Repairing in advance: The bank staged a long "system upgrade", and the offline channels were ranked after two months.

(Beautiful editor: Seamoria)

Compared with the past, the reporter of the Economic Observation Daily, compared with the past, hopes to loan a little more loan and add some leverage, the buyer is facing a new choice question this year: Should I return the mortgage in advance?

The person in charge of a small enterprise in Shanghai competed after the choice of the calculation, and wanted to pay it in advance, and made an appointment through offline outlets to be handled on September 21.

Since the beginning of this year, the number of customers applying for a mortgage to the bank has increased. Since the six major banks such as the major banks of state -owned banks announced the lowest personal deposit interest rate on September 15, the topic of discussing the discussion on social platforms such as Weibo hot search and Xiaohongshu on Weibo is even higher. Banks in some areas even need to queue up in line to repay the mortgage in advance.

However, many bank customers who repay their loans in advance encountered "new problems."

Near the agreed date, the contest was notified by the CCB customer manager -because the system was upgraded, the appointment was canceled, and it would not be processed until the eleventh holiday.

In order to repay the loan in advance, for nearly half a month, he has tried CCB mobile banking, contacting offline outlets, bank customer service and other methods. There is no result until now. so tough?

On September 22, Pan Yang, a clerk working in Beijing, also found that he searched for "returning this application in advance" in the mobile banking app, and the notice of "background upgrade temporarily unable to accept" pops up.

Their similar encounters were also staged in multiple regions and caused heated discussions. Some netizens said that they did not care about "system upgrade" and did not experience the "system upgrade" for such a long time.

Not long ago, a announcement at the Bank of Communications triggered a stir, and then hurriedly deleted. On August 1, the official website of the Bank of China issued an announcement saying that starting from November 1, the adjustment of personal mortgage loans and personal online mortgage (consumption) advance repayment compensation charging standards, which are specifically agreed in the loan contract and compensation for compensation The gold ratio is 1%of the amount of the principal in advance.

In the low interest rate era, banks and buyers at the end of mortgage leverage are facing new choices.

"System Upgrade"

In 2020, when he bought a house, he made a mortgage loan at a certain branch of the construction of the CCB in Shanghai. The interest rate was about 4.6%, and the loan was about 1 million.

At the beginning of September this year, I was fighting for the money, and wanted to pay off the mortgage in advance.

On September 6, he made an appointment to repay in the mobile banking. I thought it could be completed in two or three days, but when the system prompts, it is expected to be deducted around October 9.

Wait a month! He wants to try whether offline channels can be faster. On September 13th, the contest called the sub -branch of the sub -branch of the loan, and was told that "about two months later."

He immediately called the CCB's official customer service phone to report the situation, and finally he could go to the offline outlets to repay on September 21.

On September 16, the agreed date, the customer manager of the branch outlet called: "The system is upgraded now, it is not yet possible, it will only be done after the National Day."

The dispute feels very puzzled.

Pan Yang, a white -collar worker in Beijing, after being "infected" by friends who repay the loan in advance, I also think about returning a part of the loan in advance. How much is it in advance, which method to choose, and which day is more suitable, she also made a strategy. Unexpectedly, on September 22, she entered the early repayment page on the CCB APP, but prompted "system upgrade". The answer she asked for customer service was: Our bank is systematically transforming the function of returning this function in advance, and the relevant application cannot be accepted for the time being. You can contact the loan customer manager or loan to consult the repayment.

Pan Yang called the sub -branch of the loan. The staff said that it was unable to repay online. You can choose to pay off the offline outlets in the week after the National Day, but you must register the amount of repayment amount before the end of September. The report is reported to the branch department. If the appointment is successful, the online outlets can be completed on the same day.

On social networks, there are many posts and notes for sharing loan repayment experiences and exchanges. For example, which bank has the most convenient repayment and the shortest waiting time; which time period is the most suitable repayment. Seeing many places netizens reflected similar situations, and the system upgrade cannot be repaid online. Not long ago, many posts were still sharing the "silk" experience of CCB mobile phone repayment in advance, and did not charge additional fees such as liquidated damages and fees. Recently, there are many places in Sichuan, Chongqing, Zhejiang, Liaoning, Beijing and other places. Netizens are not smooth on the construction line.

The reporter learned that some banks were smooth when the customer first applied for early repayment with the mobile app for the first time, and it was completed in about half a month. However About a month; some banks support the two mobile banks to repay in advance, and follow -up applications will go to offline outlets.

The person in charge of a state -owned bank's branch in Beijing told reporters that he and his colleagues have also discussed whether it is appropriate to repay the mortgage in advance and discuss which year to repay the principal to pay less interest. For example, the person in charge said that based on the 25 -year loan in the Beijing mortgage, the repayment method of equivalent principal and interest as an example, it is more cost -effective to repay in advance in the sixth year and seventh year, because the main repayment of the month before the repayment is the main repayment of the repayment of the repayment. Interest. Unless it is paid in advance at one time, long -term loans are not recommended to repay the copy in advance when repayment.

Settle account

Why should I pay off the mortgage in advance? From the perspective of the dispute, of course, there is no good investment channel now. What do you do?

Ms. Shu in Beijing told reporters that she chose to repay the mortgage in advance. Housing mortgage loans, an annualized interest rate of 6.13%. She believes that this interest rate is a bit high. In the past two years, she has repaid the loan twice in advance. At present, there are only about 100,000 mortgages. The monthly supply pressure has been greatly reduced.

At the end of 2020, the 30 -year -old Pan Yang bought her first house in Beijing. She worked as a clerk in a company in Beijing, with an annual salary and tax of about 300,000. After watching the house for a few months, she finally "got on the car" with her parents' funding. The market of that year was lively, and the bank was also limited by the concentration of real estate, and the bank's batch quota was not now sufficient. In January 2021, her mortgage finally approved. At that time, the annualized interest rate of the loan execution of the loan was LPR+55 basis points (BP), and 5.2%was added at the time of the LPR offer (4.65%) at the time.

At present, the LPR of more than 5 years is 4.3%, the increase in Beijing's area has not changed, and 55 basis points are still added. Therefore, the first newly issued house mortgage loan in Beijing is now 4.85%, which is 35 basis points lower than her loan interest rate.

Although the interest rate of Beijing's first house entered the "4 era", some buyers did not immediately enjoy policy discounts. Pan Yang is such a home buyer. Her loan interest rate may be reduced to about 4.85%, but it has not yet been adjusted. The loan interest rate is adjusted once a year. Her loan interest rate will not be on January 1, 2023. According to the LPR adjustment at that time.

In addition to the reduction of the mortgage interest rate, Pan Yang could not find a suitable investment target. "The fund has lost 30%!" Pan Yang said that now the funds and stocks she holds are losing money. The money I deposit now is mainly to buy bank financial management, but the interest rate has been going down. At present, the yield of wealth management products is about 4%, and the yield of deposit products is lower. It is very inappropriate at about 3%.

Although the salary has not declined in the past two years, there is no salary increase. Pan Yang will leave the "small vault" of traveling every year before. Now, in addition to daily spending, the big expenditure is to repay the mortgage. She thinks The income is better to repay the mortgage, and some commercial loans in advance, her monthly supply pressure will be much smaller.

Pan Yang's aunt in his northern hometown did a small business by himself. Recently, the aunt borrowed a relatively low business loan and repaid the previous commercial mortgage loan with the money. She saw her aunt's experience, because she recently received a call from the introduction of loans. The interest rate was about 3.85%, and some banks even promoted the minimum of about 2.88%of the best customers.

A bank approved her 300,000 consumer loans, with an annualized interest rate of 3.85%, but she did not withdraw money. Considering that supervision is strictly prohibited from operating loans or consumer loans flowing into the property market, in addition, the period for operating loans or consumer loans is relatively short, and the requirements for mobile funds are high. She has only wages and income. , There is still no action.

Yan Yuejin, director of the Shanghai Yiju Real Estate Research Institute, told the Economic Observer that there are several psychological and purposes of the loan repay in advance: one is that buyers are buyers to save interest. Especially in the current economic situation, the cost of interest expenditure is high, and buyers will obviously have pressure. Early repayment is actually hoping to reduce interest expenses and reduce life pressure.

The second may be that some home buyers will compare the differences in various interests. This year, the operation of interest rate cuts and mortgage interest rates has been reduced. The mortgage interest rate of new house purchases in various places is generally downward. From this perspective, the repayment of the existing loan will think that the current interest is too high, and there will be unsuccessful feelings.

Taking Hefei as an example, the local mortgage interest rate policy in October 2021 was the LPR+123bp at that time, and the current policy has become LPR to reduce 20bp, and this year LPR has reduced 35bp, and the spread is very obvious.

The third is the reduction of various types of investment and financial management opportunities, making it a better "financial management" method in advance. If the mortgage interest rate is about 5%, according to the current yield of some financial management, such funds are better to repay the loan instead of investing in the wealth management market. This is also a very delicate financial management.

Zhou Maohua, a macro researcher at the Everbright Bank Financial Market Department, told reporters that choosing to repay the mortgage in advance is related to the continuous decline in the mortgage interest rate in recent years, and the early repayment will help reduce the interest expense The current mortgage interest rate lacks sufficient attraction of financial products, that is, the lack of "high -quality assets".

The bank is "urgent"?

At this time at this time, under the policy tone of "housing and not frying", due to the influence of the amount, many home buyers in Beijing, Shanghai and other places were still loading in banks and other banks. Highly high, bank customers in some areas need to be lined up in advance to repay the mortgage, and the plot staged a "big reversal".

This is also provoking the nerves of the bank. Because buyers are the best customers in the bank, mortgages are the best assets of banks, with high interest rates and long -term. From the perspective of loan interest rates, the central bank data shows that as of the end of June this year, the average interest rate of personal housing loans was 4.62%, a decrease of 1.01%from December of the previous year, but the average interest rate of the corporate loan (4.16%) of the monthly corporate loan was higher than the month of the month. Essence The interest rate of the latter dropped to 4.05%in August, the lowest value since statistics. At the end of August this year, at the mid -term performance conference held by several state -owned banks, mortgage repayment in advance has become one of the topics of attention.

Zheng Guoyu, deputy governor of ICBC, said that a few mortgage customers did have an early repayment due to the need to adjust the family's balance sheet, but compared with previous years, this trend was not very obvious. In the first half of the year, ICBC's mortgage customer loans recovered 380 billion yuan, of which 260 billion yuan was paid in advance, an increase of 30 billion yuan compared with last year.

Lin Li, deputy governor of the Agricultural Bank of China, introduced that a small number of personal housing loan customers chose to repay the mortgage in advance, mainly based on the customer's own financial planning, and also had a certain relationship with the decline in financial investment yields at this stage.

The micro -behavior of personal or family liabilities "reduced leverage" is also reflected in the data disclosed by listed banks.

In the first and second stages of the real estate loan concentration management system, there were 19 banks. In the first half of this year, 5 banks from Pudong Development Bank, Xingye Bank, Minsheng Bank, Bank of Beijing and Bohai Bank's personal housing loan balance compared to 2021 The end of the year will not rise and fall.

In addition, the six major state -owned banks that have always been the main force of the mortgage market: ICBC, CCB, Agricultural Bank of China, Bank of China, Postal Savings, and Bank of Communications have declined significantly. In the first half of 2022, personal housing loans increased by 415.5 billion yuan. In 2021, it increased by 2484.3 billion yuan.

In the first half of this year, the newly added personal housing loan of the six major banks was about 16.7%of the newly added in 2021. Among them, there are reasons for the decline in real estate sales, or there are factors for returning loans to customers in advance. Ma Xiangyun, chief analyst of the Changjiang Securities Banking industry, said that from this year's situation, although the sales amount of new real estate has fallen year -on -year, the new increase in mortgage loans has declined greater and more obvious. From this logic, the trend of the early repayment of residents is more obvious in the first half of this year.

Regarding whether the mortgage repaying mortgage in advance is appropriate, Zhou Maohua analyzes the reporter whether it is different from person to person to be repaid in advance. It is necessary to see if the original mortgage interest rate is high, whether the remaining years are long enough, whether there is enough idle funds, etc., the general number of repayment is generally repaid. Nothing is not small, you need to consider the issue of liquidity in the future.

But for banks, there is no answer to the choice question.

In the announcement of the Bank of Communications on August 1st, the most noticeable point is "1%compensation for mortgages in advance". "For banks, the reason why such liquidated damages and explanations are issued, which actually reflects the mentality behind the bank. At least this mentality refers to the bank from the perspective of lending work indicators and operating costs. The person repay the loan in advance. "Yan Yuejin said.

In Zhou Maohua's view, the owner repay the loan in advance, which is profitable for banks. Pay in advance can release the bank's lending space to optimize the credit structure. However, from the perspective of low mortgage default, high income, and stable cash flow, banks have less high -quality assets. Especially in the environment of macroeconomic fluctuations and operating pressure, bank loan pressure is not small.

Some users speculate that the waiting time for the repayment in advance in the future may be longer? "It's hard to say now, maybe these two or three months are in this state." Said a lender of the CCB North China Sub -branch.

The person in charge of the above -mentioned state -owned bank's Beijing branch told reporters that its bank repayment is still more convenient. In the Beijing area, it can be repaid after applying directly on the mobile APP, without restrictions.

The number of early repayment of this branch is not large, and the current loan amount is sufficient, but the current loan investment is also a difficult problem. The person in charge of the branch believes that the future mortgage is still in the interest rate reduction channel. It is estimated that interest rates will be reduced, and the mortgage interest rate will be adjusted simultaneously. If you want to repay the loan in advance, you can calculate the most suitable year and depend on personal circumstances.

(At the request of the interviewee, the contest in the article, Pan Yang as a pseudonym)

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