UK購屋 [4] 房貸

on Feb 08 in 英台聯姻須知 tagged by

雖然先辦起來也不會加快交屋程序,但房貸這件事是可以是先辦的,未必要等到 sale agreed 之後才進行.
申請房貸有兩種管道,一種是你直接向銀行申請,一種是透過 Mortgage Broker (房貸經紀人).
如果你看上某一家銀行的房貸利率包套 (package),覺得划算,就可以直接向銀行申請.
但程序和找 Mortgage Broker 沒有不同,只是一個是你自己做,一個是別人幫你做 (並不花錢!).

首先,銀行會請你填一些表格,以你提供的資料評估是否願意借你錢?願意借你多少?
但在你還沒有跟屋主完成 sale agreed 之前,銀行是不會正式答應借你錢的,你頂多能拿到「approved in principle」,表示銀行「原則上」同意借你錢了.
你在這個表格內填寫的資料切勿造假,因為銀行在你和屋主達成 sale agreed 之後,還是會進行證明文件及你個人的信用程度確認的.
再看房子之前先讓房貸 approved in principle 唯一的好處是,有時屋主傾向於把房子賣給已經有房貸 approved in principle 的人,尤其當你有競爭者出現的時候.
反正申請房貸 approved in principle 不會花你半毛錢,如果確定要買房子,可以先辦起來.


我們是透過 Mortgage Broker (房貸經紀人)申請房貸的.
Mortgage Broker 的功能是他會負責幫你比較各家銀行,為你找到最合適划算的銀行貸款包套.
找 Mortgage Broker 必須先問清楚的是,他是不是 whole market?怎麼收費?
所謂「whole market」,就是他要是獨立作業的,而不是只跟幾家銀行搭配,不然那跟推銷員有啥兩樣?
如果他是 whole market,當他幫你找最佳房貸包套時,他會比較所有的銀行,這樣的結果才能算是「最佳」的.

關於 Mortgage Broker 的收費有不少種,最好的當然是不收費!
除非你的收入狀況非常的複雜,那他就可能會收取一點費用,你可以事先問清楚,再決定要不要採用他的服務.
有些 Mortgage Broker 標榜著沒為你找到喜歡的房貸包套,他不收費.
有些則在他幫你和銀行簽下房貸契約之後,銀行會給他佣金,你一毛都不用花.
你也可以詢問你的房屋仲介公司,如果仲介有配合的 Mortgage Broker,通常這種的也不會跟你收費,我們的是這一種.

現在每家銀行都有網路銀行系統,你上網就可以查出各家的房貸包套,甚至可以輸入你的年收入做計算,所以 Mortgage Broker 也騙不了你.
當他推薦某家銀行的某房貸包套最適合你,建議你一定要上網查,確定他沒有灌水.
並不是說他們一定會這樣偷雞摸狗的,只是多一層確認總是好的.

我們一邊看房子就一邊在網路上比較各家銀行的房貸利率,所以心裡有個底.
原本只是想找個人來諮詢一下,所以聯絡了仲介公司配合的 Mortgage Broker.
他推薦給我們的包套利率比我們自己查的還更好,原來因為 Stevie 是老師,這一家銀行剛好今年有針對老師提供特別的優惠利率.
Mortgage Broker 就是要拿出這種東西,才能顯示出他的專業 – 找到我們沒找到的!

他的效率很好,給的資料也都跟我們自己查的一樣,而且一毛錢也沒收.
從請仲介聯絡他,他來家裡詢問細節並給意見;他提出最好的包套,我們研究後點頭,請他聯絡該銀行,為我們的房貸申請得到「approved in principle」,這些流程花了不過2天的時間.
然後他又來收集證明文件,送交銀行進行信用確認,我們付了幾百鎊的訂金,再大約10天以後,我們就收到銀行寄來的房貸核准文件,確定我們申請到我們要的房貸.
有個人幫你找最划算的房貸,解釋給你聽,幫你算錢,幫你聯絡銀行,你又一毛錢都不用花,實在看不出來我有啥理由不該建議你請個 Mortgage Broker.
房貸本身到底要採固定還是浮動利率?固定幾年?等相關數字問題,你都可以跟 Mortgage Broker 商量,這是他的工作,為你解惑並提供最有利於你的房貸.

因為利息隨時可能浮動,所以付了訂金,即表示確定了合約.
付了訂金之後的合約之有效期限依銀行規定不同,原則上約3個月,也就是你3個月內必須動用這筆房貸,不然合約就自動取消.
假設3個月過後,你沒完成購屋,將來只要你仍跟同一家銀行借房貸,通常銀行也不會再跟你收這筆費用,但這依銀行而異.

當你和屋主達成 sale agreed 之後,銀行才會進行你的信用程度確認,並調查該房子是否真有那個價值,再正式決定給不給你房貸.
通常,銀行估房子的價錢會比市價低,只要不差太多,都是合理的.
但如果差異太大,一定要向銀行問清楚,為什麼他們認為該房子沒有那個價值?你可以此重新對屋主出價,甚至決定不買,以保障自身權利.

若該房子看起來長年失修或者老舊,建議你多花些錢,請銀行派建築師去查看,這項收費大約 200 – 800 鎊不等,依照範圍及細節程度而異.
好處是,做了這項檢查,你會收到一份關於該地及房子的架構等完整報告,將來若發現房子有任何缺陷,卻沒有在這項檢查中列出,你可以以此申請理賠.
房子越是老舊,這個部分就越不能省略.
你絕不想搬進去之後才發現屋頂會漏水,水管破洞,電線不通,原屋主卻耍賴不肯認帳.
這個部分我們沒花錢請人做,因為有個朋友是執業的建築師,佔他便宜地,請他友情贊助地幫我們看了.

和屋主達成 sale agreed 之後,你除了申請房貸,還會需要一個 solicitor (律師),為你進行法律上的程序.
例如,調查政府是否有任何建設計劃會妨礙到該房子?該房子有無任何違法的建築設計?
該屋主會留下什麼給你?你的所有權範圍?與該社區裡你享有權利與應盡的的義務等.
關於 solicitor 請見下一個章節.

96 Comments

  • hsienlynn says:

    好像英國的比較完善
    台灣的就是靠“代書“
    辦貸款
    交付權狀
    等等~~

    都是代書處理的~~

  • 媛媛 says:

    台灣的是代書,但是不會幫你比較利率,這個好像通常建商會有搭配銀行,不然就要自己找.而且代書才不會免費,而是一直收錢,買房子辦到好要給代書不少錢勒~~

  • yangbee says:

    Dear Emily,

    原來在英國申請房貸,銀行是依它們估的市價再決定房貸戶可貸的金額.

    台灣則是一來會依你購屋金額再依屋齡及地點,然後決定可貸金額. 如2,3年內的新屋,屋況及地點優可能可貸到購入價8,9成,但如2,30年的中古屋,地點又不太方便可能只能貸到6,7成.

    在台灣由於各家銀行競爭激烈,只要房貸戶的收入穏定,個人信用基礎良好,其實可跟銀行bargain mortgage rate 或提高一點成數. 不知在英可bargain 的嗎?

  • karol says:

    恭喜,妳新年的新希望之一,買房子,快實現囉
    妳愈來愈有海外新娘的架勢了
    遠嫁海外的台灣女兒不論之前在家多麼嬌滴滴
    嫁出去沒幾年,十八般武藝樣樣精通
    而其中最精通的通常都是廚藝
    家鄉菜不是有錢就能解決
    通常國外的中餐館是開給外國人吃的,不夠道地
    唯有自己苦練才能練出媽媽的味道
    看著妳剛出嫁和Steve展開快樂的新婚生活
    到現在即將擁有自己的房子
    真的很替你們高興
    2006年,我們大家一起加油,都要認真過日子
    請替我問候妳家那群可愛的英國人!

  • emily says:

    dear hsienlynn & 媛媛,
    英國這邊可能也有人在做代書的工作吧, 但肯定是要花上一大筆錢的, 所以絕大部分的人都還是靠自己來, 不假他人之手, 我所有的朋友都是如此, 所以我不知道若要在英國請代書的行情及情形如何哩.

    dear yangbee,
    原來如此阿! 英國這邊能貸到多少錢, 跟申請人的收入比較有關係, 如果他們認為你還不起, 就不會借你那麼多.
    應該是不能夠bargain的, 英國人辦事比較一板一眼的, 他們說多少就是多少.

    dear karol,
    你終於出現啦! 回到台灣了嗎? 這趟旅行好玩嗎?
    “唯有自己苦練才能練出媽媽的味道”… 沒錯… 或者叫媽媽過來煮!
    謝謝啦, 你也是, 祝你今年一切順利!!

  • ITIN says:

    我想請問一下,我的先生是白俄人,他目前定居台灣,有居留証,無身份証,因為他的爸爸在他們國家有2棟房子想賣掉,來台灣居住,可是想用他的名字來買,或者我先生的名字,因為我之前跟銀行有信用不良的紀錄,這樣對我先生要買房子會有影響嗎?
    若要用他爸爸的名義,可以在台購買房子嗎?需要什麼文件?
    或者是我先生的名義買又需要什麼文件?
    因為也許想要用一次付清的方式來買房屋,所以若要在我先生他爸爸的名下,是可行的嗎?又需要什麼文件呢?
    若要用貸款的方式,我先生的名義可以貸款嗎?需要什麼文件??
    希望有知道的或有經驗的人可以告訴我應該如何辦理!!!真的很感謝!!!

    PS:我有看過一些相關網站,可是寫的很複雜,不太懂,請問可以問哪裡的相關單位嗎?

  • Inez says:

    能否介意你用的mortgage broker 和solicitor 嗎?

  • Inez says:

    可否介紹你用的mortgage broker 和solicitor 嗎?

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