我与"ROYAL BANK"之争(一) -ltb(mike) @埃德蒙顿华人论坛:埃德蒙顿枫下论坛 The Rolia Forum of Edmonton

我与"ROYAL BANK"之争(一)

ltb(mike)

本文发表在 rolia.net 枫下论坛上回谈到来加后颇不顺利,除打工遭劫外(见"谈谈遭劫经历"一文), 此前还遇到一事.至今想来,应与网友交流,或许你以后也能遇到.

(一)买房及MORTGAGE:

我2001年4月末登陆TORONTO, 6月除便看房子,中旬下OFFER,7月中旬便进驻了.不知各位网友是否有比我还"神速"的? 我至今仍觉得这是我来加后做得唯一一件重大且英明的举措. (请不要见笑).

事情是这样的: 我带着我9岁的儿子先登陆TORONTO, 在移民之家住了"漫无天日"的两天地下室后, 搬到另一BASEMENT住, 情况虽然好些, 但深感不便.
住了一个月后,又搬到顶楼--阁楼,正值夏天,炎热异常.室内呈四菱锥形, "床"--地板的一部分---在其中一角.每天起床时都和儿子互相提醒:注意碰头.直到现在还与儿子开玩笑:"起床时,别忘了碰头!"

就在这时,住在我们原先住过的BASEMENT中的广东来的一家三口:母亲带两个男孩:一个18岁,一个10岁.他们通过亲戚认识了一个从香港来的房产经纪.鼓动我与他们一起看房.当时只看了两处房子,便选中了其中一处.虽然这个经纪的普通话一般,但交流起来还不觉太困难.现在想来,当初如果有个与自己同语种的经纪交流,也许情况会更好些.起码可以在MORTGAGE的利率上会有个更好的选择.这也为以后的REFINANCE MORTGAGE留下了隐患.也是我为什么要------的原因(原因最后告诉你,以免读者对我的写作动机有其它猜疑.)

我不是说那个经纪不够好,只愿当时自己除来乍到, 不知MORTGAGE利率也可
谈判.实际上,她帮了我不少忙,从律师到银行都是她帮忙找的.

经纪把我和那个广东人(她也看好了一处与我的类似的房子)一起带到ROYAL BANK 的一家分行. 管MORTGAGE的也是一个香港人. 告诉我三年CLOSE的利率为6.50%,5年为7.0%;我当时选了三年的,那个广东人选了5年的.

就这样,交了定金后,我就把房子定下来了,7月17日为CLOSE日.(待续)更多精彩文章及讨论，请光临枫下论坛 rolia.net

(#1442727@0)
Last Updated: 2003-11-1

Support. -rollor(Rollor); 2003-11-1 (#1443404@0)

搬个马扎占个座 -lusi(丑小鸭); 2003-11-1 (#1443423@0)

我与"ROYAL BANK"之争(二) -ltb(mike); 2003-11-1 {2363} (#1443496@0)

本文发表在 rolia.net 枫下论坛二,REFINANCE MY MORTGAGE

转眼到第二年2月分,我发现市场上MORTGAGE利率降幅很大,SCOTIA BANK 的1年CLOSE利率仅为3.33%. 再加上那个跟我同期买房的广东人的鼓动,我决定REFINANCE MORTGAGE.
于是我找到我的开户行,与一理财代表谈我要转我的MORTGAGE到SCOTIA BANK.他说要交一定数额的罚金,因我的MORTGAGE是3年CLOSE.我就让他算一下罚金数额.他打开电脑,调出我的FILE,告诉我罚金约为$980左右.我说再考虑考虑.
回家后,我与SCOTIA BANK 一代表谈利率,他说可以免手续费,但罚金得自己交.我仔细考虑一下,若按现在利差,我每年可省近$2000利息.无论如何都合算.
于是我又与ROYAL BANK谈判.没想到,那个理财代表变卦了.他说罚金要$2100左右.我很气愤. 跟他说:"YOU'RE ROYAL BANK ,NOT LIE BANK,RIGHT?'" 并要见他的SUPERVISOR,他只好把他的头儿找来.
这个头儿对我说:你要是不转到SCOTIA BANK,我们可以给你好一点的利率:1年CLOSE 为4.5%,不用交罚金.否则,要交$2100罚金.我跟他说:为什么你们的代表上次告诉我罚金是$980,现在却变成$2100.他说,现在情况和前几天不同.
我想,回去问问那个广东邻居再说.

那个邻居告诉我她只交$1000左右的罚金. 我心里很气愤:她CLOSE 5年, 我CLOSE三年,本金基本一样,只是开户行不同,但都是ROYAL BANK的分行,为什么罚金差得这么多?我的反而比她多?

于是我又返回那家银行,跟那个代表理论,并将我邻居的MORTGAGE号和名字告诉他,并问他:是否不同分行,政策不同,他回答NO.于是,我又请求与他SUPERVISOR见面. 他找来他的头儿. 这个头儿对我说,我们不能查别人的FILE.我说,可否请你们的行长谈话,他说:我就是. 我又跟他说:我可否向ROYAL BANK总部COMPLAIN.他说可以. 我跟他要了总部的地址,电话及FAX号.

回家后,我写了3页多的事情经过并把邻居的MORTGAGE号也随信附上.FAX给ROYAL BANK总部.

三天后,我接到总部一个代表的电话,约我跟他面谈.

那天,我带着儿子(因儿子未满12岁)去总部:2 YONGE STREET. 这个代表是个50多岁的白人,对我很客气. 还希望我的MORTGAGE能继续在ROYAL BANK.
如果想转,罚金可以是$980. 我说: 你们已经耽误了我近一个月,这损失...
他说:可以考虑.他让旁边的助手算了一下,说再给我减$200. 我又说:那我的误工费呢? 他有些不高兴: 你究竟想要多少? 我说,你别生气,我已经生气一个多月了. 实际上,我并没想要什么误工费,只是也想让他尝尝生气的滋味!
我想:见好就收吧. 我也算大获全胜了. 于是就对他说OK了.

他很高兴,亲自将我们送到楼梯口.

只所以与大家共享上述经历,并不是想炫耀自己,只是想总结以下几点:
1, 房产经纪在你买房当中的作用很大,有好多事情需要他(她)协调;但房产经纪必须向客户阐明所有与房产交易有关的利弊,让客户有个选择,以利客户定夺,
2,只要你占理,就坚决别放弃.有些洋人想欺负我们, 我们不能一味忍让,也要让他们知道我们不好惹!

愿与你继续交流! 再祝读者万事如意!更多精彩文章及讨论，请光临枫下论坛 rolia.net

good -ztiger(big tiger); 2003-11-1 (#1443516@0)
好样的！ -blur(不安的流星，何时坠落); 2003-11-2 (#1443799@0)
真是好样的! 顶! -cattree(三荤一素); 2003-11-2 (#1444229@0)
其实你不一定占理,可能$2100是对的,$980也是对的. 因为这两次咨询,你是隔了一定时间去的.银行公布利率若变了,会导致罚款不同. -liuhuaiyu(harry); 2003-11-2 {531} (#1444261@0)
另外,5年mortgage不一定比3年mortgage罚款多.
要看银行当前公布利率5年,3年及当时签mortage时的利率.

不过,你最后得到了$980-$200, 很好.
两种可能:
1. 1个月后,利率又变了,罚款也响应变了.
2. 银行不希望这个case有不好影响. (即使银行占理,但你还是会不高兴,不满意,会告诉朋友,从你不怕麻烦写信到总部去complain,他们知道你会让很多人知道这件事.)

总之,银行很可能在有理的情况下选择了退让,息事宁人.
谢谢,这个case很有用,第一次知道签了合同的mortgage也可以这样争一争.

我在HSBC的mortgage,cancel的时候,付了七千多的罚款,还是从一万多想办发降下来的.

Maybe you are right.what I cannot understand is why they treated same cases with different penalties? Can you answer me that? -ltb(mike); 2003-11-3 (#1445303@0)

Long story, to make it short: penalty is based on 3 factors: 1. how many years left over 2. current posted rate for the left over number of years 3. rate you signed up. -liuhuaiyu(harry); 2003-11-3 (#1445374@0)

Thanks. Did you read my whole story? what's the difference between my neighbour's and mine: why ware there huge differences between almost same terms of the two mortgages? That's what I need to know! -ltb(mike); 2003-11-3 (#1445428@0)

hers is 5 years and yours is 3 years. different leftover years. you have 3 left over years. and she has -liuhuaiyu(harry); 2003-11-3 {705} (#1445512@0)
hers is 5 years and yours is 3 years. different leftover years.
you have 3 left over years. and she has 5 left over years. (both of you have not reached one year yet, so round it up).
so, in the three factors I listed there, all of them are different. that's why the penalty are different.

if you are really interested, you can read through your mortgage policy,
the penalty policy is there, and you are with scotia now as I remeber in your post.
scotia penalty policy is very easy to understand and clearly explained.
there are even example of how to calculate it in the policy.

read it, you will learn more.
and it will help you save money later on when you refinace.

Enjoy the reading.

I got what you show me with thanks. Can you show me how you can calculate out that someone, whose principle was less,term was shorter, should pay more panalty than another guy, -ltb(mike); 2003-11-3 {208} (#1446486@0)
whose principle was more, term was longer? Don't forget that we bought houses at the same time,financed and refinanced our mortgages in the same bank! Please read the whole article before you show me,friend.

for example, both 200k , 3y 6.5% 5y 7% -liuhuaiyu(harry); 2003-11-4 {227} (#1447614@0)
and 6 months later,
now 3y is 3.5% and 5y is 6.5%

so, for 3 y, the penalty is
200k * (6.5%-3.5%) * 30 month / 12 month

for 5 y, the penalty is
200K * (7% - 6.5%) * 54 month/ 12month

the 5 y one has less penalty.

可是,按你的FORMULA,当时事实如下: 我的: 74000*(6.5%-5.95%)*29/12=984 另一个: 78000*(7.0%-6.59%)*54/12=1439 -ltb(mike); 2003-11-4 {67} (#1448560@0)
我从没听说三年和五年的MORTGAGE利率会相差3%之多(如果二者在5-6%左右).

the example I gave you is too extreme, just show you how it is posible. what is the 3y rate when they told you the penalty is $2100? is it around 5.3%? -liuhuaiyu(harry); 2003-11-5 (#1448994@0)

Sorry,I canot remember the exact rate of 3y at that time. Anyway,I cannot understood the huge differences between the penalties of the two mortgages. -ltb(mike); 2003-11-5 {130} (#1449258@0)
Thank you very much for your showing me a lot. I like the style you talk with me. Hope to talk with you in the future if you like.

不同意你的结论, 不存在谁欺负谁, 谁不好惹的问题. -patpat(胡侃 - 乱侃); 2003-11-2 (#1444276@0)
我曾经转了一次Mortgage, 从CIBC转出, 我记得我交了3000左右的罚金, 感觉上是3个月的利息. 我被骗了吗? -vanilla123(小小草); 2003-11-5 (#1449239@0)

@Edmonton

我与"ROYAL BANK"之争(一)

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