are deeply trapped, so you will wait now.
When the market picks up in the future, fill in the pits, and earn a higher income than the mortgage interest rate, and then make a profit and take it to repay the loan.
For example, if your mortgage interest rate is 5.4%, after a year of arbitrage, the market value returns to 105,400, and you can take profit and repay the loan.
However, if the market picks up after two years, the market value will return to 110,800 in order to take profits.
The second scenario is simple, look at the yield of your fixed income product.
Now the interest rate of high-interest deposits is about 4%, and the wealth management is also 5%, no matter how high, how much there is a little risk, depending on whether you are willing to bear it.
Like me now, I am very conservative.
Either buy a stock fund, knowing that there may be a floating loss, but can invest for a long time and not be afraid.
Either buy a deposit or annuity insurance to ensure that 100% principal and interest are determined to be risk-free.
If your mortgage is discounted or provident funded, the interest rate is actually good.
But if it is a floating punitive interest rate, more than 5%, or even 6%, it must be weighed well.
My experience is that people with relatively small amounts of funds, such as those with only tens of thousands and hundreds of thousands, tend to gamble heavier and are less willing to allocate fixed income.
Because I have such a little money and a lot of deposit bond insurance, then I can only be "very poor" in the future by financial management...
However, to fight in the stock market, at least there is a possibility of getting a super high return, and it is not a big deal to lose the scolding brother ~
But the amount of funds exceeding 500,000 or even 1 million, strongly do not recommend all in the stock market, the risk is too big.
This little money, in case it is messed up, is not something that ordinary people can earn casually, and it should be cherished.
It's better to attack and defend, and don't be too aggressive.
The mortgage interest rate should be the return on the fixed income assets in hand.
I am targeting all kinds of bank deposits in the target hand, and when I find that I can't run, I repay it in advance.
What is more embarrassing is that the sword takes the side and takes most of the funds to buy fixed income + or convertible bonds.
At the end of last year and the beginning of this year, I repeatedly reminded the risk of convertible bonds, the bubble is a bit large, more fierce than the stock market to make money, be especially careful.
Recently, convertible bonds have fallen more miserably, and many fixed income +, which relied on over-matched convertible bonds to obtain excellent returns last year, have also recently fallen and fallen.
Recent trends in the China Securities Convertible Bond Index
If you take the money that can be repaid in advance and buy a fixed income +, it is a bit embarrassing...
By the way, the domestic infrastructure Reits are also full of exaggeration, obviously it is a fixed income asset that collects rent, and it is the taste of the partial stock fund, and it is also necessary to be particularly careful...
……
The mansion bought by Xie Na Zhang Jie and his wife at the Sinan Mansion in Shanghai was accused of "jumping orders" and was sued by the intermediary.
Jumping order means that the A agent takes you to see a certain suite, and as a result, you jump away from the A agent, find the B agent or directly find the landlord to complete the transaction, and the A agent feels that he has paid labor, and there is no return, and he will chase you for the intermediary fee.
Now the mainstream public opinion generally has little good feelings for entertainment industry stars, and the people have always had no good feelings for intermediaries with high fees and poor service, so I will not stand aside.
However, it is difficult for us ordinary people to buy a house to jump out of the intermediary, and how to avoid the defendant 'jumping order' is a very practical knowledge.
The method I have said many times before is to sign any document that can prove that the intermediary has provided you with intermediary services before you make up your mind (such as a house viewing agreement, a powered house inspection book, a house purchase confirmation letter, etc.), do not sign, if you can't face it, sign a pseudonym.
General intermediaries do not dare to ask you to show your ID card to verify the true information as soon as they come up.
This kind of signed agreement contract has the clearest legal effect, and other indirect evidence, such as WeChat chat records, it is difficult for the other party to prove that the chat object is you.
Once in court, the decision to skip the order mainly depends on whether the seller has signed an exclusive entrustment agreement with the intermediary.
If you have already signed, you can skip the order, whether it is to change to an agent with a cheaper intermediary fee, or to complete the transaction directly with the landlord, it is impossible to say.
But this rarely happens, because the seller is not stupid, have signed an exclusive entrustment agreement, indicating that the special recognition of the trust of the intermediary's services, unlikely to take the initiative to jump orders, not good for themselves, and the intermediary to sue is also the first to sue the seller, the gain is not worth the loss.
It can be seen that the law is still more biased towards consumers, intermediaries are jumped off orders, and as a result, dumb people eat yellow lian still occur from time to time.
I personally feel that intermediaries have a cost to provide services, and they are valuable to you, and their labor deserves respect and deserves to be paid for their labor.
However, if the service provided by the intermediary is not satisfactory, and the intermediary fee charged is completely unworthy of the service level, then it is another story.
A house of 1 million you charge 30,000 intermediary fees, a house of 10 million but to charge 300,000, your service cost and value have increased by 10 times? Is this a reasonable fee?
Finally, I also advise sellers not to easily sign an exclusive entrustment agreement with any intermediary in order to save trouble.
Once signed, the agency is equivalent to monopolizing the listing.
First, monopoly is the most expensive business, and it is difficult to negotiate discounts on intermediary fees.
Some people will say that the intermediary fee is borne by the buyer and has nothing to do with me. Please, the buyer is considering the total cost of buying a house, and the intermediary fee is high, and the net house price that can be paid to you will be reduced.
The second is that you can only hang on this tree, you may lose some potential buyers, the selling cycle is lengthened, and the price becomes worse.
The winter of real estate has arrived, and now house prices in many cities are falling, and some of them are still falling very much.