用offset账号贷款的朋友留心一下, offset账号可能需要额外和homeloan link起来

jungle

原帖由 hohoho 于 2007-12-19 09:55 发表
我仔细检查拉一下statement, 每月的还款是不变的， 但balance ( 总借款额）减少了
是不是意味着如楼上所说的

“repayment雷打不动按照initial principle.举个例子，你每个礼拜应该还500,结果你往offset里面充800 ...

呵呵，这个可不符合Interest Only的原则，既然Interest Only就应该是Principal不变，这样才能在将来转为投资房时获得最多的负扣税啊。如果还款额不变（只是其中利息所占比例变化），抵掉了Principal，那就失去了Interest Only的主要好处了。

不知道这位兄弟用的是哪家银行？建议再仔细核实一下。如果为真，应该说是非常恶劣的行为。

hohoho

我的是st george

I just called the bank service, what they told me is exactly same as 20 楼所说。

他说所有的书面条款都写在合同里， 我根本没看合同 。

丫丫ma

:)  当时找贷款银行, 就是图一个省事, 找了足迹上的筒子....那些条款, 用中文看都未必能清楚, 更别说我这种英文半桶水的人了.....看来, 还真是找对了.....

LZ, 建议还是找回你的贷款经理问清楚吧....

hohoho

interest 是在变的， 但你的repayment 不变。

raya

gz

cattor

申请帐户也好，信用卡也好，银行会一条一条读给你听，指给你看，不可能只扔过来让你自己看，自己签字的。如果真入楼主这样的情况，我建议楼主去投诉了，以免其它同学有同样的遭遇。

zn7726

打算去和homeloan centra argue一下. 但是不知道westpac的这项规定, 到底是在哪里写的? 如果人家在哪里写了我不知道, 就不好argue了吧. 希望westpac的TZ出来给答复一下.

我当初把westpac的名字列在标题里, 就是希望得到westpac工作的TZ的专业建议, 现在看来, 有点失望.

hohoho

36# 太乐观了， 哪有这等美事

合同细节都是寄给你， 同意签字， 除非你拿着合同去银行咨询

建议lz 上网查查银行account balance （homeloan 总余额）,看看有无变化

melbren

repayment好像并不是立刻（每月）随offset上的钱变化而变化的。好像是隔好几个月（半年还是3个月？）才调整。但是，利息却是每月都随offset上的钱变化而略有不同。
我是其他的homeloan，是这样的。

patricb

原帖由 zn7726 于 2007-12-19 00:15 发表
newaussie, 请你回答我这个问题

OFFSET ACCOUNT, 你开了这个户口之后还有人为的叫贷款中心的人给LINK起来,也就是OFFSET FUNCTION要给激活.你要打电话给MORTGAGE CENTER 132558 去CONFIRM

这句话在westpac的哪 ...

To LZ
You don't need to call mortgage centre to link your offset account after settlement.If you choose the Westpac Rocket loan,you should have signed page in the loan offer to link the offset.
However sometimes for different reasons,such as wrong account type or staff's misstake etc,offset is not loaded after settlement,then you can contact your loan manager or any Westpac branch or Mortgage centre to fix the problem.
I'm not trying to just say something nice about Westpac.I know this things do happen sometimes,which is quite annoying to the customers (to me as well especialy when it happens to my cutomers),however I can assure you it's not the bank's or staffs' intention to charge you extra interest.At the end of the day,the bank has to refund all the interest to customers if it's our fault.I have heard of customer getting refund of 2 years' interest for that reason.
For all the customers choosing the Westpac offset account,there is an easy way to confirm if your offset is linked,that is when you receive the statement,it shows your offset (rocket) account balance on it and tells you how much interest you have saved from the offset,if the offset is set up.
Hope it helps you.

[ 本帖最后由 patricb 于 2007-12-19 11:11 编辑 ]

a711012

yes, it is right

zn7726

谢谢patricb的答复.

我刚刚跑了一趟branch, 那个贷款经理on holiday去了, 另外一个人接待的我. 他帮我给mortgage centre打了电话, load了offset, 并且promise了refund. 他的服务态度很好, 我很满意.

我发帖子时相当气愤, 帖子里有些话可能考虑的不够周到, 希望没有造成太坏的影响. 回帖的内容我就不改了, 把标题还是改一下吧. 相信看过这个帖子的朋友一定"深刻"了解了需要LINK offset a/c 和homeloan这回事, 下次再办贷款的时候也一定会注意的.

当时选westpac, 除了最后拿到的discount不错, 也是因为足迹里面有很多资深的TZ在westpac工作, 有问题不愁没人解答.

patricb曾经给了我很多建议和信息(短信和回帖), 这次又给了很全面的解答, 再次表示谢意.

[ 本帖最后由 zn7726 于 2007-12-19 11:26 编辑 ]

wyatt

:)

patricb

原帖由 zn7726 于 2007-12-19 11:23 发表
谢谢patricb的答复.

我刚刚跑了一趟branch, 那个贷款经理on holiday去了, 另外一个人接待的我. 他帮我给mortgage centre打了电话, load了offset, 并且promise了refund. 他的服务态度很好, 我很满意.

我发帖子 ...

To Zn7726, I'm happy that your problem can be resolved.

I noticed you removed the westpac from the topic,to be honest,it was a shock to me when I saw that.I have to stop everything to explain to you .I guess westpac should give me some reward for that

zn7726

I noticed you removed the westpac from the topic,to be honest,it was a shock to me when I saw that.I have to stop everything to explain to you

这个 ... 这个 ... 当时发帖时写上westpac, 一来是气愤之极, 二来是想引起westpac的TZ的注意 ... 可能方法欠妥, 改正了.

cattor

原帖由 hohoho 于 2007-12-19 10:28 发表
36# 太乐观了， 哪有这等美事

合同细节都是寄给你， 同意签字， 除非你拿着合同去银行咨询

嘻嘻，我都是周六上午去我家附近的westpac办理一切手续的。

休

原帖由 cattor 于 2007-12-19 11:53 发表



嘻嘻，我都是周六上午去我家附近的westpac办理一切手续的。

买那了?

hohoho

我找到的st george 的解释资料：

Here's how it works:

Mortgage Equaliser 100% interest offset is available as a facility on a Discount Variable, Introductory Fixed or Standard Variable Home Loan (even as a building loan)
We link your Mortgage Equaliser to your St.George Complete Freedom account which acts as your offset account. You can link up to 99 accounts to your home loan.
Each day we fully offset the balance in your St.George savings account against the amount you owe on your home loan.
Interest is calculated daily and charged monthly only on the net amount (your loan balance less your savings account(s) balance) on that day.
Unlike a savings account that earns interest, which you must declare to the taxation office and pay tax on, the interest that accumulates in your offset account, doesn't actually 'appear', it simply reduces the amount outstanding on the loan. The end result is that you don’t pay tax on the interest you would have earned on your offset account.

How to maximise the benefits of Mortgage Equaliser
Make your salary and savings work harder.

Move all your savings into your St.George Complete Freedom account.
Have your salary and any other income paid directly into your Complete Freedom account.
Because Mortgage Equaliser provides a 100% interest offset benefit from your savings account, every dollar you have is working from the minute you receive it to reduce the principal and therefore the interest you pay on your home loan.

patricb

原帖由 zn7726 于 2007-12-19 11:36 发表

这个 ... 这个 ... 当时发帖时写上westpac, 一来是气愤之极, 二来是想引起westpac的TZ的注意 ... 可能方法欠妥, 改正了.

No worries mate.
First,I can understand you being angry.
Second,you did draw my great attention with westpac on it.:)

zn7726

I've changed the title and 'westpac' is removed, because:

First, I'm not that angry now.
Second. I've drawn your attention and got your comments :si20

thanks patrick

学习快乐

学习学习了

totticat

原帖由 hohoho 于 2007-12-19 10:19 发表
我的是st george

I just called the bank service, what they told me is exactly same as 20 楼所说。

他说所有的书面条款都写在合同里， 我根本没看合同 。

其实还interest only repay的原理跟principal+interest的方法本质都是一样的。举个例子，你的loan是300k，你有50k的offset,这时你的a/c bal就是250k。为什么300k和250k还的利息是相同的？是因为250K只是把后面的INTEREST提到前面来还而已。

pal

是你贷款经理的问题吧，我家的好好的没有什么问题

patricb

原帖由 totticat 于 2007-12-19 20:01 发表


其实还interest only repay的原理跟principal+interest的方法本质都是一样的。

Exactly

[ 本帖最后由 patricb 于 2007-12-19 22:15 编辑 ]

skysky999

:o 还款是2周一还还是1月一还更好?多谢!:o

黑山老妖

原帖由 skysky999 于 2007-12-19 22:22 发表
:o 还款是2周一还还是1月一还更好?多谢!:o

也没有差别。真的。如果你的贷款经理告诉你2周一次比一月一次还款快那是因为你多还了。

淘淘

我是WESTPAC, 好像利息是没变过。。。

， 不知道应该怎莫问呀。。不会这末垃圾吧。。。

zn7726

我是WESTPAC, 好像利息是没变过。。。

如果是interest only + offset, 并且你的offset上面的balance有变化, 那你的还款额肯定要变的.
如果仅是offset, 还款额是不变的.

如果真有问题就赶紧去银行找吧, westpac没那么laji, 会圆满解决你的问题的.

daidailx

原帖由 jungle 于 2007-12-19 10:04 发表

既然Interest Only就应该是Principal不变，这样才能在将来转为投资房时获得最多的负扣税啊。如果还款额不变（只是其中利息所占比例变化），抵掉了Principal，那就失去了 ...

负扣税是什么??
如果第一套房子不是interest only就不能在转为投资房的时候获最多的负扣税了??
不好意思,能否帮忙扫盲一下??

joelucie

is this thread going down?  Zn7726 TX here is a question for you, did you split the loan in fixed and variable?

how can you get the big 0.85% discount, i suppose you split the loan.