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Thursday 28 May 2015

OPPORTUNE TIME TO TRANSFER HOME LOAN





          Construction/Purchase of Houserequires substantial funds and repaying in given time; and it attract normalequated monthly instalments.  While some other loans are required to repay in less than five years period and such loans attract heavy equated monthly instalments; and this sort of facility is  more suitable to avail finance for repairs and renovations.

          Due to the reduction of rates by the RBI, the normal lending institutions/Banks are bound to reduce the interest rates on home loans, as such, this is the most opportune time to transfer the loans to exploit the benefit of low interest rates.

Low interest rates are based on tenure of the loan. Some financial  institutions link it to the amount of loan.  Borrowers who have availed loans at higher interest rates, may examine the following parameters:
          (a) balance outstanding;
          (b) balance repayment period;
          ©   equated monthly instalments affordable.
If the balance repayment period is less than five years, they may transfer the loan to an institution which charges less than 9%. They may choose to pay the same EMI, which they were paying earlier, so that loan gets closed earlier resulting in considerable savings in interest. If not affordable, they may also agree to repay the loan in 5 years with reduced EMI. 

In case, the balance repayment is more than five years, examine the balance outstanding and the EMI affordable; and in such case, if the balance repayment period is more than 10 years, transfer the loans, where less interest is charged.


While transferring the loans, consider the method of interest calculations. There are various methods like:
          -        Annual reducing;
-        Half-yearly reducing;
-        Quarterly reducing;
-        Monthly reducing; and
-        Daily reducing methods.

          Shifting from annual reducing to daily reducing in the present low interest period is prudent to derive maximum benefits.

Timing of transfer:
          Benefits may not be maximum,  unless the transfer of loan is properly timed.  The borrower should ascertain the type and date on which interest is charged.  In case of annual reducing method, the interest is charged on 31st March every year. In case of monthly reducing, generally interest is charged to loan on 5th of every month.  As such, transferring the loan on the day on which the interest is charged or slightly earlier is advisable.

 For closure penalty and admission charges:
          Penalty of generally 1% on the outstanding balances is charged on loans transferred. Similarly processing fee/admission charges are levied on incoming loans. Compare the charges with the interest saved before requesting for  transferring the loans.

          Finally one has to decide whether to prefer floating rate or fixed rate on transfer.  As the interest rates have been reduced, fixed rate seems to be a better option, so that one may shift to floating, in case of further reduction.

More,
Whitefield   

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