"After the year-end bonus was issued, I queued up to repay the mortgage as soon as possible. After waiting for two months, the payment was finally deducted." Xiao Chen from Wuhan told reporters, "A total of 700,000 yuan was borrowed for 30 years, and 100,000 yuan was repaid in advance. , shorten the repayment period, and save a total of 220,000 yuan in interest.”

　　When it is difficult for wealth management income to outperform the mortgage interest rate, more and more lenders choose to repay their loans in advance to reduce the overall cost of mortgages.

Many lenders said on social media that they "don't want to work for the bank anymore."

"Financial management is not as good as repaying the mortgage"

　　The reporter learned from the research that the current expected income from investments such as financial management and deposits cannot cover the interest on loans, which is the main reason why some lenders choose to repay early.

　　"I repay the principal of 50,000 yuan in advance each installment. So far, I have repaid 12 installments. The loan period has been shortened to 13 years, and the total interest can save nearly 800,000 yuan." Ms. Cheng from Beijing told reporters that in February 2022 She borrowed 1.6 million commercial loans from the bank with a term of 25 years. At that time, the interest rate was 5.2%, and the total interest was 1.2622 million.

Since April last year, she has been unable to find a suitable investment opportunity, so she chose to repay the mortgage in advance.

　　Mr. Gao from Shanghai also made the same choice as Ms. Cheng, "My mortgage amount is relatively large, and repaying the loan early can reduce the principal and reduce the overall pressure on repayment."

　　Mr. Gao calculated the accounts for the reporter, "I took a loan of 1.99 million yuan, the loan period is 20 years, and the interest rate is 4.95%. If I repay 100,000 yuan in advance, the loan period will be shortened to 18 years, and the total interest can be saved by nearly 120,000 yuan. ; and the current deposit interest rate is basically only about 3%, and the income in 2018 is only 54,000 yuan, and the interest rate still has room to continue to decline, and financial management cannot guarantee capital and interest.”

　　Mr. Gao said, "The current mortgage interest rate is significantly higher than the wealth management and deposit interest rate. For our investors with low risk tolerance, it is difficult to find a better 'investment' than early repayment income."

　　In this regard, Dong Ximiao, chief researcher of China Merchants Union Finance, analyzed that in recent years, some borrowers have reduced their loan repayment pressure by repaying all or part of their loans in advance.

At the same time, since 2022, the volatility of my country's financial market has intensified, and the bank's wealth management products, which have always been stable, have "broken net".

The investment income of ordinary residents has declined, and their risk appetite tends to be conservative. Some of the funds originally used for investment are used for early repayment.

early repayment

　　Due to the surge in demand for early repayment, many banks have long queues for early repayment customers, and some banks even have to wait in line for half a year.

　　"At present, there are too many customers applying for early repayment. Since the fourth quarter of last year, there has been a sudden surge in customers who have repaid early. At present, most of the backlog of business has not been processed." Wang Xin, loan manager of ICBC Shenzhen Branch, told reporters.

　　The deduction time of some banks has been delayed repeatedly.

Ms. Wu from Nanjing told the reporter, "In recent days, I went to the branch to submit an application for early loan repayment. The loan manager said that the loan amount is very tight now, and there are more than 30 customers waiting in line. My deduction will take almost half a year." Later."

　　At the same time, in order to control the amount of early repayment, some banks have also limited the number of early repayments, and even canceled the online appointment channel.

Mr. Gao from Shanghai told the reporter, “Last year ICBC could repay the loan in advance at any time, but this year when I made the repayment online, I found out that the repayment can only be made in advance once a year.”

　　In addition, Ms. Dai from Tianjin complained to the reporter, "I bought the house in my hometown in Tianjin. I have been working in Shanghai for a long time now. If I can't apply for repayment online, it means that I have to go back because of this matter. I know if I can do it all at once."

　　In this regard, the staff of the bank explained that if the customer is really inconvenient to handle it on the spot, he can also entrust others to do it on his behalf, but he needs to go to the notary office to issue a legally effective entrustment certificate.

"Early repayment involves the operation of deducting money from the customer's card, and all parties will be more cautious in reviewing materials."

　　Industry insiders pointed out that for banks, housing loans are a high-quality asset with long-term stable interest-bearing assets. The increase in prepayment will directly affect the bank's interest income and also affect the bank's use of long-term assets.

Faced with the pressure of housing loan business development, banks have taken various measures to try to reduce or postpone the pressure of early repayment.

Be wary of the "refinancing" trap

　　With the continuous reduction of LPR with a period of more than five years, the interest rate of existing mortgages and the interest rate of new mortgages has formed a large interest rate gap.

Many lenders told reporters that although the LPR has fluctuated and decreased, the base point for the increase at the time of signing the contract remains unchanged, and it is not cost-effective to buy a house at a high interest rate.

　　More and more lenders want to obtain lower loan interest rates. Some banks and loan intermediaries induce borrowers to replace housing loans with operating loans, that is, after the lender settles the housing loan, he mortgages the house to the bank to apply for an interest rate. Lower operating loan.

　　In terms of interest rates, taking Shenzhen as an example, the current first-home loan interest rate is around 4.6%, while the operating loan interest rate can be as low as 3.45%, a difference of 115 basis points.

However, this practice is expressly prohibited.

　　Wang Yuchen, director of Beijing Jinv Law Firm, told reporters that bank loans have a clear purpose and must be used according to the purpose and cannot be used for other purposes.

Business loans are financing products for small and medium-sized business owners or individual industrial and commercial households. The loan funds are used for the business needs of their enterprises or individual households, and are not allowed to flow into the property market.

　　"The behavior of 'refinancing' has a lot of risks for house buyers. Once found out, they will face the risk of stopping the loan or repaying the loan in full in advance, and their credit will also be seriously affected. If they cannot repay the bank loan in time, they will Face the risk of the mortgaged real estate being auctioned. For some intermediaries or banking institutions that operate operating loans to replace housing loans, once they are found out, they will also face the risk of being punished. In serious cases, criminal issues may also be involved.” Wang Yuchen said .

　　Editor: Zhang Jing