The First Step: Do You Qualify For A Home Loan?

Applying for a home loan can be both exciting and excruciating. You are on the verge of buying a home, a place to call your own; of course it is exciting. However, it is important not to get too caught up in the celebratory mood; home loans, by virtue of their large amounts, are also the cause of significant concern and worry to almost everyone who applies for one, especially in the beginning stages. Learning how exactly banks and credit unions calculate your eligibility to qualify for a home loan can lead to some well-deserved peace of mind and security in the fact that you have done all you could have. Getting to know how much you can borrow in advance can also help you narrow down your choices and your budget, which will certainly help you to arrive at a decision about a house or piece of real estate sooner.

THE FIRST STEP

The general rule of thumb when it comes to calculating your eligibility for a home loan is that it is five times your annual take home (after tax) pay. However, pending “open” mortgages like a car or an education loan, or even credit card debt,that require monthly payments can skew that number by making lenders warier of lending to you. Also, banks and credit unions do not always agree on what is the “qualifiable” income, which can often differ from what appears on your salary slip (if you are employed by a company; the rules are different for the self-employed). Lenders will often calculate a gross “housing cost” of a borrower as 28% of the latter’s gross monthly income as well as your total debt to income ratio.

Having a high credit score and a clean and favorable credit report is also advantageous for getting a loan (of any kind). A high credit score can help you pre-qualify for a mortgage and make it easier for lenders to deem you a responsible borrower. A low credit score can result in low financing, requiring you to make a larger down payment, a high interest rate, or even outright rejection or cancellation of your application.

It is always a good idea to pay for 20% of the home up front and finance the rest of the value. People with good credit scores can often get away with a lower down payment, but putting 20% down is traditional for a reason: it is a safe bet and if you cannot afford to put 20% down, you probably cannot afford the house.

Other than these, many extraneous factors that lenders take into consideration include the presence of bankruptcies in the past, history of regular payments, any collections that may have been initiated by a past lender, any credit cards that have been maxed out, etc. Usually, a lender will sit down to discuss these factors before arriving at a final number that they can offer you as a loan. As a general rule though, good personal finance is key to qualifying for the highest loan amount you are eligible for.

The Savings Dilemma: How Much You Should Take For a Home Loan?

Three words that can strike fear into the hearts of any loan salesman: sub-prime mortgage crisis. The crisis of 2008 is well remembered, and for good measure. Overvaluing your own financial worth is never a good idea, and that is one thing that you should always keep in mind before you choose to take any financial endeavour.

THE SAVINGS DILEMMA

With banks and lenders greedy for more business (and incidentally what led to the crisis of 2008), they are being increasingly lenient on how much they approve and more whom as far as loans for real estate are concerned. Let us take a look at the traditional approach: a 20% down payment and a 35 year fixed rate loan. If you can afford to put 20% down, you have chosen the right amount. Often, lenders arrive at the amount they are willing to lend you as five times your annual salary.

These figures are traditional for a good reason: they are conservative in their estimates of both your desires in a prospective home and your ability to make continuous repayments without failure. Also consider that you have other financial responsibilities as well: credit card payments, outstanding loans like a car loan or an education loan, not to mention additional expenses that come with owning property, viz. taxes and maintenance. You certainly need to consider all these factors before applying for a home loan, possibly even before you select a home to buy.

Knowing how much you can afford can narrow your choices significantly, which is definitely a good thing in a time where people are continuously spoilt for choice and you can very easily veer out of what you can afford without taking on tremendous financial burden. Also keep in mind that a home loan is a long term commitment. You must be able to keep making regular payments for a long period of time and it pays to be sure that the amount you borrow you can afford to pay back easily. While borrowing too much is a lot easier than it ideally should be, making payments without fail is, unsurprisingly, not. Make conservative estimates about how much you will be able to afford comfortably each month and still maintain your present standard of living. It makes no sense to take on additional work just so you can make your loan payments.

Take the advice of a credit-counselling centre or a financial advisor in this regard. Depending on your credit score, lenders might be willing to lend you a lot more than you might need. Do not be tempted by these inflated amounts; remember that lenders are in the business to make profit and not enable your desires and wants specifically. The tenet of never buying anything that you cannot afford holds as true today as it did a hundred years ago. There is a difference in being able to barely afford something and comfortably afford it.

The Newbies’ Checklist While Applying For a Home Loan!

THE NEWBIES

Deciding to buy a home is an exciting decision. However, it also has potentially huge ramifications for your life and financial future. Here are a few things to keep in mind before you apply for a home loan:

  • Budget In Advance

Set a budget for yourself first. This helps you to narrow down your choices as well as put a pin on the amount of money you will actually need to borrow.

  • Do Your Research

There are multiple lenders waiting for your business and they are very competitive. Leverage this information to get a good deal with low interest rate and added benefits if possible. Read up on the various financial jargon that might confuse you during your talks with the lender; if you do come across something that you do not understand, make the lender clarify all your doubts to your absolute satisfaction before you finalize anything. This is not the time or place to be shy.

  • Consider the EMI

Your EMI is the payment that you will need to make every month for a substantially long duration of time. Make sure that you are absolutely certain in your ability to make sustained payments of the amount before you agree. Consider other financial responsibilities that you might have and also allow for unplanned expenses. If you miss payments, your credit score can be reduced, which will make it difficult for you to obtain credit in the future. You should be able to comfortably afford your EMI every month over the life of your loan.

  • Negotiate the Interest Rate

There are several techniques you can use to lower the interest rates: applying for a loan at the end of the month when the sales team might be struggling to meet their quota and are desperate to make a sale, even at a reduced margin, is one of them. Threaten to give your business to a competitor if a lender appears to be particularly stubborn. Almost every facet of a loan is negotiable even if they swear they are not. Also make an informed decision about if you want to go for a fixed rate or a floating rate loan.

  • Consider Extraneous Expenses

Your EMI will not be the only thing you will owe after getting a loan. Your tax liabilities will increase when you own real estate property. You will incur maintenance costs. You will need to pay utilities separately (if you are paying them bundled with rent previously). Also, the lender will charge you multiple fees even before they sanction a loan. Be prepared for this.

  • Read the Fine Print

Read the documentation thoroughly and always get it vetted by your lawyer or a trusted financial advisor. Verbal agreements count for naught; if you have negotiated something with the lender, get it in writing. Never sign your name on a document until you are absolutely certain what every part of it entails. Have the sales team explain every detail to you before you sign and do not keep even an iota of doubt.

Tax benefits with PF account.

Provident Fund (PF) , the best option to save for post- retirement purposes. But there are options to withdraw, either partial amount or whole amount, while you are in service.

Let us know the different reasons why we can opt for PF amount.

a) Medical emergency.

b) For marriage purposes, either for self, siblings or children’s.

c) For education

d) For buying a plot or construction or buying a house.

For each purpose, the amount to be withdrawn is calculated separately.

Let us also learn what are the benefits if we keep the provident fund untouched or withdraw for any purpose.

Tax Benefits on PF amount in the words of Revenue Secretary.

Seeking to dispel fears of the salaried class, the government declared that PPF will not be taxed on withdrawal and only the interest that accrues on contributions to employee provident fund made after April 1 will be taxed while principal will continue to be tax exempt.

In an interview to PTI, Revenue Secretary Hasmukh Adhia said “The Budget proposal to tax 60 per cent of employee provident fund (EPF) withdrawal will affect less than one-fifth of employees with high salaries.

The principal amount will not be taxed and will continue to remain tax exempt on withdrawal. What we have said is 40 per cent of the interest accrued on contributions made after April 1 will be tax exempt and its remaining 60 per cent will be taxed.”

“This 60 per cent will also be tax exempt if it is invested in a pension annuity schemes”, he said. “This is not a revenue mobilisation exercise ” he added.

pf tax benefits_loanyantra

Adhia said that no part of PPF will be taxed and the present scheme of investment up to Rs 1.5 lakh in a year will continue to be tax exempt. PPF on withdrawal will continue to be out of the tax ambit.

“We are saying, 40 per cent of it (EPF amount) will be available at the time of retirement. For the remaining 60 per cent, we want to encourage you to invest in annuity product. So if your corpus is Rs 1 crore, Rs 40 lakh you withdraw and use it for house construction or other work… Rs 60 lakh you invest in annuity so that you keep getting pension,” he said.

The gist of the above statements.

  • The withdrawals are not taxable whereas 60% of the interest accrued is taxable.
  • 60% taxable amount can again be tax exempted by investing in annuity schemes.
  • You can also voluntarily invest in your PF account. The limit to invest is 1.5 lakhs per year which is also tax exempted.

NOTE: The amount in the fund yields 8.7% interest. This is a risk-free investment. Withdraw the amount only if you know you can yield more interest in other investments and also if you can save as much as withdrawn.

At present, social security schemes run by retirement fund body EPFO fall under Exempt-Exempt-Exempt scheme in which deposits, accrual of interest and withdrawals are tax free.

Encourage yourselves to save for post-retirement life. Use the tax benefits and plan for a tension free retirement life.

Know more about PF for home loan by following the link below.

http://loanyantra.com/blog/wp-admin/post.php?post=262&action=edit

 

Use PF for Home Loan?

If there is a shortage of amount to fulfill your dream, and if it is more than five years since your Provident Fund had started, you can think of the last resort, your PF amount. Whether EPF or PPF, it is the amount saved for the post-retirement benefits.

Employee Provident Fund is a retirement benefit applicable only to salaried employees. It is a fund to which both the employee and employer contribute 12 per cent of the former’s basic salary amount each month. This percentage is pre-set by the government.

The contribution which is payable by the employer to the Provident Fund of the employee is set at 12 % of “basic salary, dearness allowances and retaining allowance”. Which means, the employer contributes 12% of Basic component of the salary to the Provident Fund. However, contribution by employer is bifurcated into a) contribution to Provident Fund and b) contribution to Employees Pension Scheme.

pf_loanyantra

Calculation of Provident fund

For example, on a basic salary of Rs. 6500/- p.m., 8.33% is contributed to Pension Scheme from employer’s share of contribution. The maximum amount that will go to Pension Fund is Rs.541/- per month. i.e. 8.33% of Rs.6500/- (Rs 541.45). On a basic salary of Rs 10000/-, 12% (Rs 1200/-) contribution by employer would be contributed in the following manner: Rs 541/- would go to Pension Fund & Rs 659/- would go to Provident Fund.

The PF accounts will now yield a return of 8.75 per cent annually. Usually, the amount is paid at the time of retirement or resignation, whichever occurs earlier. In the case of a change of one’s job, the amount can be transferred from the old company to the new one.

Know about the tax benefits.

Additionally, the amount invested in an Employees Provident Fund is exempt from tax under Section 80C of the Income Tax Act. Withdrawal from an EPF is subject to tax if it is carried out within 5 years of employment with the same employer.

For instance, if an employee’s gross salary is INR 50,000 pm and Basic Salary is INR 20,000 on which Provident Fund deductions are INR 2,400(12% of INR 20,000). Since income tax is levied on Gross salary, the salaried employee should deduct Income Tax on INR 50,000, but the employer deducts only on INR 47,600 (INR 50,000-2400) since salaried Employee’s Provident Fund amount is exempted from Income Tax; since it is a retirement benefit. But when the salaried employee withdraws before retirement that will be considered as normal income, hence TDS (Tax Deducted at Source) will be applicable on the withdrawal.

In case the salaried employee does not fall under a 30% Income Tax slab, he can claim back the TDS amount from the IT department by submitting his Income Tax returns with the help of TDS certificate(as issued by the PF trust) and Form-16.

Withdrawal of PF amount w.r.t home loan
Repayment of Home Loan Should have completed at least 10 years of employment.

The house should be registered in the person’s or his/her spouse’s name or should be owned jointly.

36 times the monthly salary of the individual Once during entire service tenure
Alteration or Renovation of house Should have completed at least 5 years of service.

The house should be registered in the person’s or his/her spouse’s name or should be owned jointly.

Up to 12 times the individual’s monthly salary Once during entire service tenure

 

Withdrawal Procedure

To withdraw your EPF, you need to fill up Form 19 (which can be downloaded from www.epfindia.org) and submit it with the previous employer. With the Form 19 duly filled in, signed and attested by the former employer, you need to submit this along with other documents, such as resignation acceptance letter or relieving letter and a cancelled cheque of your bank account, to the EPFO of your jurisdiction. Withdrawal of money from the account is permissible only if you are in between two jobs or have been unable to find another for over two months.

Learn about PF withdrawal forms.

The new PF claim forms are very simple and easy to fill. EPF members can submit them directly to respective jurisdictional EPF office. You can also submit these new forms directly to the EPF Commissioner online. The withdrawal or claim benefit will directly be credited to your bank account.

  • New Form 19 (UAN) for EPF withdrawal. Look at the new Form 19 UAN for PF withdrawal. You need to provide your UAN number, mobile number, name, date of leaving, reason for leaving, PAN number, postal address and Form 15G/15H. Employer’s seal and signature is not required. (Also, submit Form 15G if your service is less than 5 years. )EPF withdrawal claim form 19 uan pic
  • New Form 10c (UAN) for EPS Pension withdrawal benefit. Look at the new Form 10c UAN. You have to provide details like your mobile number, UAN, Name, Date of Joining, Date of leaving and full postal address.Download New revised Form 10c UAN pension fund withdrawal pic
  • New Form 31 (UAN) for Partial PF Withdrawals / Advances. Look at the revised Form 31 UAN by clicking on the below image. You have to provide details like mobile number, UAN, name, Purpose of advance, amount and other details about your loan requirement.download eps pension withdrawal form 31 uan pic

If your Aadhar number and Bank details have not been seeded and your KYC form is not verified by your employer, you have to make your claims of withdrawals in existing (old) Form no 19, 10C & 31 only. You may download old and existing EPF withdrawal forms by visiting EPFO’s website.

When can you go for PF amount.

Out of very minimal schemes which have good returns and with tax exemption, PF is one, in India. If you can refrain from using this amount, it is the best. Or if you are confident that you can save so much as you withdrew before you retire, you can take the road. The only reason you should have enough amount in PF account is you should not look down for help after you retire.

Know more about tax benefits on the PF account.

Tax benefits with PF account.

Banks and Home loans interest rate

With the change of the interest rate calculation methods, a constant change in interest rate is expected, though not every month but every quarter, in a minimum.

Home loan is a long term loan and customers,usually, prefer floating rates. Rates keep changing and expecting a lower interest rate for the whole tenure of 20 year is impossible.

So, what is the right time to take a Home loan ?

  • The Property you intend to buy is good and cannot be missed or it is expected that the price of property will rise.
  • If you can fix the EMI in your monthly budgets.

Reports show that Home Loan Market in India is Rs.9,70,000 crore in size. Market is growing at 15.6% per annum over the last 10 years. But India’s GDP is only 8% whereas developed countries’ is at 60%. But if we look at Indian Government’s initiative or Plan of housing for all, by 2020 India needs 11 crore homes. In last 5 years, property prices have home loan interest rates_loanyantraincreased by more than 72%, but the median income has not. It makes the houses unaffordable for several borrowers. Though the real estate market is stable right now, we should take the advantage of the situation and the interest rates too.

 

Join with us for even lesser interest rate and pay less on your home loan.

Know the interest rates of several banks and how much loan each bank provides on your property.

Banks Loan to Property Value Interest Rates
State Bank of India SBI 75% -90% 9.40% – 9.45%
HDFC Ltd. 75% -80% 9.50% – 9.55%
LIC Housing 75% -80% 9.60%
AXIS Bank Home Loan 75% – 85% 9.50% – 9.65%
ICICI Bank Home Loan Upto 85% 9.40% – 9.80%
Fedbank Home Loan Upto 85% 9.68% – 10.08%
PNB Home Loan 75% – 80% 9.60%
PNB Housing Finance 75% – 80% 9.75% – 9.95%
IDBI Home Loan 75% – 90% 9.75%
DHFL Home Loan 80% – 85% 9.55%(upto 25lacs),then 9.65%
Bajaj Finserv Home Loan 75% – 80% 9.50%
Indiabulls Home Loan 75% – 80% 9.90% – 10%
Allahabad Bank Home Loan 75% – 90% 9.70% – 9.95%
Bank of India Home Loan 75% – 85% 9.70% – 9.95%
Union Bank Home Loan 65% – 80% 9.65% – 10.40%
United Bank Home Loan 75% – 80% 9.75%
UCO Bank Home Loan 75% – 80% 9.70%
Bank of Baroda Home Loan 75% – 90% 9.65%
Kotak Home Loan up to 80% 10.25%
Vijaya Home Loan Upto 80% 9.65%
Standard Chatered Home Loan Upto 80% 9.51%
India Bank Home Loan 80% – 90% 9.65%
L&T Home Loan 80% – 90% 9.90% – 10.75%

For more information logon to www.loanyantra.com.

Revised Interest rates by banks as per MCLR.

Earlier were the days when banks used to play around with the interest rates. With the new introduction of interest rate calculation by RBI, since April 1, 2016, the competition amongst banks is running on a high speed.

Banks have to review their interest rates every month and publish on a pre-announced dates. Also, full-fledged review of the customer’s  risk profile is high in priority before lending the loan amount and in deciding the spread and the final interest rate.

So, how is it advantageous to customers?

Solution to this question lies within the following question.

Did banks ever observe the change in base rate and implement in their interest rate?

To make it practical…imagine you borrowed loan amount at 10%  interest rate. Out of which, say, 9.5% is base rate and 0.5% is spread.  If RBI changes the base rate to 9%, your interest rate is supposed to be 9.5% (9% +0.5%). But what happens in reality, the banks with unknown reasons, increase the spread. Instead of 0.5%, the banks can take a chance to increase the spread to 1%.

Now, with MCLR in existence, banks should consider the customers risk profile in detail, to decide on spread. Banks can’t easily get arbitrary with spread changes.

mclr interest rates_loanyantra

What will be the impact of 0.25% lesser interest rate on home loans?

The longer the remaining tenure, greater the impact. The saving can be in hundreds per month. But, when you calculate you end up saving atleast a month’s EMI.

A cut in small savings rate is likely to bring down bank deposit rates and ultimately lead to a drop in lending rates as well.

The other aspect,

For a borrower in April 1 get loans at the prevailing MCLR (9.3%), but a month later a new borrower might get a loan at a lower MCLR if the cost of funds drops. For the April borrower, it will take three more quarters for his loan to get reset. In other words, there could be 12 sets of one-year MCLR if cost of funds change every month.

Corporate customers are also likely to look at shorter term loans to take advantage of falling rates. This will mean that banks which borrow for longer terms but have give term loans will face an asset-liability mismatch – though the only issue there is that bank earnings become volatile, they don’t usually face a crisis because of that.

Observe the revised interest rates by various banks..

Bank / NBFC Current Base Rate, PLR New MCLR April 2016 Latest Update
Allahabad Bank 9.70% 9.30% – 9.60% 01st Apr 16
Andhra Bank 9.75% 29th Sep 15
Axis Bank 9.50% 9.10% – 9.65% 01st Apr 16
Bajaj Finserv (PLR) 20.16% 01st May 14
Bank of Baroda 9.65% 9.00% – 9.35% 01st Apr 16
Bank of India 9.70% 9.15% – 9.40% 01st Apr 16
Bank of Maharashtra 9.70% 9.10% – 9.65% 01st Apr 16
BNP 9.50% 23rd Sep 13
Canara Bank 9.65% 9.00% – 9.45% 01st Apr 16
Catholic Syrian Bank 10.50% 01st Dec 11
Central Bank of India 9.70% 08th Oct 15
Citi Bank 9.25% 12th Oct 15
City Union Bank 10.50% 01st Nov 15
Corporation Bank 9.65% 08th Oct 15
DBS Bank 9.10% 01st Feb 16
Dena Bank 9.70% 9.30% – 9.60% 01st Apr 16
Deutsche Bank 9.20% 19th Oct 15
Development Credit Bank 10.70% 14th Dec 14
Dhan Laxmi Bank 11.40% 03rd Nov 15
DHFL PLR 18.30% 08th Oct 15
Edelweiss PLR 17.50% 30th Nov -1
Federal Bank 9.63% 9.14% – 9.60% 01st Apr 16
GIC Housing Finance PLR 15.00% 30th Nov -1
HDFC PLR 16.30% 05th Oct 15
HDFC Bank 9.30% 8.95% – 9.35% 01st Apr 16
HSBC Bank 9.10% 09th Nov 15
ICICI Bank 9.35% 9.40% – 9.70% 01st Apr 16
IDBI Bank 9.75% 30th Sep 15
IIFL PLR 17.50% 01st Apr 14
Indiabulls PLR 17.05% 08th Oct 15
Indian Bank 9.65% 9.20% – 9.70% 01st Apr 16
Indian Overseas Bank 9.90% 9.50% – 9.90% 01st Apr 16
IndusInd Bank 10.60% 19th Oct 15
Jammu and Kashmir Bank 9.50% 05th Oct 15
Karnataka Bank 10.25% 8.95% – 9.20% 01st Apr 16
Karur Vysya Bank 10.40% 05th Oct 15
Kotak Bank 9.50% 8.90% – 9.65% 01st Apr 16
Lakshmi Vilas Bank 10.55% 08th Feb 16
LIC Housing Finance PLR 14.20% 10th Oct 15
Nainital Bank 9.75% 21st Oct 15
OBC 9.70% 30th Sep 15
PNB 9.60% 9.15% – 9.55% 01st Apr 16
PNB Housing Finance 14.35% 27th Apr 15
Punjab and Sindh Bank 9.75% 05th Oct 15
Ratnakar Bank 10.65% 16th Oct 15
Reliance Capital PLR 18.00% 01st Nov 15
SBBJ 9.70% 05th Oct 15
SBI 9.30% 8.95% – 9.35% 01st Apr 16
South Indian Bank 10.00% 9.50% – 10.00% 01st Apr 16
Standard Chatered Bank 9.50% 8.45% – 9.65% 01st Apr 16
State Bank of Hyderabad 9.75% 08th Oct 15
State Bank of Mysore 9.65% 07th Oct 15
State Bank of Patiala 9.65% 05th Oct 15
State Bank of Travancore 9.95% 05th Oct 15
Syndicate Bank 9.70% 9.65% – 9.65% 01st Apr 16
Tamilnad Mercantile Bank 10.40% 15th Oct 15
UCO Bank 9.70% 05th Oct 15
Union Bank of India 9.65% 9.25% – 9.45% 01st Apr 16
United Bank of India 9.65% 12th Oct 15
Vijaya Bank 9.65% 08th Oct 15
Yes Bank 10.25% 9.00% – 9.60% 01st Apr 16

To know more about MCLR, its calculation and the difference between base rate and MCLR, refer the following link.

http://loanyantra.com/blog/wp-admin/post.php?post=246&action=edit

 

How to calculate EMI manually.

Calculate EMI manually

Whether buying a car, buying a new apartment or affording overseas education to children, loans have become an integral part of our life. When we borrow a loan the most accepted methods of repayment is through EMI or Equated Monthly Instalments. It is the small amount including both the principal and interest, to be paid towards a loan we opted for. During the initial stages the interest alone constitutes the major part of the EMI but as we progress in the payment, during the course of time, the portion of interest is reduced and the principal amount is added to it.

EMI can be opted for both fixed and variable interest rates. It comprises of two major variable components, commonemi calculation manually_loanyantraly known as;

  • Principal Amount borrowed
  • Interest rate for the loan
The Number Game

For every loan that you borrow the EMI is calculated based on certain parameters like Interest rates, loan amount and the tenure of repayment for the whole loan amount. The mathematical formula for calculating EMI can be derived as:

DID YOU KNOW?

While you borrow a loan, you are given an option to keep either the tenure or the EMI constant. While one of the above parameter is kept constant, the other parameters will be reduced. i.e., if you opt to keep the tenure as a constant value, then the EMI will be reduced. Or if EMI is paid at a constant rate then the tenure of the loan is reduced.

Logon and become a part of loanyantra’s customer base to get more alerts and suggestions.

Clever step when you have low interest rates from bank.

Never get dazzled by the words ‘Low EMIs’ – Look before you leap

For the EMI payers, those are the magical words. Be clever and plan your EMI. Understand that EMI has two components. a) Principal and b)Interest. Always ask your lender for the break up of your EMI. Get clear idea about the components. You do not expect to waste lot of money with the tempting tagline of Low EMIs.

What if – interest gets lowered and EMI remains the same

Let us remove the low EMI motive from our mind. Now, let us target that we must pay lower interest component to the bank. You can approach the low interest and high principal_loanyantrabank that has the lowest interest rate. But apply a trick. Do not reduce the EMI. In this scenario, you are brilliantly covering the principal amount component along with less interest component.

You win half the battle here. Whenever the bank offers you to pay low EMI, do the math. You must not increase the duration and pay higher interest. In fact, you must concentrate on covering the principal amount component.

Let us understand this theory with an example. If I am with a home loan of Rs.30,00,000 at an interest rate, 9.6% for 12 years, my EMI will be Rs.35,000. Where on a large scale, the break up of principal and interest component is 40.75% and 59.25%, respectively. For example, if the bank offered a low interest rate of 9.3%. Your EMI lowers down to, Rs.34,000.

The clever step here is to go and opt for the 9.3% interest rate, and keep the EMI constant, i.e., Rs. 35,000, instead of reducing it to Rs. 34,000. Mention the bank personnel that you want to add that Rs. 1000 to your principal amount. So, automatically, the principal amount comes down which leads to early closure of your home loan.

Check out and calculate more by following the link below.

http://loanyantra.com/Calculators.aspx#EMI-Calculator

We wish you to stay happy even when you are with the loan.

MCLR and Base Rate.

What is going viral this April 1st?

Don’t think it to be a fool game. It’s real. SBI, the pioneer had taken initiation to announce the news of execution.

There is a press release on september 2015 by RBI w.r.t the banks interest rate calculation to improve transparency in the methodology followed by banks for determining interest rates on advances.

Till today (March 31st, 2016), the calculation is based on base rate system which includes the following factors

A) Cost of Deposits

B) Negative carry on CRR and SLR

C) Unallocatable  overhead costs

D) Average Return on Networth.

The highest weightage is given to Cost of Deposits.

However, it was not mandatory that all the banks should have the same base rate. There were different methods that were followed.

The new concept is that banks HAVE to lend using rates linked to their funding costs. A bank raises money through deposits, bonds and wholesale borrowing. It has costs like salaries, rents, electricity costs etc. It also has to make a certain amount of profit at the very least. So the RBI has put all of this into a formula that banks can use to quantitatively determine how much their lending rate should be.

The new method MCLR(Marginal Cost of funds based Lending Rate) mentions a particular method to be followed. Following are the main components of MCLR.

A) Marginal cost of funds

B) Negative carry on account of CRR

C) Operating costs

D)Tenor premium.

Here, the highest weightage is given to the marginal costs.

Know the meaning of the above terms to understand why this method is powerful and transparent when compared to earlier methods, viz., base rate system and BPLR.

Negative carry on account of CRR is the cost that the banks have to incur while keeping reserves with the RBI. The RBI is not giving an interest for CRR held by the banks. The cost of such funds kept idle can bbase-rate MCLR_loanyantrae charged from loans given to the people.

Operating cost is the operating expenses incurred by the banks

Tenor premium denotes the higher interest that can be charged from long term loans.(means 1 year rate is higher than 6 month rate, etc)

Marginal Cost: The marginal cost is the novel eleme
nt of the MCLR. The marginal cost of funds will comprise of Marginal cost of borrowings and return on networth.  According to the RBI, the Marginal Cost should be charged on the basis of following factors:

  1. Interest rate given for various types of deposits-  savings, current, term deposit, foreign currency deposit
  2. Borrowings – Short term interest rate or the Repo rate etc., Long term rupee borrowing rate
  3. Return on networth – in accordance with capital adequacy norms.

The marginal cost of borrowings shall have a weightage of 92% of Marginal Cost of Funds while return on networth will have the balance weightage of 8%.

MCLR Vs Base Rate. Base Rarte & MCLR components in calculating Lending rates
MCLR Vs Base Rate.Base Rarte & MCLR components in calculating Lending rates

According to the RBI guideline, “Banks will review and publish their MCLR of different maturities every month on a pre-announced date.” Such a monthly revision will compel the banks to consider the change in repo rate change if any made by the RBI during the month.  

 

Inspite of severe emphasis laid by the RBI governor, Raghuram Rajan, to the banks to pass on interest rate cuts, less than half had been passed on to consumers this year. This made the necessity to invent this method.

Now with MCLR, banks are obliged to readjust interest rate monthly. This means that such quick revision will encourage them to consider the repo rate changes.

The final lending rate will be MCLR + Spread. (Earlier, Base Rate + Spread.)

While these guidelines will benefit new customers, existing customers will also have an option to shift to the new regime with some conditions.

SBI’S Announcement.

At SBI, the MCLR for loans upto one year maturity will be lower than its current base rate of 9.30% while those on two year and above maturity will be marginally above its base rate.

According to the statement on the bank’s website, the MCLR for overnight loans will be 8.95%, for one-month at 9.05% and for three-month at 9.10%.

The MCLR on 6-month loans will be 9.15% and for one year loans the rate would be 9.2%, the bank said.

Further the bank’s MCLR for two year loans would be at 9.3%. Loans with three year maturity would carry an MCLR of 9.35%, the bank said.

For more information on MCLR, its benefits. Know in detail

http://loanyantra.com/blog/wp-admin/post.php?post=268&action=edit