Wednesday 2 November 2011

Cara dan Tips Nak Refinance Housing Loan

Secara umum nya, kaedah refinance ni boleh di buat sekiranya kita dalam keadaan berikut.

1. Nak withdraw salah sorang nama borrower, cth drpd guna 2 nama nk jd kan 1 nama je.
2. Nak gain benefit from current low interest compare to our existing loan. Logiknya, lower interest lower installment lah kan? Or boleh maintain installment but with shorter loan period.
3. Nak dpt kan cash utk sesuatu tujuan murni korang

Salunya org buat refinance ni sbb nk dpt kan cash lah. Sebab bila kita refinance rumah, automatik nilai rumah kita di kira dgn MARKET VALUE. Dan salunya harga property ni mmg akan selalu naik dari semasa ke semasa. cth, masa kita beli dulu harganya rm200K (tahun 2005), mungkin la ni dh jd rm280K (tahun 2011). So, beza harga tu lah yg menjadi profit cash kita.

Gambar Hiasan semata

Antara prosedur2 nak buat refinance ialah

1. Sila cek balik Letter offer bank terms 'locking period' rumah kita tu. Locking period ni ialah tempoh di mana sebarang urusan jual beli or refinance tak boleh di jln kan, IF nk buat jugak PENALTY akan di kena kan. But dun worry, salu kadarnya sikit saja dalam 3% - 5% from baki or prinsipal loan kita. Kalau rasa cam RUGI or sayang pitih nk byr that penalty, so bertabah lah kamu menanti sampai abih locking period tu. Locking period ni salu pihak bank letak dlm 3-5 tahun dr tarikh S&P.

2. Sila cek dgn pihak bank status loan kita - ada outstanding payment ka, baki loan agak2 baper, kadar interest semasa. Then minta advise nk buat refinance. Certain bank tak accept refinance within bank yg sama, cth dlm kes aku dulu - EON Bank takleh buat refinance kat EON Bank gak. Kena cari bank lain. Tak tau la pesal.

3. Sila cek bank mana yg boleh bg the BEST offer refinance with lowest interest. Salu yg jadi sebutan - CIMB, Public Bank. Macam aku ari tu, aku pilih Bank Islam sbb senang nk link dgn akaun yg dh ada. Dan jgn lupa pastikan REKOD bank kita masa tu CANTIK (tadak tunggakan memana, tak blacklisted ke apa, ratio pendapatan/expenses still munasabah ke tak), supaya senang urusan lulus loan tu nanti.

4. Bila dh jumpa bank idaman hati tu, boleh lah submit permohonan loan spt biasa. Dokumen yg di perlukan adalah - salinan S&P rumah, S&P developer, Letter Offer Bank dan lain2 dokumen peribadi kita yg lain (slip gaji 3 bln terkini, copy IC, penyata EPF/EA form terkini, penyata bank (gaji masuk) 3 bln terkini). Jumlah loan tu kita tentukan nk berapa, boleh juga include skali kos lawyer dan MRTA dlm loan.

5. Bank akan advise estimate market price utk kita taruk dlm permohonan kita tu. Atau pon, kita juga boleh cek market price rumah kita tu. Camno nk cek? boleh tgok kot ada fasa baru yg baru naik area rumah kita tu, baper developer letak harganya. Takpon p skodeng kat memana properties website, tgok area kita tu salu org jual dgn harga camno.

6. Biasanya kelulusan bank boleh dpt dlm masa seminggu. Kemudian bank akan aturkan VALUER mai cek rumah kita sbb nk compare total loan kita apply tu valid ke tak. Cth nya, kita apply rm200K, skali Valuer mai cek nilai rumah kita hanya rm180K, so automatik loan kita boleh dpt takat rm180K saja lah secara asasnya. Kalau kita apply rm200K, skali Valuer cek rega umah kita rm250K, its depend pada kita samada nk REVISE total loan or nk stick to rm200K tu td. Sbb pehal kita jugak yg nk bayar loan tu kan? amik byk, bayor lah byk. hehe. Tapi pada yg perlukan cash profit yg byk, ada certain tips camno nk UP kan harga rumah kita tu and propose to valuer.

7. Setel suma sign Letter Offer Bank, cari lawyer pulak. Nak senang cito amik je lawyer sama dgn lawyer bank. Tp kalau korang dh ada lawyer peberet, boleh la proceed situ, boleh mintak diskaun kaw2 yer dak, jimat bajet dah.

8. Pastikan tiada tunggakan bil cukai pintu dan cukai tanah rumah kita tu. Lawyer akan mintak suma ni sblm sign S&P.

9. Dalam masa 4-6 bulan gak lah baru boleh selesai suma urusan dan bank akan disburse cash profit pada kita selepas tolak suma kos2 yg telah dipersetujui.

Antara kos2 yg terlibat utk refinance

1. Lawyer Fee - bajet dlm RM 2K - RM 3K (depend harga rumah)
2. Valuer Fee - bajet dlm less than rm1K (depend harga rumah & lokasi rumah yg nk di terjah)

Bila dh selesai suma urusan dan dh stat bayar installment baru dgn loan baru ni, JGN LUPA redeem MRTA lama dgn syarikat insurans, iaitu MRTA utk house loan sebelum kita buat refinance tu. Caranya, telefon syarikat Insurans mana yg kita buat MRTA tu dulu then submit dokumen yg di perlukan. Boleh laa dapat duit lagi sket.

Nota 1 : Info ni sekadar pengalaman peribadi aku setakat ini, mungkin ada lg tips yg hebat drpd org yg lebih berpengalaman.

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  4. There are actually many things besides interest rates that we need to take note of when refinancing our property. They could be cash flow provisions, protection of mortgage, lock in parameters, margin of financing etc.

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  5. Assalam. Nak tanye macam mane nk tahu bile kite boleh dpt cash-out tu? Siape yg akan bg chq pada kite. Lawyer atau bank?

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    1. Bank akan serah pada lawyer utk rekod. Then, lawyer akan serah cek pada kita.

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