楼市寄生贷：赎楼贷利率居高不下 起步价年化18%

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楼市寄生贷：赎楼贷利率居高不下 起步价年化18%
地产中介员工近期最主要工作就是整改和培训，而记者此前添加为微信好友的一位中介公司员工更是将其朋友圈中近期有关F源、F贷的全部业务信息删除。　　关于楼市相关贷款，你了解的虽然多，但还不一定是全部。　　据《证券日报》记者了解，除了常规的F贷业务以外，“寄生”于楼市的贷款业务还有很多，其中最赫赫有名的自然是已经被监管部门明令禁止的首付贷，而赎楼贷也成为了部分中介公司的新宠；此外，月供贷（也被称为按揭放大贷）的资金投向虽然不是楼市，但是其客观上给F贷客户“加杠杆”，导致客户月供金额短期内激增，而且在某些违规中介眼中，月供贷的资金用途更是不受限制的，甚至可以用于置换首付款中的“过桥资金”。　　不过，部分从业者已经感受到了楼市以及相关贷款业务面临严格监管的风向。记者走访发现，地产中介员工近期最主要工作就是整改和培训，而记者此前添加为微信好友的一位中介公司员工更是将其朋友圈中近期有关F源、F贷的全部业务信息删除。　　月供贷年利率接近10%　　贷款期一般不超过三年　　据《证券日报》记者了解，对于贷款购F者“加杠杆”的现象不仅是集中在首付阶段，在贷款购F人完成交易后的每月还款环节，也有专门的信贷产品跟进放贷，美其名曰月供贷。　　所谓月供贷，是指针对在银行按揭买F、买车的客户或者是已经把F产抵押给银行贷款的客户提供的信用贷款。这种贷款无抵押无担保、但利率显著高于F贷利率。　　“月息为0.8%，两个月内征信查询次数不超4次”，北京地区某担保公司业务员英子（化名）表示，“F贷还款半年以上就行，如果第一次申请被拒绝，一个月后可以重新提交申请。”　　《证券日报》记者调查发现，月供贷的贷款额度与月供金额和时间有关：月供6个月最高可以申请月供金额30倍的贷款，月供1年以上，则最高是45倍。同时，银行一般对于月供贷的上限Z出了限定，多数银行最高为30万元，也有部分银行最高可以贷款50万元。英子给出的价格与市场均价相差不大，本报记者询问多家公司后发现，月供贷的月息在0.75%-0.9%之间，折合成年化利率大致在10%上下。　　此外，月供贷的最长贷款期限通常仅有3年，再结合其远高于F贷的利率来测算，顶格贷款的借款人短期资金压力是相当大的。　　以贷款100万元、30年期，月供约5000元为例，按照目前F贷审批环节的要求——月供最高不超过其月薪的50%来看，贷款人收入在一万元以上即可。如果其申请三年期10万元月供贷，其每月还款超过3500元；如果按照月供的45倍顶格贷款，其每月的还贷压力将上升至8000元，再加上原本的5000元F贷月供，月还贷压力将上升至13000元左右，而且这种局面要持续三年时间。　　“从银行的角度来讲，月供贷主要是针对在其他银行有住F按揭贷款的客户量身定制的信用贷款业务，实际上是银行希望 挖角 其他银行已经审批过的优质客户，从而推销信用贷款业务”，一位股份制银行人士对《证券日报》记者表示，“虽然月供贷业务属于信用贷款，无需进行F产抵押，但是由于购F人在贷款审批时已经进行了筛查，信用资质还是普遍比较好的，而且，银行对于月供贷的资金投向是有要求的，主要满足购F人装修、培训等消费金融需求。”　　不过，在某些违规中介眼中，月供贷的资金用途更是不受限制的。某担保公司业务员明确对《证券日报》记者表示，“月供贷不会限制您的资金用途”，“如果已经缴纳的F屋首付中有短期借款或高息借款，也可以用月供贷将其置换出来”。　　此外，有业务人员在社交平台表示，其能协助办理的月供贷“范围更广”——月供仅一个月也可以申请月供贷，甚至于刚买的F子还没有开始月供也可以申请。本报记者注意到，最近一个月，有3名客户通过该社交平台预约其FW。　　赎楼贷利率居高不下　　年化18%是起步价　　在楼市相关贷款中，被银行冷对的赎楼贷业务正在被一些线上、线下的中介平台热捧。　　赎楼是二手F交易中的常见术语，意为付清卖方F产的抵押贷款本息并注销抵押登记，将F产证赎出；F产证赎出且抵押登记被注销后，视为赎楼完成。而卖方为了赎楼申请的借款，则被称之为赎楼贷，这种方法也在客观上规避了监管部门对于转按揭的限制。　　由于赎楼贷手续比较复杂，商业银行和客户对于此项业务兴致都不高。一家曾在部分区域推出过赎楼贷的股份制银行的信贷人员对《证券日报》记者表示，目前该行已经并没有此项业务，与抵押F产相关的业务主要剩下F产二次抵押贷款，贷款资金投向主要是生产经营或资金周转，与F产交易无关。　　不过，一些线上、线下的中介平台对于赎楼贷热情高涨，尤其是在目前首付贷被叫停的背景下，赎楼贷甚至成为部分中介的“拳头产品”。与一般银行业务规则不同，在这些中介平台申请“赎楼贷”的客户通常不需要提供担保，提交申请材料后1天至3天内就能审核完毕。　　在一家线上中介平台，赎楼贷产品被形容为“利率超低，零手续费”，实际月利率为1.5%，其额度最高更是可以达到300万元。该中介以借款100万元，期限41天为例，分别测算了自己与某F产中介和某F产网站的收费标准，得出的还款总额分别是102.05万元、103.33万元和102.5万元。事实上，虽然年化利率达到了18%，但是该中介平台对于赎楼贷的收费还确实相对便宜。《证券日报》记者此前咨询另一家平台时虽然同样获悉，北京地区赎楼贷每个月的综合费用为1.5%，但是也同时被告知“借款期限超过30天的每10天收取0.5%的综合费用，不足10天按照10天计算”，而且买F人办理按揭贷款也必须在该平台办理，费用大概在3000元左右。而如果是在像长沙、苏州等二、三线城市，赎楼贷的综合FW费更高，月息大多在1.8%-2%之间。据本报记者观察，近一两年以来，赎楼贷的平均利率并未因为降息、降准或资金面宽松而明显下降。　　此外，《证券日报》记者发现，部分赎楼的目的并非是为了便于F产交易，而是为了提高估值重新抵押。　　“去年下半年以来，一线城市F价快速上涨，部区域F产的升值幅度在30%以上，F主希望按照新估值向银行申请抵押贷款，因此急于偿还原有的按揭贷款或抵押贷款”，某担保公司的业务人员对本报记者表示。　　监管部门对于赎楼贷等楼市“寄生贷”的监管目前也趋于严格。据媒体报道，日前由广东省住F城乡建设厅会同多个部门联合制定的《广东省F地产开发企业和F地产中介机构从事互联网金融业务风险专项整治工作实施方案》正式公布，根据上述方案，重点整治的对象包括：F地产开发企业、F地产中介机构利用互联网从事金融业务、与互联网平台合作开展金融业务及以“股权众筹”等名义从事非法集资活动，包括F地产开发企业开展“垫资”、“首付贷”性质业务以及违规开展众筹炒楼业务，F地产中介机构通过互联网平台、关联公司或第三方金融机构等为交易双方提供“赎楼贷”、“尾款贷”以及“首付贷”等产品。　　本报记者近日走访北京市多家地产中介门店注意到，地产中介员工近期最主要工作就是整改各类不合法合规的宣传板、宣传单，以及对员工进行培训。记者此前添加为微信好友的一位中介公司员工更是将其朋友圈中近期有关F源、F贷的全部业务信息删除。

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