澳洲房贷或必须支付20％首付

villa

今天坛子里的daidailx同学问起不够首付，但是又想避开保险的办法，我突然联想起前些天在美国的一个网站看到的一则新闻，转过来，和大家分享。

这篇文章一开篇就让我吃了一惊：如今在美国，先付首期才贷款买房子的人数，已远较七年前为少。始于大萧条时代、先付2成头期款的传统，如今已成历史。现在首次买房子置业的买家，大多是20多岁至30出头，都是新婚不久，他们都是靠百分百贷款买房子。

先付2成首期的传统，早在1980年代就开始有改变。演变至今，现在全美各地一般首次置业人士，平均只付大约2%首期。加州的首次置业者更是至少已经10年没有按传统付20%首期了。





ZT

百分百贷款成新趋势：在加州买房子不难




2007年2月24日  



据美联社报导/加州房地产经纪协会最新调查研究指出，现在先付首期才贷款买房子的人数，已远较7年前为少。始于大萧条时代、先付2成头期款的传统，如今已成历史。超过20%加州房屋买家，现在都不付首期，完全只靠抵押贷款来买房子。7年前，这比例才4.5%而已。

新公布的数字揭露了近年在加州楼价涨逾一倍的情况下，买屋置业和抵押贷款的新趋势。《沙加缅度蜂报》引述Strategic Financial Services抵押贷款专家Angela Talent指出，现在首次买房子置业的买家，大多是20多岁至30出头，都是新婚不久，他们都是靠百分百贷款买房子。

加州房地产经纪协会也指出，加州目前多达41%的首次置业人士，都已不付头期款。全国比例就更高。据全国房地产经纪协会称，目前全国将近30%房屋买家，以及45%首次置业者，都是不付首期，完全倚赖贷款。

加州居民Doug Self去年就利用百分百贷款，在柑橘高地(Citrus Heights)买了房子。他接受《蜂报》访问说：“老实说，我原本不知道这原来是这麽容易可以办到的。”他和现任太太都结过婚，本来就各有子女。他说，当初是贷款机构方面了解过他们的财政状况之后，告诉他们零首期贷款是他们的最佳选择的。

他说：“实际一点，如果一间普通房子售价$400,000，10%首期就是$40,000。请问有多少人能在合理的时间之内存到$40,000？那等於要花3年时间，每个月存起1千块，还要不遇到任何状况。那根本就不是实际可行的。”

贷款机构以往都希望以20%首期头款的形式求保障。但房屋市场兴旺，房价迅速增值，基本上消除了贷款的风险。於是，业界便开始提供未付头期款的房屋抵押贷款。

这趋势引起了疑问：究竟较宽松的贷款标准会否在房市大势走下坡时影响市场。有人担心，不付首期的业主万一拖欠每月还款，可能不太在意被封屋取消赎回权，因为反正他们没有自己先花钱付首期。那样的局面，在沙加缅度等房市已经开始沉寂的地区，可能会大大提高业主被取消回赎权的比率。

房地产业界人士说，通常要借款人支付较高利息的较宽松贷款方式，确实有助提高了加州和全国的自置物业比例。在美国储蓄利率处于大萧条时代之后最低水平的时候，那也为建筑商及其他卖家提供保障。

抵押贷款经纪公司东主John Marcell，并不认为不付首期的借贷方式会对市场造成负面影响。他说，买家不先花一大笔钱付首期，并不代表他们以后就无法还款。

其实，先付2成首期的传统，早在1980年代就开始有改变。演变至今，现在全国各地一般首次置业人士，平均只付大约2%首期。房地产经纪协会的副首席经济师Robert Kleinhenz说，加州的首次置业者大概至少已经10年没有按传统付20%首期。





[ 本帖最后由 villa 于 2007-7-19 15:28 编辑 ]

villa

以前我也看到过一个资料，是说美国的银行和非银行金融机构竞争非常激烈，早在20来年前，使用贷款经纪（Loan Broker）的比例就比澳洲高出许多，而澳洲又比邻国新西兰高一些。

“百分百贷款”业务应该也是相似。目前在澳洲的房贷市场，众多非银行金融机构参与争夺客户、分割“蛋糕”，为了提高市场份额，做大规模，个别的已经开始提供“零首付贷款”。而在近邻新西兰的房贷市场上，基本上还是几大银行在垄断，象基金、财团之类的非银行金融机构都还很少参与房贷市场的竞争。

看看美国的现在，是不是不久的将来，这种“百分百贷款”在澳洲也会成为一种越来越普遍的新趋势呢？

不过，今天的《悉尼晨锋报》财经版也有一篇文章指出，竞争激烈的澳洲房贷市场使买房人士借贷越来越容易，但去年三次升息和油价等上涨，已造成一些买房者偿还贷款困难。

之前也有本地报章曾告诫首次置业人士，要当心市场上日益增加的无首期付款房贷。这些无首期房贷中的一些产品带着动听的口号，但利率却较高。可令首次置业者每月的偿还贷款额多增加几百元。因此贷款者应当确保自己有充分的实力偿付贷款，以免陷入严重的麻烦。

一旦发现偿还出现困难，贷款者应及时和银行或其他金融机构联系，商讨变更付款进度和金额以度过临时的难关。




Bad debt on the rise among home loan borrowers



March 8, 2007 - 3:01PM


A growing number of Australian households are falling behind in the mortgage payments as record indebtedness, rising interest rates and high petrol prices continue to bite.

Moody's Investors Services has found that 30-day delinquency levels in the fourth quarter of 2006 were on the rise, particularly in December, when seasonal factors such as Christmas spending depleted borrowers' pockets.

Moody's said the availability of "easy money" and a relaxation of lending rules had led to many Australian households incurring high levels of debt that were out of line with their ability to repay.

Moody's analyst and author of the report, Philip Wong, said that as a result of high debt levels, borrowers were much more sensitive to adverse movements in the cost of living and debt repayments.

"While interest rates appear to be on hold in the near term, the full impact of the most recent rate rises of 0.25 per cent in November, 2006 has not yet been reflected in borrower behaviour," Mr Wong said.

He said the housing loan market remains fiercely competitive between banks and non-bank lenders who are introducing new products such as no-deposit finance to drive volume and market share.

"The current trend of increasing issuer risk appetite and relaxation of lending rules may increase future delinquency and loss rates, especially during economic stress," Mr Wong said in the report.

The report said that rapid growth of house values, where borrowers benefited from significant equity build-up in their properties, had come to an end.

It said that while there were spectacular rises in Western Australia, property prices on the eastern seaboard were flat.

"Furthermore, disparities can be observed within cities themselves, with increased levels of mortgagee repossession in troubled areas like south-western Sydney but continued property appreciation in premium areas such as Sydney's north shore and eastern suburbs," the report said.

The chief executive of the Australian Banker's Association David Bell said the percentage of delinquent home loans for banks was at very low levels, particularly when compared with non-bank mortgage lending.

"The Moody's data shows that the delinquency performance of non-bank lenders' loans is much higher than for banks," Mr Bell said.

According to Moody's, non-conforming lenders' delinquency rate is 2.15 per cent for loans 30 days past due, while the banks' rate is 0.78 per cent.

"There is a large and growing segment of non-conforming lenders in the mortgage marketplace," Mr Bell said.

"They are not prudentially supervised and often need to act more quickly on a mortgage default than a bank."

He said if a customer cannot make payments on their loan they should speak to their bank as soon as possible.

"Generally, the bank will try to work out a solution, for example a different repayment schedule to accommodate temporary difficulties," Mr Bell said.


http://www.smh.com.au/news/busin ... /1173166868474.html


:o

[ 本帖最后由 villa 于 2007-3-8 23:31 编辑 ]

黑山老妖

贷款容易还款难啊。

不会游泳的鱼

大家都去给银行打工了

Portal

如果有100%贷款无insurance fee加100% offset就完美鸟,hoho

不会游泳的鱼

原帖由 Portal 于 2007-3-9 09:28 发表
如果有100%贷款无insurance fee加100% offset就完美鸟,hoho

不用还款就更完美了

jeffreyxia

原帖由 不会游泳的鱼 于 2007-3-9 09:36 发表


不用还款就更完美了

白送房子最完美！

Portal

原帖由 不会游泳的鱼 于 2007-3-9 09:36 发表


不用还款就更完美了

那就是100% payoff, 卡卡

语阁

希望澳洲也可以壹佰％贷款，哈哈

黑山老妖

贷款100%不是问题，只要买了LMI就可以。有些可以贷到105%呢。

Portal

恩,据说很多investor搞高成交价, 这样连LMI都免了,呵呵

黑山老妖

原帖由 Portal 于 2007-3-9 11:37 发表
恩,据说很多investor搞高成交价, 这样连LMI都免了,呵呵

银行的估价员睡着了。

Portal

和睡着也差不多, 都忙着枪生意,你误差个10%到20%, 谁会这么认真, 呵呵

daidailx

呵呵,敢情我还引起了这个话题,其实我们还真有这个想法,要是真成了大趋势也不用偶现在怯怯鄢

villa

原帖由 villa 于 2007-3-8 21:58 发表
看看美国的现在，是不是不久的将来，这种“百分百贷款”在澳洲也会成为一种越来越普遍的新趋势呢？

不过，今天的《悉尼晨锋报》财经版也有一篇文章指出，竞争激烈的澳洲房贷市场使买房人士借贷越来越容易，但去年三次升息和油价等上涨，已造成一些买房者偿还贷款困难。

之前也有本地报章曾告诫首次置业人士，要当心市场上日益增加的无首期付款房贷。这些无首期房贷中的一些产品带着动听的口号，但利率却较高。可令首次置业者每月的偿还贷款额多增加几百元。因此贷款者应当确保自己有充分的实力偿付贷款，以免陷入严重的麻烦。

一旦发现偿还出现困难，贷款者应及时和银行或其他金融机构联系，商讨变更付款进度和金额以度过临时的难关。

由于房屋贷款市场竞争激烈，导致目前买房人士借贷越来越容易，也造成一定程度的支付危机。国会经济委员会将可能对此进行质询，有可能出台收紧放贷条件的政策，以后置业人士可能必须支付20％的房款首付；对房贷中介（mortgage brokers）也将加强监管。。。。





Homes may need 20pc deposit  




July 18, 2007 07:07am   Article from: AAP


A FEDERAL inquiry into mortgage finance may recommend borrowers be required to put up a deposit of 20 per cent.


The parliamentary economics committee has called the snap inquiry into home lending as the number of people defaulting on mortgages continues to rise.

Despite low unemployment figures, economic growth and high consumer confidence, personal bankruptcies went up by 17 per cent in the 2006-07 financial year.

The chair of the committee, Bruce Baird, today said the inquiry would bring together banks, the Australian Securities and Investment Commission, the Reserve Bank of Australia (RBA), the banking regulator and consumer groups.

Discussions would focus on discovering the extent of the problem, the role of mortgage brokers and whether fierce competition between the banks was eroding prudent lending practices, Mr Baird said.

One outcome could be tighter controls on mortgage brokers, he said.

"Also some requirement there is adherence to a degree of equity, it's normally 20 per cent equity but if that's being eroded stricter controls can be brought in,'' Mr Baird said.

He said the inquiry would also consider whether the root of the problem lay with consumer attitudes.

"There's also the question of whether we have just normal greed coming in, where people want their McMansions.''

The RBA had been concerned for some time about the ease of securing home loan credit and the abandonment of the normal prudential requirement of 20 per cent equity, he said.

"We are seeing that eroded and we are seeing more of a 100 per cent of the value of a house being borrowed,'' he said.

Falling house prices in areas such as western Sydney left many homeowners with negative equity, saddling them with a debt if they were forced to sell due to financial shocks such as job loss or pregnancy, he said.

夢回唐朝

算条利空，谢谢斑竹的信息

bulaohu

原帖由 villa 于 2007-7-19 15:26 发表


由于房屋贷款市场竞争激烈，导致目前买房人士借贷越来越容易，也造成一定程度的支付危机。国会经济委员会将可能对此进行质询，有可能出台收紧放贷条件的政策，以后置业人士可能必须支付20％的房款首付；对房贷 ...

难道是政府准备收拾房市了？

黑山老妖

Won't do too much to the price of housing.

qqyang

5%的误差率是可以接受的，10%到20%好像就过不了external auditor和watch dog这些关了。

moorabbin

美国相对宽松的房贷市场也造成了不大不小的风险。去年次级房贷市场乌云一片， 造成几家银行的报告狠不好看。

villa

原帖由 villa 于 2007-7-19 15:26 发表


由于房屋贷款市场竞争激烈，导致目前买房人士借贷越来越容易，也造成一定程度的支付危机。国会经济委员会将可能对此进行质询，有可能出台收紧放贷条件的政策，以后置业人士可能必须支付20％的房款首付；对房贷中介（mortgage brokers）也将加强监管。。。。

A parliamentary committee says existing regulations do not adequately deal with the predatory practices of some rogue lenders and mortgage brokers.






联邦政府拟接管房贷监控权



9月19日消息  在官方利率再次调高之后，贷款拖欠及无力偿还贷款房屋被收回现象越来越多，联邦政府计划收回房屋贷款市场的控制权。而新州政府对联邦政府的这一计划表示反对。

联邦议会委员会称，现有的规定不足以对付有些贷款公司和贷款中介的无赖行为。

目前，非银行贷款机构由各州政府监管，但是各州法律要么混乱不堪，要么根本就不存在。

委员会主席，自由党议员Bruce Baird说，各州及领地本应实施更为严格的监管措施，但是他们的行动过于缓慢。

但新南威尔士公平交易部长Linda Burney认为，各州正和联邦政府一起协调立法，对非银行借贷公司进行规范。新州正在起草有关法律模版，几个月内就会提交新州议会审批。

她认为联邦议会委员会此时提出这样的议案，只是为了增加大选前的政治砝码而已。

联邦议会委员会建议，由公司监管机构ASIC来签发特定信用产品许可，并对此进行规范。

消费者信贷法律中心的发言人Karen Cox则对联邦委员会的提议表示欢迎。

她认为，由于各州政府信用监管程序缺乏效用，过去7到9年里，消费者信贷市场出现了诸多问题。

澳洲信贷协会的首席执行官Phil Naylor也对联邦提议表示欢迎。但他同时认为不应该忽视各州及领地以前所作的工作。

银行业顾问Martin North认为，委员会的报告对全球信贷市场动荡引起的严重后果估计不足。现在联邦政府和各州之间根本没有时间互相扯皮，到底该由谁监管信贷市场，而是应该尽快拿出有效的措施解决问题。





Australian non-bank lenders, mortgage brokers may face tougher scrutiny - report



18.09.07, 9:04 PM ET


SYDNEY (Thomson Financial) - Australian lenders engaging in 'predatory' lending by preying on the vulnerable may face tougher scrutiny in a bid to avoid a US-style meltdown, the Age newspaper reported Tuesday.

The Melbourne-based newspaper said a parliamentary committee report on home loan lending practices has found state regulation of non-bank lenders and mortgage brokers is insufficient and recommends that the federal authorities take over regulation.

The House economics committee's report suggests that predatory lenders and brokers be regulated under the Corporations Act, so that if they break the law they will lose their license to practice, and be taken to court by the Australian Securities and Investments Commission, which could lead to hefty fines or jail, the newspaper said.


http://www.theage.com.au/news/bu ... /1189881433581.html





:si72

[ 本帖最后由 villa 于 2007-9-19 07:08 编辑 ]

villa

澳洲财长支持加强信贷监管  业界预测房贷标准或收紧




9月20日消息 澳洲财长Peter Costello周二表示，支持议会委员会向联邦政府建议接手零售信贷监管的职责。

他在回答国会议员质询时表示，他认为零售信贷需要更好的监管。

他还表示，联邦政府之前曾经主动提议接管各个州政府的消费者信贷监管工作，但遭到回绝。

之前两党众议院的经济委员会发表报告表示，发现目前州立的监管框架不足以有效监督贷款金融机构和房屋抵押贷款经纪人。

该报告建议澳洲联邦政府接管零售信贷监管，以阻止不规范行为。

报告已经在周一晚些时候提交内阁。





Home loan lending to tighten: Wizard



September 20, 2007 12:00am   Article from: The Australian



WIZARD Home Loans founder Mark Bouris predicted yesterday that home lenders in Australia would tighten up their policies in the wake of the US home loan crisis.

Mr Bouris, who is now chairman of Wizard Home Loans, which was sold to GE Money in 2004, said the credit crisis would see a big change in the attitude of lenders in Australia despite the fact that home-lending practices here were not as freewheeling as in the US.

"There's going to be less liquidity in the market in terms of borrowing," he told The Australian yesterday.

"It's going to be harder to borrow money on the types of terms and conditions that we previously could do - the 100per cent and the 85 per cent loans."

Mr Bouris predicted that the tightening of money by home lenders could lead to a fall in property prices over the next year by reducing the ability of buyers to borrow.

He said prices would come down because of a tightening of liquidity, particularly in expensive markets such as Sydney, before stabilising next year.

Mr Bouris said Australia did not have the lending practices of the US that led to the sub-prime mortgage crisis.

He said Australian lenders had ended the practice of using "honeymoon rates", where borrowers were given low rates for the first year or two that were then jacked up to much higher rates.

This had been one of the practices in the US market. Australia also did not have a big refinancing market for home loans, which was another part of the current problem in the US.

American borrowers would take out loans at a low interest rate with plans to refinance them when they were jacked up to higher rates after two years, hopefully against rising property prices.

But when property prices stopped rising, they were unable to refinance and were stuck with having to pay higher interest rates, which many could not afford.

Mr Bouris said many people who were now criticising home lenders in Australia for being too easy with their lending would soon be criticising them for tightening up on their provision of finance: "There have been a lot of bad lending practices in this country and in the US, but on the other side there are also borrowers around who were happy to take as much money as they possibly could and buy things which they knew, deep down, they couldn't afford.

"They were happy to be taken down that path."

But Mr Bouris said that criticising lenders for too lax lending policies had become a political issue. "The reason that the balance (of public opinion) has gone against lenders is because it is politically good timing," he said. "Because of this great sub-prime fallout, all of a sudden everyone is now saying it is the lenders who are the problem.

"But there are plenty of borrowers who don't properly disclose the right information.

"Somewhere the borrowers are to blame as well."

Mr Bouris said that while there were some brokers who may have "conned" people into borrowing more than they could afford, there were probably "an equal portion" of borrowers "who knew exactly what they were walking into".

"Now the weight of opinion is against the lenders," he said.

"But what is going to happen now is that lenders are going to tighten credit.

"As a result, money is going to be harder and harder to get and lenders are going to be blamed because it is impossible for some people to get a loan.

"Politically, it's going to be a problem. It's going to turn from 'bloody lenders' who are the problem, to 'bloody lenders, you won't lend us money'."

iceland

顶

格美

回头看这个帖子有点意思。

T-shirt

唉 刚看到米国房子一块七毛五卖出一栋......米国真好呀~~

bulaohu

真可惜，澳洲的经济对外依赖性太强，所以虽然政府早有动作管制不良贷款，但整体经济仍然要受到国际环境的巨大影响。

dreamknight2

原帖由 jeffreyxia 于 9/3/2007 09:19 发表


白送房子最完美！

还要附送不用付款的房屋保险，家庭财产保险……(paopaobing(77)) 那时候，房子就不再是资产了，你有投资房也没法赚钱喽……(paopaobing(58))（投资打水漂喽）

Crazynumber

金融危机。。。。V版早有预知啊！！ 牛～