请教高人：CIBC Mortgage Cash Back Offer是不是很好？

caifan

刚刚打电话给CIBC问 cash back offer的详情，大致如下：

* g& y7 y# R: D5 P2 p3 W, Q1。三年固定利率3.3%, cash back 2%;
0 b% }6 ^* k7 U- i4 y2。五年固定利率3.99%, cash back 2%.
3。按照银行网站，五年固定利率5.39%, cash back 5%

7 ^/ Y4 y1 n) R. D) Q3 t, P另，做mortgage transfer, 而不是refinance, 银行可以支付lawyer's fee。
- ?% e; z; H3 H& z  m  q1 u感觉选择3最值。各位高人有何高见？

caifan

cibc的人好像是这么给我推算的：
8 R. ?6 d* v4 P% A# U
! D4 a- V6 W3 Z& `2%现金返还三年期，相当于每年2/3=0.67%的折扣，3.3-0.67=实际利率2.63%
; I  F5 S3 z- p/ S) n2 e2%现金返还五年期，相当于每年2/5=0.4%的折扣，3.99-0.4=实际利率3.59%

按他的算法，5%现金返还五年期，相当于每年5/5=1%的折扣，5.39-1=实际利率4.39%，不是特别好。
/ c! L2 P0 z9 h) D; [+ G
$ ^  b; A1 Z8 V+ z4 d* Z我觉得他的算法不精确，好像是假定你会把cash back花掉。如果把cash back马上用于还贷，整个的贷款额就降低了，所以cash back越高越好。

Pierce.CIBC

Let's say a customer wants to transfer $400,000 mortgage to CIBC. He has 2 options.
1.   3-year closed mortage with 3.3% and 3% cash back.
2.   5-year closed mortgage with posted rate 5.39% and 5% cash back
! E7 Q; t2 u% u7 I" M- N( ~& [
Option 1. After 3% cash back, your mortgage amount will become $400,000*0.97=$388,000 with 3.3% interest
If you want to payoff your mortgage in 25 years. Monthly PMT $1896.44. The remaining balance is $356,393 after 3 years.
5 D7 N  ~$ H0 w5 ]9 b
: W4 u' n- B- {9 ?6 m( t1 cOption 2. After  5% cash back, your mortgage amount will become
$400,000*0.95=$380,000 with 5.39% interest.
# Q0 F3 Q. v9 R- BIf you want to payoff your mortagge in 25years. Monthly PMT 2295.21  The remaining balance will be $356,351.50 after 3 years

Basically, for the above options, after 3 years, the mortgage remaining balance is similiar.
If you choose the 2% cash back with 3.3%, every month you save about $398.77 monthly payment for 3 years.  Total roughly saving ($398.77*12*3=$14,355)

诺言

能确认一下把mortgage从别的银行转到CIBC，CIBC负担全部律师的费用吗？

caifan

3# Pierce.CIBC
: d( M. s. y$ Z$ z谢谢回复！我后来用网上的贷款计算器算了一下，五年选择5%的返还和5.39% 的posted rate确实不划算，主要因为5.39实在太高了。

caifan

用网上的贷款计算器计算，五年固定利率3.99%, cash back 2%比起现在单纯的五年固定利率3.59%要划算一些。

Rapala

问一个问题，如果是投资房，cashback算收入要交税吗？

caifan

银行网站说：
The Cash back amount is tax free as long as the funds are not used to earn income from a business or property.

Pierce.CIBC

4# 诺言

There is no fee/cost to transfer your mortgage

tyyjohn

任何时间都可以转吗？  还是要等5年满了才能转？

诺言

4# 诺言
4 E! U8 g6 v6 C% u* `% _
There is no fee/cost to transfer your mortgage
: F: m5 ]% Q- w. }& x' RPierce.CIBC 发表于 2010-3-4 14:26

6 j, L. x7 x% d- _8 M但是Title上面的mortgagee不是需要改吗？这个过程不需要律师吗？

Pierce.CIBC

CIBC got free AD from Globe&Mail

https://secure.globeadvisor.com/ ... /cnw/20100305/C7106

caifan

据我的重新计算，五年固定3.99% 加上2 % 现金返还大致相当于3.50%，这是相当不错的了。
( z  W( }5 N$ h/ Z
# ]% L+ v  k# B' N居然有一位mortgage broker能给这个rate，但是prepayment是5%，不是我想要的 10%。

诺言

“In addition, there are no transfer-in fees for clients to move their mortgage to CIBC.”
- [/ `4 z4 j; C/ Z  P% T6 q, h这句话并没有解答new mortgage是否需要律师involve去land title office注册的问题啊？

caifan

“In addition, there are no transfer-in fees for clients to move their mortgage to CIBC.”
这句话并没有解答new mortgage是否需要律师involve去land title office注册的问题啊？
诺言 发表于 2010-3-11 11:41

这个我也问清楚了。我的mortgage broker读了fine print，说你想让银行代付律师和登记费，就得放弃现金返还，当然没有人会那样做。为此他可以另外给我一些现金返还，足够支付相关费用。他说这部分现金返还是他本人用自己积累的点数支付的，与cibc的offer无关。

诺言

这个我也问清楚了。我的mortgage broker读了fine print，说你想让银行代付律师和登记费，就得放弃现金返还，当然没有人会那样做。为此他可以另外给我一些现金返还，足够支付相关费用。他说这部分现金返还是他本人用 ...
5 E3 P3 I+ S, W, pcaifan 发表于 2010-3-11 11:59

是实实在在的现金返还吗？我看一直没正面回答，感觉有点问题。

Pierce.CIBC

14# 诺言
8 L2 P3 q/ {0 G
  ?* q6 O( t3 ~- p6 J
2 B/ p- R0 S% j, P$ _' S当您把mortgage转过来，cibc会给您mortgage注册，不需要花钱。

Pierce.CIBC

16# 诺言


1 @5 x, z( v2 Y  F0 q; R9 f是free money,直接打到您的银行帐号。