贷款回购就是找一家新银行接手你现在已有的贷款。
     
      我已有的贷款是2011年底申请的,随着法国经济的持续走低,到了2012年11月,各个银行的贷款利率都降了,于是决定约几家银行试试谈贷款回购rachat crédit。

需要的条件和材料(跟初次申请银行贷款相同)
贷款回购需要的条件跟初次申请贷款基本相同。总的来说,要求每月的还款额不得超过家庭总收入的三分之一。另外,还要考虑你目前的经济负担(比如养育几个孩子 ;是否需要向他人支付抚养费 ;是否身背其他贷款… …)

自我需求分析:
我目前的贷款还剩余(不含利息)134 535欧的商业贷款未偿还;23 959欧的政府零利率贷款taux 0未偿还, 合计:158 494欧,这是我欠的所有外债总额。
其中,政府零利率贷款我希望不动。另外,我还可以提前还款3万欧。也就是说我需要跟新银行谈借款104535欧(158494欧-23959欧-30000欧)
不过还要考虑到,终止以前的贷款合同需要支付6个月的利息约2600欧作为罚金;再次支付一次抵押手续费frais hypotheque 2464欧;新银行收取的材料费frais dossier 1000欧。
因此,我需要的贷款额为109599,约11万欧(104535+2600+2464+1000)。

我的期望:
•    降低商业贷款利率,减少购房总成本。我目前的贷款利率为3.9%/年,共25年;
•   希望能把零利率taux 0部分也转到新的银行,这样就跟以前的贷款银行credit du nord没关系了。可以节省以前银行每月收取的账户管理费。(需要以前的银行同意才行,否则新银行必须把这部分钱按照正常利率买过来);
•   顺便额外多还3万欧(只交纳一次2600欧修改合同的罚金);
•   在新的银行希望不被迫办理银行卡carte bancaire,希望能够不收账户管理费frais tenu de compte;
•   办理新贷款的材料费frais dossier希望不要超过500欧。

行    动:
第一家:我目前的贷款银行Credit du Nord。我提出重新商谈贷款利率,结果对方直接拒绝了。
第二家:BNP Paribas personale finance 。回复说只做初次贷款业务,不做贷款回购rachat credit这项业务
第三家:La banque postale 。虽然我是这家银行的老客户,但因为有2011年第一次申请贷款时连材料都不被接收的不快经历,所以不想再找我的账户负责人了,而是直接打服务电话3639约的。
2012年11月29日 Mme Hélène DOHR (Conseiller spécialise en immobilier )
                         24 rue de longchamp 92200 neuilly sur seine
                         Tel :01 41 43 07 22 Fax :01 41 43 07 25
她给了两个方案:
方案一(不借零利率部分):利息3.4%,17年,月供949.97欧(含保险),另外零利率月供82欧,合计月供1031.97。总成本52356.88欧(包含利息,保险,材料费frais dossier
方案二(借零利率部分):利息3.4%,17年,月供1111.53欧(含保险)。总成本61092.12欧(包含利息,保险,材料费frais dossier )
其他条件,如果想提前还款的话,3年前不接受提前还款申请;3年后每年允许提前还700-2500欧,没有手续费;7年后无任何限制条件,无手续费。
这家银行的建议是,除非能够把政府零利率贷款TAUX 0保留在原银行,否则不划算。
第四家:Boursorama。这是一家没有实体门店的网上银行。他们要求先在其网站上做一个申请模拟similation。我在线填好了自己的各项信息后就石沉大海,杳无音信了。
第五家:Caisse d’Epargne 。2011年初次申请贷款时这家银行的态度不错,但当我试着再联系当时的接待人员时对方不回电话,所以我换到了位于巴黎歌剧院opera附近的一家门店agence问的。
2012年12月4日周二 10点30 Mme Marie-Helene VINCENTI(Directeur Adjoint d’Agence)
                                       16,rue Halevy 75009 Paris
                                       Tel :01 71 39 13 55  FAX : 01 40 22 97 49
对这位女士印象非常好,她不会强拉你在她们门店开户。
她们银行给的条件是 15年3.2%;
                              16年3.5%。月供916.35欧
她给我的最终建议是不要做贷款回购rachat credit,就利用现在银行的政策每年都提高月供 mensuelle 挺好的(现在的银行每年可以免费提高一次月供)。
第六家:crédit mutuel 给的利率taux比我现在的还要高。

综合分析:
•    la banque postale给的利率最低。
•    不换银行而留在以前银行的话,还剩17年,总贷款成本为56711.75(贷款利息54662.15欧+政府零利率贷款的保险1641.60+银行服务费408)
•    如果原来的银行不同意保留政府零利率贷款taux 0,则需要多花近9000欧
•    如果有幸,原来的银行同意保留政府零利率贷款taux 0,则可以节省4354.87欧。节省的不多,但是好处有1,利率从浮动利率(每年银行根据市场情况调节)变为了固定利率,长期来看,可以不受加息的困扰;2,摆脱了Credit du Nord银行。1年多来跟这家银行各种问题层出不穷,很是累心; 3,贷款利息降了一点。

最终决定:
最终我决定不换银行,而是申请提高每个月的月供额了。
 

5年来法国住房贷款利率与10年期国债利率走势对比


后记:
1年多以后(2014年5月),提前还款10万。
2年多以后(2015年7月),因为贷款银行Credit du Nord的账户管理费涨了100%(以前总计管理费408欧,涨价后我要支付816欧)。于是我把剩余的2万多欧政府零利率贷款也全部还清,并迅速关闭了账户。零利率贷款虽然没有利息,可是需要买保险的。一年下来保险费和账户管理费也不少钱呢!

我们的自住房:
虽然这次贷款回购Rachat Credit没有谈成,但积累的经验很有用。时隔2年后的2015年,我们将自住房的贷款年息从以前的3.5%谈到了2.5%。
随着经济的继续走低,利息也在不断降低。2016年7月,我们再次申请重谈利率,但遗憾的是被拒绝了。

注:文中提及的房屋贷款利率均未包含保险。
      截止到今天2016年8月,市场参考住房贷款利率15年为1.22%;20年为1.45%;25年为1.81%。

本文由巴黎宝石花原创,欢迎分享此文,转载请保留出处!

 

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在法国当房东之—房租收入申报
房租收入要交多少税?
什么是immeuble vacant

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