如何正确地阅读物业会议记录

      (北美中文网报道) 许多业主或准业主都明白，在买入地产物业的环节中，有一项是需要仔细阅读目标物业的会议记录。物业会议记录到底包括哪些内容？到底该如何读取？阅读的时候 有哪些要点需要特别注意？本网特编发北美中文网网友“闪腰侠"《为何阅读物业会议记录对于买卖双方都如此重要》一文，供读者参考。

      《为何阅读物业会议记录对于买卖双方都如此重要》
        By 北美中文网网友“闪腰侠"

      总体来说，小区物业的会议(Strata Meeting)分为三种：一是业委会会议记录(Council Meeting，简称为 CM)；二是年度全体业主大会( Annual General Meeting，简称AGM)；三是全体业主特别大会( Special General Meeting 简称SGM)。

      AGM每年一次，SGM不定期，CM或每月一次或几个月一次，基本上取决于物业的大小，一般来说越大的物业CM越频繁。对于每年CM的次数法律并没有规定，因此完全取决于业委会以及物业管理公司的合同中是如何约定的。

      一般来讲，小区物业的买家都需要通过地产经纪获得该小区两年内的小区物业会议记录。不过，实际生活中通常很多买家因为英文障碍或者其他原因，并没有仔细阅读，另外也有可能某些经济人也没有完全尽到仔细浏览会议记录并告知买家的义务。

      此外，还需要强调的一点是，对于AGM和SGM，买方应注意要求自己的经纪人不只提供会议记录，也要提供AGM 和SGM会议文件（meeting do*****ents, including agenda and resolutions)。简单的来说，会议记录只是告诉你会议上讨论什么了，以及结果如何。而会议文件则是开会前发给每个业主的会议议程资料，也向业主 交待有什么东西要讨论，以及为什么要讨论。

      先说说察看会议记录及相关资料对卖家为什么是重要的。一般而言，基本上一种对买家重要的信息，同时也会意味着对卖家有着同样的重要性。另外，会议记录不只 是买卖房产时候会用到，在你申请房屋贷款的时候当然也要用到——因为贷款公司也需要看到你购买的目标物业的资金状况、房屋维修状况等信息。

      因此，有些会议记录如实地反映了大厦存在严重的漏水现象、墙皮脱落以及闹木工蚁什么的，银行看到这种情况，轻易就不会向业主贷款（HSBC就比较严)。买家自然也不会把你的房子做为第一选择。

      有时候你的单位漏水，上报给管理公司，管理公司派人检查发现是屋顶漏水，在下次的会议记录中如实地将您的单元号写在了会议记录里，又同时“无情”地披露了你家屋顶有漏水。而这些信息一旦被那些对购买你的房子有兴趣的潜在买家看到了，至少也会开始砍价了吧。

      下面简要介绍一下上述三种会议记录对买家的重要性，以及买家需要重点查看的内容。

      一、阅读SGM的要点

      通常是用来讨论征收special levy （特别收费）以便进行一些特别的工程项目，或者推动特别议案，例如更改bylaw (物业条规）或者更改小区公共区域规划等。因此，对于买家来讲，一定要特别留意你要购买的物业是否在最近的两年内开过SGM、召开特别会议的目的、议程是 什么,以及开会的议程是否最后通过。

      举个例子，假使你的经纪人告诉你，你要买的公寓没有special levy，而且除了每个月的物业费以外你不用担心其他收费。但是，如果你仔细翻看会议记录，你也许会发现，在一年前该小区召开过SGM，通知大厦的房顶有 重大问题，需要集钱修房顶。但是会议被大部分业主否决了。这个时候你就知道，虽然现在没有special levy, 但是修屋顶这种事情，既然已经发现了问题，今后早晚也要修。这个时候你就要三思了。

      再例如：小区曾经召开SGM，后来会议通过特别议案，同意将一部分花园改造成儿童游乐场所，如果你仔细察看SGM，你可能会发现该儿童游乐场就在你家窗户根下。这个你也要三思了。

      之所以召开SGM，是因为它所讨论的几乎所有议程都需要3/4、甚至是全体业主同意才可以通过，因此涉及的是全体业主的利益。

      好在SGM通常几年都开不了一次，相信只要有心人都不会放过仔细阅读的机会。怕的就是你不读，或者你的经纪人不在乎。

      二、阅读AGM的要点

      AGM每年开一次，其实它的部分功能和SGM一样，因为是全体业主出席，所以一些重大的议题都会在会上讨论并表决。因此买家也要如同SGM一样对这些议题有所留意和研究。

      AGM最基本的议题就是对新一年度的预算案进行表决通过，以及选出新一届的业委会成员。在会议记录中会附上一张已经通过了的预算表，以及每个单位的物业费表格。单位面积越大所负担的物业费也就越高。
因为你会从经纪那里拿到两年的会议记录，所以应该就有两年的AGM会议记录，看看今年的预算比去年的物业费涨了多少，主要涨在哪里？是大厦保险费，还是维修费。如果你看到有某项预算突然涨了百分之25以上，最好问一下你的经纪到底怎么回事。

      还有要特别留意紧急储备金（CRF）的预算。一般来讲，CRF是total expenses的百分之十.如果你发现今年的CRF预算超过total expenses预算百分之十以上，最好还是搞清楚是为什么。

      例如：某物业今年AGM的预算案中，用于维修漏水的预算突然比去年增加了百分之30，这个会有一定的几率说明，小区物业在去年中发现有普遍的漏水现象，因此今年特别提高漏水预算，以免预算不足。

      再例如，今年CRF预算是total expense的百分之二十。经过仔细调查才发现，原来小区前些年私自挪用过CRF但是一直没有按照法律规定按时归还，因此今年特别增加CRF预算以便弥补过往失误。

      三、阅读Council Meeting的要点

      CM顾名思义是业委会会议。根据物业的大小和管理事务的多寡，CM的次数当然有所不同。另外物业管理公司的合同也会说明一年开多少次CM。当然如果有紧急情况发生，一个月开两次的情况也有过。

      很多人忽视CM 会议记录的重要性，但是恰恰相反，一份好的，或者说是正确反映事实的CM会议记录反而更为重要。

      CM按照实体内容大体分为三部分：一是物业财政报告(Financial Report);二是上次开会跟进事项(Old Business)；三是上次开会后新发生的事项(New Business)。

      首先，Financial Report主要是展示物业的财务状况，买家需要特别留意物业的资金储备。诸如operating fund (营运帐户）、CRF （紧急储备金），A/R （应收未收帐），A/P （应付未付账）以及 Special Levy （如有的话)。

      总体来说，除了A/R 和 A/P（应该越靠近零越好），其他的帐户应该钱越多越好，证明小区资金充足，尤其是CRF账户充足的话，以后一旦物业有紧急大维修的话，业主也可以少出（或者不出）很多钱。

      另外CRF应该每个月都应该有增长的，所以买家要对比上次CM会议记录来查看，

      其次，Old & New Business。买家需要看看在这些事项里，有没有涉及到自己要买的物业的问题，例如漏水、投诉、罚款等等。通过这些事项，你会了解到你要买的这个物业 所处的是什么样的小区，有没有特别麻烦的业主，有没有麻烦的民事纠纷，小区的业委会的处事态度和工作效率等等。

      一般来说CM会议记录不会很长，通常2-3页，所以2年的会议记录也就不到40页吧，刨除掉程式化语言和头尾，估计有个两天足够看完了。看完以后，您就会对自己所中意的小区有个非常广泛的了解了。

好多温哥华REALTOR上YOUTUBE做广告

• http://www.youtube.com/watch?v=aF_Ze9e1WTI&feature=player_embedded
• http://www.youtube.com/watch?v=WGVDKxtAm4s&feature=related
• http://www.youtube.com/watch?v=Pz1Z7VRjCqo

Forget market timing, it's all about life timing zt

garry Marr, Financial Post · Wednesday, Jun. 9, 2010

'You know, you're making the biggest mistake of your life. The housing market is going to fall."

I got this great piece of advice from another journalist at the Financial Post, who has since left the newspaper, after buying my first home. Not exactly the type of thing you want to hear after taking on huge debt and making the biggest financial decision of your life.

Lucky for me, I didn't heed that advice about Toronto's red-hot real estate market -- in 1998. I'm not going to say I made a shrewd business decision 12 years ago, or even six years later when I bought a larger house.

For me, it wasn't a case of not following what turned out to be bad advice from a fellow business journalist. Nor was it about trying to time the market.

I was simply following the same pattern as most Canadians: I got married and decided to stop renting and buy something. Later came the need for a bigger home when the second kid was on the way.

Which brings us to today. The supply of housing is rising fast as people try to list their homes for sale before the market "crashes." This is happening at the same time that demand is starting to wane. Economists and even the real estate industry are all predicting a correction, the only argument being how severe it will be.

So, the question for anyone buying is, should you wait?
Don Lawby, chief executive of Century 21 Canada, thinks the strategy of waiting for a crash is not going to work during this economic cycle. "For a market to crash, you have to have people who are desperate to sell," says Mr. Lawby. "People will [only sell] if they can't afford their mortgage or they don't have a job."

He doesn't see a decline in prices, "unless you are predicting that mortgages will renew at a hefty premium, which is not the case, or a whole bunch of people are going to lose their jobs."

Mr. Lawby believes neither will happen.
And, he adds, you are really into a risky game if you are timing the market. "A house is a home. If all you are doing is looking at it as an investment --that's what happened the last 15 years--it's not just that. It's a place to live and a place to raise a family," says Mr. Lawby.

Even Benjamin Tal, a senior economist with CIBC World Markets, who last month said in a report that Canadian housing is 14% overvalued, has doubts about playing the market. But he suspects that's exactly what some Canadians will do.

"Is there a sense that prices will go down and people will wait? I think it might be an issue," says Mr. Tal. "It won't be the main reason [people don't buy], but it will happen at the margins. The fact that people sell at the peak and wait to buy is a normally functioning market."

But even if you do make the right call on housing prices, it could end up backfiring on you in other ways. For example, if interest rates rise fast enough, any gains you make on price could be erased by interest charges, says Mr. Tal.

Edmonton certified financial planner Al Nagy says you need to think of your house the way you think about any long-term investment. "Whether it's an investment for use in your retirement or a house to live in, it's a long-term thing. The timing becomes less critical than it would be if it is a speculative [investment]."

And he says making a call on the housing market is as tricky as any other investment call. "It's very rare you catch the bottom. You can't let the market dictate when it's time to buy. The time to buy is when you can afford it," says Mr. Nagy.

I'm not sure that philosophy would fly with my former colleague, but the problem with timing the market is, what if your timing is off?

gmarr@nationalpost.com

JASON ON MING PAO COVER PAGE, MAR/31/2010

http://www.mingpaovan.com/htm/News/20100331/vaa2.htm
ZT: http://www.westca.com/Forums/viewtopic/t=279316/lang=schinese.html

明报

銀行調高定期按揭利率消息傳出後，正準備申請按揭人士紛紛與銀行按揭部門聯絡，緊急商定按揭合約，或是先鎖死舊利率90天或120天再說，有按揭經理昨日整天忙不停，桌上同時放覑20份新送按揭合約，申請人均希望搶在新利率正式生效前通過銀行審核。

1日收20份申請

加拿大皇家銀行樓宇按揭經理王子雲說，前日銀行調高部分年期固定按揭利率的消息出來後，他即開始接到許多擔心利率調高後使按揭支出增加的申請人，他們當中有的已經看好要買的樓，也有還沒有看中意的，昨日他的桌上已堆積了約20份按揭申請，申請突然湧現上倍。

王子雲表示，即使是已經宣布新利率的銀行，通常會有兩天至3天的所謂「back date」，即可以有兩天或3天時間沿用舊利率，對於已決定要買樓，但還沒有取得按揭合約的人，有2天及3天緩衝期。

王子雲強調，每個銀行「back date」緩衝時間會不太一樣，申請人多問一句有無機會比照舊利率，總是有利。

道明加拿大信託按揭經理丁惠霞說，昨日她整天忙覑與各地客人，進行按揭合約的商議，昨日她總共接到4位客人希望趕快訂下按揭合約，也是道明加拿大信託按揭經理陳梁婉儀也說，昨日真是她最近一段時間最忙的一天，每個時段都排有客人來談按揭。

多方比較不吃虧

王子雲提醒準備辦按揭的人士，其實，冷靜一點想，現在調高的仍只有3 年、4年及5年期的固定按揭利率，1年或2年固定按揭，或是浮動按揭利率，並未在這波調整範圍之內，他建議準備購樓人士，別太受這次加利率影響，就匆忙的 鎖定屬於加利率範圍內的這些按揭計劃，而是要比較那些未加利率的按揭計劃，哪一種最划算。

王子雲說，例如現在浮動利率水準約為2%，比起未調整前5年及4年期固定按揭利率，3.6%至3.8%的水準，低1.6%至1.8%，在固定年期利率調高 利率後，差距又更大，這時，申請人確實需要好好與按揭專業人員討論一下，是否應選擇浮動利率，而不是作固定年期的利率按揭。

王子雲還建議，申請人甚至可以考慮一下，有些銀行推出，一半浮動一半固定年期的按揭計劃，看哪種真正最適合。

Jim Flaherty Tightens Mortgage Rules: 3 Changes

this is from this morning Globe & Mail on-line version.

http://www.theglobeandmail.com/report-on-business/economy/jim-flaherty-tightens-mortgage-rules/article1469432/

Jeremy Torobin and Bill Curry

Ottawa — Globe and Mail Update Published on Tuesday, Feb. 16, 2010 8:17AM EST Last updated on Tuesday, Feb. 16, 2010 11:28AM EST
Finance Minister Jim Flaherty Tuesday announced tighter lending standards for mortgages, saying that while the housing market\l " is healthy and there's no solid evidence of a bubble, the moves are needed to "help prevent negative trends from developing."
Under the new rules, all borrowers will need to meet standards for five-year fixed-rate mortgages regardless of whether they're seeking a loan with a lower rate and shorter term.
Also, the government is lowering the maximum amount Canadians can withdraw when refinancing to 90 per cent of the value of their homes, from the current 95 per cent, and requiring a 20 per cent down payment for government-backed mortgage insurance\l " on "speculative" investment properties.
"There are no definitive signs of a housing bubble," Mr. Flaherty said. "We think we're being proactive in the three steps we're taking today."
Scotia Capital economist Derek Holt said the tighter criteria for mortgages could cause the housing market to ``really heat up" over the next few months as buyers try to get approved before the stricter rules come into force.
``This all leads to short-term price scrambling," Mr. Holt said in an interview, noting that the Harmonized Sales Tax due to take effect in Ontario and British Columbia on July 1 is already causing some buyers to rush into the market in a bid to close deals in advance. ``It could really heat up in the near term and then cool off in the back end of the year. With the HST in Ontario and B.C. and these changes, they have dramatically altered the home-buying decisions of Canadians."
The three new changes to the mortgage insurance guarantee rules are intended to take effect on April 19, according to a statement.
Mr. Flaherty stressed that some lenders are already applying stricter standards when approving buyers for mortgages, but said today's announcement was needed to ensure others start doing so.
``I prefer not to give direction to lending institutions about what their practices ought to be and what their standards ought to be," he said. ``We are now providing direction in what they ought to do.''
In reference to the tightening of refinancing rules, Mr. Flaherty said this will encourage Canadians to build equity in their homes instead of tapping that equity as a source of cash.
"This will discourage the kind of mortgage refinancing that can create unsustainable debt levels as interest rates go up," he said. ``We are encouraging people to build equity over time, using home ownership as an effective way to save, rather than as a vehicle for quick cash."
In his comments on the third measure, Mr. Flaherty said the hike in minimum down payments for such properties will help keep prices from climbing too high.
"We will require a minimum down payment\l " of 20 per cent for government-backed mortgage insurance on non-owner occupied properties purchased for speculation. This will discourage the kind of reckless real estate speculation that can drive prices to unsustainable levels which does not serve Canadian home buyers," he said.
"We're not aiming here at investment properties\l "," Mr. Flaherty added. "What we're getting at is the speculation in multiple-condo markets, in particular."
A backgrounder circulated by Finance Department officials explained that the change won't apply to borrowers who buy residential properties where they plan to live but which also include some rental units.
``The problem is this multiple-unit, non-owner-occupied situation," he said.
At the same time, Mr. Flaherty acknowledged that even though most lenders already ask mortgage-seekers if they plan to live in the home they're trying to buy, they're not always sure they get an accurate response. The new rule is ``not easy to administer but it's not impossible either," he said.
The Canadian Real Estate Association said in a report last week that low interest rates will push home resales and prices to records this year.
The new rules are meant to ``have some stabilizing effect" and encourage ``moderation" in the market, Mr. Flaherty said. When asked if that means the moves will push home prices lower, the minister said the main purpose was to curb the type of ``excesses" that helped fuel the subprime-mortgage meltdown in the United States.
``You can see people starting to use the equity in their homes as if it were cash and the assumption that took hold that housing prices only ever go up," Mr. Flaherty said, adding the government is worried about ``the tendency for those who have limited credit to speculate in the market," because ``they're the first ones to get into trouble in the market when interest rates go up.''
The moves send an appropriate message to borrowers about debt, said CIBC economist Avery Shenfeld. While the rules don't take effect yet, Mr. Shenfeld suggested that the banks might begin adopting them earlier. And they could take a little bit of steam out of the market, he said.
"It may be part of a cooling that we'll see in house price appreciation," he said. "We were pushing into house prices that were running a bit ahead of rental rates and income fundamentals – not to the point that we feared a huge house price crash, but to the point that it might be time to head-off such risks."

More on mortgages
Protecting a mortgage: Marissa and Marcello's story
Three ways to create income from a reverse mortgage
Should I buy a home now, or wait and save more money?
What does it really cost to borrow?
Ready to sign on the dotted line?
Getting the best mortgage rate

"The Best Mortgage Rate for You"

The Best Mortgage Rate for You




Mortgage Centre’s rate page has a very sage title:  “Is it the best rate, or the best rate for you?”



Its point being:  A lot of websites claim to have the best rates, but there’s always more to the story. 



For one thing, probably 95% of “best rate” claims are false.  More importantly, as the Mortgage Centre rightly suggests, the lowest rate is not necessarily the best rate for you. 



Unless you know who the quoted lender is, and know that lender’s criteria for credit score, debt ratio, property type, loan-to-value, income, etc., there’s no way to tell on your own if you meet their standards.  (Albeit, someone proving $100,000 income the past few years, putting down 20% on a marketable home, with a 35% TDS, and an 720 beacon score, can feel confident about qualifying at most lenders [just as an example]).



Back to the point, there are lots of qualification hoops to jump through with some lenders—especially the lowest cost lenders.



Moreover, there are various economic dangers strewn about the fine print of many mortgages.  Examples include:

Zero prepayment privileges

12-month interest penalties

IRD penalties based on bond yields

Fully closed terms (no way out until maturity)

Ultra-short rate-hold periods

No pre-approvals

No portability



Other annoyances:

Horrible post-closing service

Slow approval times

No online access

Unexpected fees



It is the job of mortgage planners to filter the plethora of mortgages and present the best overall value to you.  When determining overall value, rate is the #1 criteria, but only after a mortgage is determined to be suitable.



There’s no downside to good advice, so get as much of it as you can. As Canadian Mortgage Professional very wisely wrote:  “Homebuyers who ask mortgage professionals 'what is your best rate?' are not going to be well served by a mortgage professional that simply responds with a number.”

The Art of Mortgage Renegotiation (SWITCH OR NOT?)

The art of mortgage renegotiation ROB CARRICK

February 12, 2009

Falling mortgage rates have revealed yet another way the banks are charging their clients more in these financially stressful times.
Rates on mortgages have fallen a lot in the past several months, prompting many people to ask about renegotiating in order to cut costs. "The bulk of my business today is people breaking their mortgages," said Jim Tourloukis, a mortgage broker with Advent Mortgage Services in Markham, Ont.
The problem in breaking a mortgage is the penalty that lenders charge. Banks typically have two ways to calculate the penalty and recently they've switched to the more expensive one.
A little context may help you gauge how annoyed you should be about this. With a recession and global financial crisis hurting their revenues, the banks have been pushing up interest rates on lines of credit, charging more in service fees and adjusting credit card rules to extract more money from clients. Mortgage penalties are somewhat different in that they're mainly influenced by what's happening with interest rates.
boilerplate in mortgage contracts for penalties associated with breaking a loan to be set at the greater of three months' interest or the difference between the interest the bank could make on your mortgage as originally arranged versus lending money out at current rates.
Mr. Tourloukis explained that three months' interest was the typical penalty until rates began to fall hard in the past couple of months. Now, the so-called interest rate differential, or IRD, is the larger penalty.
"The spread between the client's rate and what banks can lend money for now has grown dramatically," he said.
If you have any thoughts of breaking your mortgage, get on it today. If mortgage rates fall further, and they could ease a little bit more, then interest rate differentials will grow in size and cost you more.
Mortgage brokers say breaking your mortgage is worth some thought if your current rate is in the low 5-per-cent range or more. Mr. Tourloukis said he's been renegotiating five-year, fixed-rate mortgages at 3.99 per cent for clients who several months ago signed up for similar loans at 5.79 per cent. Other mortgage brokers are showing five-year rates in the low 4-per-cent range.
The first step in breaking a mortgage: Ask your lender what your penalty would be. There's no standardized calculation of penalties, so your number will depend on your lender's own policies and personal circumstances like the amount you've borrowed and the number of years left on your mortgage.
In some cases, breaking your mortgage just won't make sense because of the steep IRD amount. "If you have a lot of time left on your term, it could be deadly," said Vince Gaetano, vice-president at Monster Mortgage in Toronto.
Practices vary widely among banks, but one method for calculating the IRD is to compare a client's original rate against the posted rate for the term that corresponds with the remaining time left on the mortgage. Example: You're two years into a five-year mortgage, so your IRD would be calculated using the current posted three-year rate.
Once you know your penalty, ask your lender to show you how much interest you'd save by renegotiating with the best possible current rate. If the penalty overwhelms the potential savings, then you have a couple of options beyond giving up.
One is to try and negotiate the penalty lower, or have it eliminated altogether. Mr. Tourloukis said lenders have the discretion to help clients out this way.
Another is to chop the amount of money you owe on your mortgage, thereby reducing the penalty for breaking the loan. The way to do this is to take advantage of the prepayment privileges built into most mortgages.
For example, you might be allowed to prepay as much as 20 per cent of your outstanding balance in a year without incurring any charges. Make this lump-sum payment and then get a quote on the penalty to break your newly shrunken mortgage.
There are a couple of strategies to look at if you'd benefit from breaking your mortgage but can't afford the penalty charge.
One is to take the cost and add it to your mortgage balance. In some cases you'll still end up paying less interest than if you stayed with your current mortgage.
Another possibility is a blend and extend, where you jump into a new mortgage that blends your existing rate with the lower current rate and extends your term by a few years. There's no penalty charged in a blend and extend, but you won't save as much as you would if you paid the penalty and got the best possible current interest rate.
"If you want the better rate, you have to come up with the cash," Mr. Gaetano said.
Breaking a mortgage
Falling interest rates mean it's a good time to look at the possibility of breaking your mortgage to lower your borrowing costs. Here's an
example of how this might work supplied by mortgage broker Jim Tourloukis of Advent Mortgage Services. The assumption used here is that you took out a $200,000 five-year mortgage three months ago.
Your rate
5.79%
Best current five-year rate
3.99%
Potential rate savings
1.80%
Interest savings from lowering your rate
$19,000
Penalty for breaking your mortgage
$12,400
Net benefit from breaking your mortgage
$6,600
Don't have $12,400 to cover the penalty charge? Then try adding it to your mortgage balance

Mortgage balance at the end of five years if you do nothing
$189,633
Mortgage balance at the end of five years if you add your penalty to your mortgage balance
$185,725
Net benefit to breaking your mortgage
$3,908

THE GLOBE AND MAIL

是不是要付罚款，把现有的固定贷款转成比较低的贷款？

我的意见：不要转变。

转成：固定：rbc 4yr 4.29% 5yr 4.34%, 但是节省的利息和罚款差不多。还有，罚款$XXXXX的机会成本(OPPOTUNITY COST) 也要算进去。

转成：浮动： （including loc which is base on p) 没法算。 我们都是假设p维持在3。0或更低。 用这个
预设立场来看问题不全面。 只能说“眼下”。。。如何如何。。。
简单说：都是在猜。 能不能省钱不好说， 罚款却是真金白银：）
p 一上调， 省的钱又全没了。

唯一可以考虑的请况是：
您觉的目前交贷款又困难，想每月少交点，罚款多少无所谓。。。
分摊之后，月供还是少了几百。

MANULIFE ONE vs. rbc homeline plan

MANULIFE ONE,
www2.manulifeone.ca/en/home/
是一種和rbc homeline plan 類似的產品。
都可以把您房屋的價值的80％作為貸款額度空間line of credit 讓您使用 －－－ credit facility.
最大的區別是， mo 是一種讓您把每一分錢都還到貸款里，
要用的時候再從貸款里取。
例如： 房子＝500，000。00 mo 審批 80％房屋價值給您＝400，000。00 ， 假設您的貸款是200，000。00，
這個月的收入是5000。00， 那麼， 您的貸款馬上被還到195，000。00。 但是， 您還需要每月開銷， 比如說， 3000，00。00 那麼， 您的貸款馬上又增加到198，000。00
－－－ net result: 貸款還是還了2000。00 。
貸款戶頭和開銷支票戶頭合二為一。 或者說， 您的“支票” 戶頭，
永遠是負數，直到貸款還清為止。

rbc 的homeline plan 允許您有分開的“債務” 和“資產” 2 個不同的戶頭。 例如， 貸款200，000 同時我還可以維持80，000。00 的現金存款在我的支票戶頭。

which one is better? 是看您的理財方式。

＊＊＊ 最後， 還要說明：rbc 的 homeline 也可以像，
manual life one 那樣操作。 只是您需要[人工]的把您的收入，
轉到line of credit balance 上， 要用的時候再把line of credit 的
available limit 拿去開銷 --- 轉到checking, 寫支票， 或還credit card balance.

rbc homeline plan gives you more options.

*** rbc/hlp 還可以把貸款切割成多個分區。 同時有， variable rate, fix rate, 和line of credit. 我不知道mo 可不可以。 網頁上沒寫。

and,

rbc offers better rates.

www2.manulifeone.ca/en/todaysrates/
Today's Rates
Manulife One Base Rate 3.75% ---
(i don't know if this is variable open or close?
no details......
rbc var open p+1 (pymt = principal and interest, blend)
rbc var close p+0.8 (pymt = p + i , blend)
rbc line.of.credit p+1 (just like v open, only diff is
payment = interest only)

Term *APR [%]
1 Year 4.50% rbc 4.0%
2 Year 4.75% (i need to chk rate)
3 Year 4.75% (i need to chk rate)
4 Year 4.75% rbc 4.29%
5 Year 4.75% rbc 4.34%
_________________

为什么p%下调了， 我的贷款每月还款还是一样？

很多人问，所以在这里答一下：

最近p一路下调到3。0％了。
为什么p%下调了， 我的贷款每月还款还是一样？

答案： 在利息下调的情况下， 银行不会主动的去降低您的每月还款。银行会自动的
把您每月的还款中比较多的％划到本金里，比较少的％划到利息里。
又有人问， 那我怎么知道银行有没有算错（或，骗我？）您可以上网或致电
电话理财，看看您的"remaining amortization" 贷款分摊期剩余年数是否减了几年？

最后， 如果您还是坚持要银行将每个月还款额调低，这没有问题。银行可以帮您办理，
没有费用。但是银行会保留原有的"remaining amortization" 贷款分摊期剩余年数。

简单的说，

• 减贷款分摊期剩余年数就不减每月还款 （default)；
• 减每月还款就不减贷款分摊期剩余年数

either way, it doesn't matter to the banks. just let us know what you want to do.

请您致电：

rbc royal banking 中文理财热线： 1。888。769。2598

未到期的贷款“提早”还清／改变，银行罚款 MORTGAGE PRE/PAYMENT CHARGE --- AKA: THE "PENALTY"

如果您将还未到期的贷款“提早”还清／改变，银行是会罚款的。
这个罚款的额度是如何计算呢？简单的说是－－ 3个月的利息。
严格的说是：

greater of { 3 month interest (or) ird }

3个月的利息的利息很好理解，但是什么是ird?
ird = interest rate differential amount
这是definition定义：

Interest Rate Differential Amount (IRD) - An IRD amount is a compensation charge that may apply if you pay off your mortgage principal prior to the maturity date or pay the mortgage principal down beyond the prepayment privilege amount. The IRD amount is calculated on the amount being prepaid using an interest rate equal to the difference between your existing mortgage interest rate and the interest rate that we can now charge when re-lending the funds for the remaining term of the mortgage.

简单的解释就是说：您现在所支付的利息以及您将要转换的利息的差额。
大部分人要做这样的变化是想把高利息转低利息。对银行来说，这就是“损失的利息差额 ” （ird)
银行在计算客户要支付多少罚款是会看3个月的利息和ird. 那个高用那个。 所有的银行
都是采用这样的计算方式。

为什么银行这么“奸诈”呢？ 说道最后还是关于银行的资本营运的成本。
在您签订了一份贷款 (负债liability) 合约时，这对银行来说是它的资产asset.
根据您的承诺，银行将您所支付的利息付给投资人／存款客户，从中
赚取差价。贷款客户中途停止／改变贷款合约，银行如何向投资人／存款客户交代？
所以说罚款是必要的。或者说，大部分的 “罚款”还是流入到投资人／存款客户手中。
并不是银行借机牟利。

followup,

nobody, yes, nobody will pay the penalty for you.

if you switch the mortgage to another bank, the receiving will "not" pay the penalty for you because the profit margin is so thin they cannot afford to do that;

if you just want to change the mortgage to a new/lower rate + stay with your own bank, your own bank will "not" waive the penalty for you; (same reason stated above);

*** if someone says, switch to us and we will penalty for you, they are not telling the truth, they are just playing a trick on you called "cash back" it means they are offering you a rate that is higher then what they should be offering you but lower than what you are paying now. they hope the "differences" will generate enough cash upon funding to cover the penalty. you, the client are paying for the penalty at the end. 羊毛出在羊身上。。。if you don't mind, i can also crunch some numbers and "pay" the penalty for you. for me, i rather give you the best rate i can get. it's the same thing after all.

===================================

Interest Rate Differential (IRD) - Mortgage
-The remaining term interest rate differential is calculated based on the amount that the client wants to prepay or payout.

-When calculating IRD, the market rate (current posted rate for the remaining term of the mortgage) will be reduced by the discount the client received on their current mortgage at the time of advance, and will reflect the posted rate at that time.

-If the client was charged a premium, the posted rate for the remaining term is not adjusted.
Example:
-A client received a .50% discount off the posted rate at time of funding. At time of payout the remaining term posted rate will be discounted by .50%.

-If a premium was added to the posted rate at time of funding, then at time of payout the remaining term posted rate will not be adjusted by the premium.

-If the client received a blended rate at time of advance, the discount the client received at funding is the difference between the posted rate on day of funding and the blended client rate. This discount is reported on COB documents and OLMS in the prem/disc field. If the difference is positive, it is reported as a premium.

-This applies to all mortgages advanced, renewed, early renewed, converted, switch-in, or with a built in add-on on, on or after February 1, 2002. OLMS will automatically check the date and calculate the IRD accordingly.

Equivalent Rates Table
Three Months Interest Calculation  

How to Calculate IRD (Estimate Only)
Step 1:
• Mortgage interest rate (expressed as a percentage)_________ (A)
• Posted interest rate for a new mortgage with a term similar to the remaining term in existing mortgage (less any rate reduction received on existing mortgage)_______(B)

• A – B = C, which is the difference between existing interest rate and the current rate (less rate reduction), written as a decimal amount__________ (C)

• Amount client wants to pay off__________ (D)
Step 2:
• Number of months left until the mortgage maturity date_________ (E)
• (C x D x E) divided by 12 = F, estimated interest rate differential amount________(F)

SRC: http://rbcnet.fg.rbc.com/gto/contactcentres/eac/mortgages/cid-115059.html

refinance/switch and payout statement, 轉貸款的細節 ＋ 如何解讀 payout statement

甚麼是refinance/switch?

refinance 指的是將現有的貸款增大；
switch 指的是將現有的貸款（余額）轉到另外一家銀行，而不增加貸款額度；
refinance/switch 就是將現有的貸款轉到另外一家銀行，並且，增加貸款額度；

甚麼是 payout statement?

payout statement 指的是在轉貸款的過程中原有的貸款銀行要求新的貸款銀行支付客戶現有的貸款余額所簽署的文件。

payout statement 里通常又3項費用：

1。 mortgage balance: 貸款余額: 在payout 那一天，客戶還欠原有的貸款銀行（本＋利）多少錢；通常銀行在收到request for payout 時就會按 payout date 算好貸款余額，並且“不” 再去取
下個月的供款；
2。 per diem cost: 指的是如果在 payout date 那一天之後，如果還沒有收到新的貸款銀行，
每一天都會加多少利息；
3。 discharge or transfer out fee: 現有貸款註銷的費用；

例子：payout statement:

mr. smith
address

payout date: jan/1/2009
mortgage balance: $100,000.00
per diem cost: $20.00
discharge fee: $75.00

then,
client's mortgage at the new bank will be:

mortgage balance = 100,000 + 20 * 10 = 100,200.00
discharge fee usually be paid by the receiving bank

Notes:

1. payout/refinance/switch 的過程有的時候需要2周。在這一段時間，客戶並沒有在支付2邊的利息。 欲設的payout date 到真正的payout date, 客戶還是欠原有銀行貸款。"per diem cost" 並不是對客戶的罰款。

2。這個付款 transaction 大多數都是在toronto 做， 不是vancouver 本地的 客戶經理來處理。

3。 online banking time delay --- 如果您在使用online banking 來 check 是否貸款已經轉好，
如果online bank 還是show有 mortgage， 但是， 有可能在toronto 的貸款中心已經處理好了。
要過幾天， 在online banking才會顯示出來。

VAR OR FIX? DEC/2008 HERE IS A GOOD DISCUSSION:::

In April of 2001 there was a study done that confirmed those with variable rates were better off 88% of the time over the last 50 years. Today’s Variable rates are not the same as they were back then. All variables are now in the prime plus territory rather than prime minus a few year back. Today, the choice is not an obvious one. The fixed rates are almost at their lowest since Canada Mortgage and Housing Corporation started collecting data in 1951. The general consensus is that fixed rates are nearing the bottom. It’s more important to analyze your own financial situation and to evaluate your own risk tolerance before deciding on a fixed or VRM term. It’s all about your peace of mind, if your payments increase will you be able to sleep at night?

恭喜您，您的贷款已经审批合格了！

from rbc royal bank: jason.wang@rbc.com

恭喜您，您的贷款已经审批合格了！贷款总额是，加币 $$

接下啦的程序是由皇家银行将您的贷款文件及贷款的汇票送到律师楼为您办理过户的手续。现在需要您签署以下几份文件授权银行将正式的贷款文件送到律师楼：

＊＊＊ 所有的贷款申请人都必须单独签一份。请不要多人签在同一张表格上。＊＊＊

1） CLIENT AGREEMENT 客户（信用调查）协定

客户协定的重点就是信用调查的确认。由于再贷款申请的过程中银行做了信用调查，您在客户协定上的签名就是确定，认可这“一”次的信用调查是为了这“一”份贷款。为了尊重您个人的隐私，银行是不可以随意做信用调查的。所有的贷款申请人都必须单独签一份。请不要多人签在同一张表格上。

2) HOME PROTECTOR APPLICATION 房屋贷款的人寿，伤残保险

• homeline mortgage hp/lp;
• conventional mortgage hp/lp;
• 如果您选择不参加，请签以上的表格以及：no insurance 的确认文件
  

房屋贷款是您的新的债务，如果供款人有任何意外，这将有可能给家人带来很大的经济压力。所以您需要重新评估您的保险需要：例如，您现有的保险额度，或资产，是否能够解决您新的债务？也许您现在没有任何形式的保险？如果意外发生，您的家人是否能继续维持每个月的供款？这些都是需要您未雨绸缪，在贷款开始前思考的问题。皇家银行的贷款保险可以保障您在意外发生後，由保险公司付清您所有的贷款余额，或为您提供受伤期间的部分、全部供款。这类保险保费较低，大多情况下无需身体检查，保额和您的贷款额度一样，而且和您的贷款同时启动。很值得考虑。

但是，皇家银行并不强迫您参加这项保险。您可以考虑之后，接受或拒绝。但是，不论您是接受或拒绝，您都需要签名，明确表态。因为在法律上银行有一定的责任然您知道这样形式保险的存在。所有的贷款申请人都必须单独签一份。请不要多人签在同一张表格上。至于保险的细节及保费，请和我索取中英文版的保险合约：小册子或PDF 格式的文件。

细节：
http://www.rbcroyalbank.com/products/mortgages/home_protector_insurance.html
费用：
http://www.rbcroyalbank.com/RBC:SOCD4I71A8UAHTCEEtM/products/mortgages/homeprotector/cost.html

Life Insurance Premium Rate Chart

Monthly premium rate per $1,000 of initial mortgage balance.

Age	Single Coverage	Joint Coverage
18-30	$.09	$.13
31-36	$.13	$.18
37-41	$.20	$.29
42-45	$.29	$.41
46-50	$.40	$.57
51-55	$.52	$.73
56-60	$.70	$.98
61-65	$.95	$1.33
66-69*	$1.63	$2.28

Provincial sales tax will be added to your premium where applicable.
*Age Band Rates 66-69 apply to refinancing clients only - new clients are not eligible.

例子： 客户年纪29岁， 贷款300，000。00，那么home protector / life only, 的保费是
0。09 ＊ 300 ＝ 加币27元／每月

－－－－－－－－－－

注意1： 如果您选择需要home protector, 从您签字那天起，到房子成交这段期间，没有保费，
但是保险却有效，也就是说，是免费的。

注意2： 其他的保险产品往往需要3个月才生效。所以建议您至少参加3个月。而且，同时利用这段时间review自己目前的保险是否足够。


3) INTERBANK DEBITING AUTHORIZATION 跨行取款授权

您每月的供款是由皇家银行自动划账的。我们强烈建议您在皇家银行开户并使用这个户头支付皇家银行的房屋贷款 - 这会给您带来很大的方便。使用这个皇家银行户头支付贷款是免费的，而且不需要填写这张表格。我可以帮您联络客户经理为您开户。如果由于特殊情况，您必须使用另外一家（加拿大）银行或金融机构的户头自动划账支付贷款，那么我们需要您签字受权皇家银行跨行取款。另外，请您附上银行的户头的支票。注意： 并不是每一家银行的每一个户头都允许别家银行跨行取款的。这需要您到那一家银行咨询。通常支票户头是可以的。如果没有定支票，您可以让银行提供一张户头细节，包括：

银行代号（3位数）
分行代号（5位数），
及户头号码（数位不定）

4) HOW RBC WILL COMMUNICATE WITH YOU
REGARDING THE COST OF BORROWING (DOCUMENT)
皇家银行如何将贷款文件寄给您（们）

• 选项1： 寄到同一个地址；
• 选项2：分别寄到不同的地址；（每人一份）
  

5) CLIENT ID AND EMPLOYER ADDRESS FORM 身份证号码及工作地址
(不用签字， 请提供工作地址，以及2份id 号以及过期日)

• driver license # and expire date
• Sin#

6）最后，请您提供您律师或公证人的联络资料。

company name, lawyer name, address, tel, fax, email;

每一个物业都不一样，具体收费需要您自己致电律师楼咨询。律师在计算好最后的付款余额後会和您约时间交钱，签字。律师只收银行汇票，不受个人支票，信用卡，或现金。在您去律师楼前，律师会告诉您具体金额， 您再到银行开汇票。汇票可以多张，只要总额对就可以。汇票的抬头要写【律师楼的名字，例： abc】-IN TRUST （托收）建议您在成交前1周就把首付准备好，并且提早和律师索取一份贷款文件在家先看一遍。如果有错误请尽早提出，在成交的当天是无法再修改改变贷款文件的。

请您尽快签好以上的文件，表格，并传真或EMAIL给我。
我的EMAIL是: jason.wang@rbc.com 谢谢。
(请email索取传真号）

rbc mortgage calculator, 贷款计算器：

https://www.rbcroyalbank.com/cgi-bin/mortgage/mpc/start.cgi

*** PLEASE NOTE THIS IS PROBABLY THE ONLY ONLINE MORTGAGE CALCULATOR WHICH ALLOWS YOU TO CHOOSE VARIABLE OR FIX RATE MORTGAGES.

RBC MTG PYMT CALCULATOR,

https://www.rbcroyalbank.com/cgi-bin/mortgage/mpc/start.cgi

*** PLEASE NOTE THIS IS PROBABLY THE ONLY ONLINE MORTGAGE CALCULATOR WHICH ALLOWS YOU TO CHOOSE VARIABLE OR FIX RATE MORTGAGES.

RATE SALE,

5YR FIX RATE 5.35% = 1.4 OFF FROM CURRENT POST RATE
(MUST CLOSE IN 30 DAYS)

REFINANCE AND/OR SWITCH, 增加贷款或转贷款，请提供 >>>

(from jason.wang@rbc.com)

FOR REFINANCE AND/OR SWITCH, PLEASE PROVIDE,
增加贷款或转贷款，请提供 >>>

1. PERSONAL INFORMATION: 个人资料：
RBC CLIENT CARD # IF YOU HAVE IT: # 皇家银行客户卡号码：
（如果您是皇家银行的客户：普通账户或VISA账户）
FULL / LEGAL NAME: 全名（和ID 上的相符）
SIN#: 工卡号：
BIRTHDAY: 生日:
SPOUSE > FULL / LEGAL NAME:SIN#: BIRTHDAY:
副申请人的全名（和ID 上的相符）工卡号：生日:
ADDRESS W/ POSTAL CODE, 地址：
EMAIL1, EMAIL 2,
TEL, 电话 HOME （家里）, WORK（公司） ,
CELL1: （手机1）CELL 2: （手机2）
COPIES OF TWO ID: IE, PASSPORT, SIN# CARD, DRIVER LICENSE,
两份ID的COPY, 例如，护照，工卡，驾照，

2. INCOME: 收入
EMPLOYMENT LETTER, PAY STATEMENT, 工资收入：提供工作信，工资单，
FOR SELF EMPLOYED INDIVIDUALS PLEASE PROVIDE T4/T4A/NOA/T1 GENERAL. 自雇人士：过去2年的T4A, NOA, T1（个人报税）, T2 (公司报税）
（如果您有会计师为您报税，您可以让会计师EMAIL 一份 T1 、T2 的PDF COPY 给我：JASON.WANG@RBC.COM )
2 YR EMP HISTORY INCLUDING CURR EMPLOYER:
EMP NAME, ADDRESS, TEL, PAYROLL DEP TEL #, WEBSITE, EMAIL, YOUR POSITOIN AND PAY
过去2年的工作经历：公司，地址，网页，收入，职位，电话，

3. DOWNPAYMENT AND OTHER ASSETS 首付以及其他资产
: BANK STATEMENT WITH 90 DAY HISTORY – PLEASE DO NOT JUST PRINT OUT A BALANCE. NEEDS YOUR NAME + BANK’S NAME ON THE STATEMENT PLEASE. WEB, ONLINE BANKING PRINT OUT IS OK. 银行月结单，过去90天的交易记录，请不要仅仅提供余额，您的名字，银行的名字，地址，网络打印出来的也可以。
IF THE FUNDS ARE GIFTED, PLEAES SIGN THE GIFT LETTER.
如果您的首期是赠与的，请让赠与人签赠与信。

［其他资产］ > 包括，定存，股票，基金户头， 请提供月结对帐单，
尤其是liquide assets, 现金类， 对您的贷款有很大的帮助。
房产证，（政府估价），车子，等。。。

4. information about current property & mortgages 有关现有房子的资料：

• CURRENT VALUE OF YOUR HOME (IE, RECENT BC ASSESSMENT);
  
• 房子目前的价值（最新政府估价）；
  
  
• MORTGAGE BALANCE (IE, RECENT MORTGAGE STATEMENT);
  
• 贷款余额（贷款文件）；
  
  
• PLEASE SIGN "PAYOUT STATEMENT REQUEST FOR DISCHARGE PURPOSE" ；
  
• 签署注销现有贷款的授权以及申请；
  
  
• IF IT IS A RENTAL PROPERTY, PLEASE PROVIDE A COPY OF EXISTING RENTAL AGREEMENT; IF IT IS NOT RENTED YET, WE CAN ORDER "ECONOMIC OF RENT" LETTER FROM AN APPRAISAL COMPANY FOR YOU; PLEASE ALSO PROVIDE: PROPERTY TAX /YR, MANAGEMENT FEE /MONTH, --- FOR EACH RENTAL PROPERTY....
  
• 如果这是一套出租房请提供现有的出租合同；如果出租房目前是空置的，我们银行可以让估价公司对租金进行评估； 同时也请提供每一套出租房的地税以及管理费细节。

------------------------------------

PLEASE FAX OR SCAN/EMAIL THE ABOVE INFORMATION TO ME AT JASON.WANG@RBC.COM IF YOU ARE SCANNING THESE DOCUMENTS, PLEASE SCAN IT AS A PDF FILE. PLEASE DO NOT USES COLOR MODE. 10 PAGES OF DOCUMENT SHOULDN’T BE >1MB IN A PDF FILE. PLEAES CHECK FILE SIZE BEFORE YOU ATTACHES IT. THANK YOU!

请将整理好的文件扫描，EMAIL 给我。我的EMAIL 是：JASON.WANG@RBC.COM 请将多页文件扫描到一个PDF 文件，大多数的情况下这份文件不会超过1MB.

==============＝＝＝＝＝＝＝＝＝＝＝＝＝＝＝＝
皇家银行贷款简介（中文）
http://jason.westca.org/chinese.mtg.basic.info.pdf
==============＝＝＝＝＝＝＝＝＝＝＝＝＝＝＝＝

RBC MTG PYMT CALCULATOR,

https://www.rbcroyalbank.com/cgi-bin/mortgage/mpc/start.cgi

*** PLEASE NOTE THIS IS PROBABLY THE ONLY ONLINE MORTGAGE CALCULATOR WHICH ALLOWS YOU TO CHOOSE VARIABLE OR FIX RATE MORTGAGES.

申请贷款所需提供的文件

RBC ROYAL BANK MORTGAGE 申请贷款 (買房）所需提供的文件：
buying a home (from jason.wang@rbc.com)
==============================================

1. PERSONAL INFORMATION: 个人资料：
RBC CLIENT CARD # IF YOU HAVE IT: # 皇家银行客户卡号码：
（如果您是皇家银行的客户：普通账户或VISA账户）
FULL / LEGAL NAME: 全名（和ID 上的相符）
SIN#: 工卡号：
BIRTHDAY: 生日:
SPOUSE > FULL / LEGAL NAME:SIN#: BIRTHDAY:
副申请人的全名（和ID 上的相符）工卡号：生日:
ADDRESS W/ POSTAL CODE, 地址：
EMAIL1, EMAIL 2,
TEL, 电话 HOME （家里）, WORK（公司） ,
CELL1: （手机1）CELL 2: （手机2）
COPIES OF TWO ID: IE, PASSPORT, SIN# CARD, DRIVER LICENSE,
两份ID的COPY, 例如，护照，工卡，驾照，

2. INCOME: 收入
EMPLOYMENT LETTER, PAY STATEMENT, 工资收入：提供工作信，工资单，
FOR SELF EMPLOYED INDIVIDUALS PLEASE PROVIDE T4/T4A/NOA/T1 GENERAL. 自雇人士：过去2年的T4A, NOA, T1（个人报税）, T2 (公司报税）
（如果您有会计师为您报税，您可以让会计师EMAIL 一份 T1 、T2 的PDF COPY 给我：JASON.WANG@RBC.COM )
2 YR EMP HISTORY INCLUDING CURR EMPLOYER:
EMP NAME, ADDRESS, TEL, PAYROLL DEP TEL #, WEBSITE, EMAIL, YOUR POSITOIN AND PAY
过去2年的工作经历：公司，地址，网页，收入，职位，电话，

3. DOWNPAYMENT AND OTHER ASSETS 首付以及其他资产
: BANK STATEMENT WITH 90 DAY HISTORY – PLEASE DO NOT JUST PRINT OUT A BALANCE. NEEDS YOUR NAME + BANK’S NAME ON THE STATEMENT PLEASE. WEB, ONLINE BANKING PRINT OUT IS OK. 银行月结单，过去90天的交易记录，请不要仅仅提供余额，您的名字，银行的名字，地址，网络打印出来的也可以。
IF THE FUNDS ARE GIFTED, PLEAES SIGN THE GIFT LETTER.
如果您的首期是赠与的，请让赠与人签赠与信。

［其他资产］ > 包括，定存，股票，基金户头， 请提供月结对帐单，
尤其是liquide assets, 现金类， 对您的贷款有很大的帮助。
房产证，（政府估价），车子，等。。。

4. OFFER: 买卖合约：
ALL PAGES. IF IT IS TOO DARK PLEASE ASKS YOUR REALTOR TO WRITE A CLEAR COPY FOR YOU (CLEAR COPY DOES NOT NEED ANY SIGNATURES)
请提供完整的买卖合约，买卖合约必须清晰可读，如果更改多次，请地产经纪提供清晰，打印的一份

mls# from (www.mls.ca)

PLEASE FAX OR SCAN/EMAIL THE ABOVE INFORMATION TO ME AT JASON.WANG@RBC.COM IF YOU ARE SCANNING THESE DOCUMENTS, PLEASE SCAN IT AS A PDF FILE. PLEASE DO NOT USES COLOR MODE. 10 PAGES OF DOCUMENT SHOULDN’T BE >1MB IN A PDF FILE. PLEAES CHECK FILE SIZE BEFORE YOU ATTACHES IT. THANK YOU!

请将整理好的文件扫描，EMAIL 给我。我的EMAIL 是：JASON.WANG@RBC.COM 请将多页文件扫描到一个PDF 文件，大多数的情况下这份文件不会超过1MB.

==============＝＝＝＝＝＝＝＝＝＝＝＝＝＝＝＝
皇家银行贷款简介（中文）
http://jason.westca.org/chinese.mtg.basic.info.pdf
==============＝＝＝＝＝＝＝＝＝＝＝＝＝＝＝＝

RBC MTG PYMT CALCULATOR,

https://www.rbcroyalbank.com/cgi-bin/mortgage/mpc/start.cgi

*** PLEASE NOTE THIS IS PROBABLY THE ONLY ONLINE MORTGAGE CALCULATOR WHICH ALLOWS YOU TO CHOOSE VARIABLE OR FIX RATE MORTGAGES.

FTHB/PTT/E LIM INCREASES TO $425M

Good Morning,

The Government has issued amended First Time Home Buyers requirements.

The qualifications for the exemption have changed. A first time home buyer can now qualify for a full exemption with a purchase price of less than $425,000.00 (previously $375,000.00).

A partial exemption is available if the purchase price is more than $425,000.00 but less than $450,000.00.

Also, there is no longer a requirement for any financing.

For more information, please see:

http://www.sbr.gov.bc.ca/documents_library/bulletins/PTT_004.pdf

THANK YOU.

JASON.WANG@RBC.COM

对于浮动贷款lock-in or convert－to－fix 的误解

－－－－－－－－－－－－－－－－
对于浮动贷款
lock-in or convert－to－fix 的误解。
－－－－－－－－－－－－－－－－
by: jason.wang@rbc.com

由于最近prime rate 的下滑，不少客户采用浮动的贷款产品。
但是我发现不少朋友对于将来利息如果高了再去锁定这个动作
又误解。

例子， 目前p = 5.75, 银行折扣 －0。5。 拿到的利息是5。25。
如果p 下滑到 4％。 再－0。5 ＝ 3。5％。 不少人认为在这个时候，
如果觉的利息滑到底了，
可以选择 把 ［3。5％］固定下来。 锁定 x 年。。。这个概念是错误的。
没有一家银行会这么做。

真正的操作方法是：：：

1。 银行浮动的产品是5年的合约（打个比方）
2。 如果在合约的第二年 p 下滑=4, 4-0.5 = 3.5%, 您觉的够低，，想“锁定”的话，
银行［只允许］您锁定，或 叫做 convert 到 那时 5－2＝［3 年 (remaining year) 的固定利息］。
没有其他选择。
不可以锁定 3。5％，
不可以锁定 1，2， 4， 5 年的固定利息－－－ 尽管1，2，4，5 年的fix rate 可能比3 年的低。--- 那时的3 yr fix rate, 也可能比
4-0.5=3.5 还要高。

简单的说，您的选择是，

either convert to x-yr fix rate OR stay variable
x = remaining year of the variable close term.

*** 如果您的variable 合约是fully open, 那么这些条例
并不需要follow. 您可以lock.in or convert to 任何fix rate。

*** 我相信在这一点上大多银行做法是一致的。
至少royal bank 是这样的。
如果某家银行做法有所不同，我并不是说不可能。只是请您再确定。

谢谢。

jason.wang@rbc.com