From December 15th
Shanghai optimizes differentiated housing credit policies
The lower limit of the interest rate for the first home commercial loan is adjusted to
Not less than the corresponding tenor LPR minus 10 basis points
The lower limit of the interest rate of the second home commercial loan is adjusted to
Not less than the corresponding term LPR plus 30 basis points
Loan interest rate adjustments
means home buyers
The cost of buying a home has been significantly reduced
As soon as the policy came out
Buyers who are on the sidelines
Applauded for sure
But buyers who have signed a contract to buy a house not long ago
It's a little "chest tightness".
"Passing by" with policy dividends
You have to pay a lot more real money
But
Fang Ji learned
At present, there are a number of buyers of new projects
A house that was just bought before the New Deal was introduced
But you can enjoy it
New interest rates after the New Deal adjustment
Is it possible to buy a house like online shopping?
Is it expensive to buy a "refund difference"?
Recently
Buyer Mr. Liu
Reported to the "News Square" concentric service platform
As far as he knew
There are some owners who bought a house not long before the introduction of the new policy
A notice has been received from the bank
It is possible to re-sign the loan contract in accordance with the law
Mr. Liu is a buyer of a real estate project in Qiantan
There are other real estate projects in Shanghai that have already adjusted the interest rate of the first home loan, and the real estate that has been loaned and is repaying the loan is also being adjusted.
The developer's salesperson
It was also confirmed to Fang Ji
There are indeed buyers who re-sign contracts with banks
There are also real estate projects that are actively communicating with banks
A real estate project in Meilong Town: (Fang Ji: You have said that the unification and the bank have been talked about?) Yes, yes.
A real estate in Xujing Town: This has to wait for the notice of the bank, this because it is not our developer himself, this has to wait for the notice of the bank, the bank rules have not yet come out, we have fed back the situation of the owner, and now we are actively communicating with the bank.
A real estate in Malu Town: All loan interest rates will be reduced, not to say that the current people, but the people who have borrowed money before, all will be adjusted.
But
Mr. Liu, who bought a house in June and July this year
But they didn't wait for the "good news"
Mr. Liu is a buyer of a real estate project in Qiantan
The bank's feedback was that it was being discussed internally, and it had not been officially notified, and they did not say that this policy did not apply, and we reported it to the competent department, and the competent department said that it had received a lot of complaints from property owners, reflecting this situation.
so
Like Mr. Liu
Homebuyers who "rubbed shoulders" with the New Deal
What conditions need to be met
in order to re-sign the loan contract with the bank
What about the new interest rate?
Subsequently, Fang Kee called several online properties as a buyer to re-sign loan contracts with banks.
The owners and developers of the relevant properties further revealed to Fang Kee that the reason why some buyers were able to re-sign loan contracts with banks was due to the fact that the relevant banks were suspected of lending in violation of regulations.
The owner of a real estate in Malu Town: The appeal is to re-sign the loan contract, isn't it that (the real estate) has not been capped at that time, and the contract signed in the previous order is considered a violation.
Fang Ji: It's because (real estate) is not capped and the loan is granted, so we are adjusted (re-signed the loan contract), right?
A real estate in Meilong Town: Yes.
Fang Ji: This is also a good thing, have you come forward to tell all the banks?
梅陇镇某楼盘：对，是的呀。
In accordance with relevant regulations
The bank can only make purchases
Individuals whose main structure has been capped for housing
Issuance of housing loans
If the loan is made before the structure is capped
Banks are suspected of lending in violation of regulations
The old contract may be invalidated
And the newly signed contract
It will be implemented according to the loan interest rate of the new policy
Learned that this is how it can be "operated"
Mr. Liu said
There are aerial videos that can prove when the bank lends money
The real estate I bought did not have a structural cap
But the owners did not take advantage of the new policy
Mr. Liu is a buyer of a real estate project in Qiantan
At the end of June, we were able to confirm that there was no cap through the aerial photography of many owners.
The loan notice provided by Mr. Liu proves that the loan was disbursed on June 27↑
The photos taken by the owner show that the real estate has not been capped on July 30↑
Mr. Liu also used this as evidence
Negotiated with the bank
But the results were not satisfactory
Bank: We got the completion report.
Mr. Liu: It's the capping report, right?
Bank: We got the monthly report of the completion supervision.
Mr. Liu: Did you get the monthly report of the supervisor and decide that it was capped, and then the loan was released?
Bank: yes.
Mr. Liu: Didn't you go to the site to see it? Because we (the owner) went to the site to see it, there was no (cap).
Bank: We can't solve this problem. Once this matter is discussed in the branch, I will not let you (the owner) ask us in the future, we will take the initiative to tell you. It won't take long, because it's not your business alone.
Coincidentally
Mr. Zhang, who bought a house in early October this year
It can also be proved before the bank lends on December 12
The property is not capped
Mr. Zhang
A real estate buyer in Xujing Town
Because it was true that the capping report was obtained at that time, the loan was released, but later the owner went to the scene to take photos and collect evidence, and the real estate was actually not capped. I don't know how the developer got the report. The Housing and Urban-Rural Development Commission responded that this was not within their jurisdiction, saying that it was a bank under the China Banking Regulatory Commission to verify whether there was a cap.
In late December, Fang Ji also went to the construction site of the real estate purchased by Mr. Zhang to check, and it was indeed not capped.
Subsequently, Mr. Zhang told Fang Kee that the bank had confirmed that it would re-sign the loan contract with the owner, and the bank was also sorting out the loan contracts that had been granted before the structure was capped.
So it seems
Whether the landlord can re-sign the loan contract with the bank
There are two milestones involved
↓↓↓
Real estate capping & loan disbursement
The timing of loan disbursement is very certain, but when the structure of the real estate will be capped, about this point in time, developers, owners, and banks can be said to have different opinions.
Take a real estate in Xuhui as an example:
According to the November supervision report, buildings 2 and 4 will be topped out at the end of November, and the actual topping out time is not clear. According to the photos taken by the owners in early December, the construction work is still underway. On the bank's side, the end of November as stated in the supervision report shall prevail, while the owner believes that the actual on-site progress should prevail.
The tug-of-war between the lending bank and the repaying owner↓
Bank Personal Loan Manager A: The supervision report was issued in November, and we disbursed the loan in December.
Client: Have you confirmed, do you have any further information?
Bank Personal Loan Manager A: We went to verify at the time, and it was capped.
Client: There are no photos and video recordings on site, and is it in line with your rules and procedures?
Bank Personal Loan Manager A: Can I refuse to answer you? Before the loan, my colleague went over and took a look.
Owner: What day?
Bank Personal Loan Manager A: I just took a look, and I really can't remember it.
Client: Which road, which building?
Bank Personal Loan Manager A: You may not have been to me as a colleague.
Client: Can you ask which colleague it is?
Bank Personal Loan Manager A: No comment.
Owner: What kind of proof can be used to prove that it is capped?
Bank Personal Loan Manager B: This is a detailed rule of the bank's internal operation and is an internal business secret of our bank.
Some banking insiders said that developers are more assertive in the issuance of loans, and banks are often reluctant to cooperate with their illegal lending requirements in order to strive for cooperation.
Account Manager of a Bank:
If the developer asks for a refund, he will ask us to release the loan quickly, and we have performance requirements, and if it is very weak, we can only release the loan according to the developer's requirements. On the other hand, we do not have the expertise to question whether the developer's appraisal report is correct. If we question him, isn't that the equivalent of saying that we are falling out with the developers?
So
Buyers who have bought houses with illegal loans
Whether the loan contract can be re-signed
Coordination between developers and banks is also required
Zhao Shan is a lawyer at Shanghai Dingli Law Firm
“
Some developers used to let banks lend to customers prematurely in order to recoup funds, but these customers are now getting loans too early and not receiving the policy dividends. In my opinion, this part of the developer must negotiate with the bank in a timely manner.
”
It is understood that a large number of first-time home owners who lent money before the new deal have filed complaints with relevant departments, and the replies they have received are basically to continue to wait for notice.
Have you ever been in a similar situation?
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记者｜吴浩亮、陆瑶摄像 | 高原、车秉健
Editor|Xiao Men'er, Liao Danling