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：

5 x' J0 n6 [$ r5 d9 \7 I/ v4 S1。三年固定利率3.3%, cash back 2%;
& s# A5 i, g, S' m2。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%

- b9 h3 P, V' F- @另，做mortgage transfer, 而不是refinance, 银行可以支付lawyer's fee。
5 W# C9 J& r2 ~( ~. L. p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：
9 y. P- N: ~' _- t2 n2 M' z& A! H
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%
$ e8 L3 M* N1 a" ~/ @4 n0 I! b2%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%

& {7 Z9 q- c+ W4 @6 p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。
' _9 d% f) b" j2 b) P
$ [* `6 d+ |- q+ N2 o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 $400,000 mortgage to CIBC. He has 2 options.
& N! j4 [& k, {6 L" J9 ^- q" I1.   3-year closed mortage with 3.3% and 3% cash back.
2.   5-year closed mortgage with posted rate 5.39% and 5% cash back
+ J( @# w$ V5 y: [/ Z3 o0 L
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 $356,393 after 3 years.
: l5 ?  A; O; W$ M! E' q
Option 2. After  5% cash back, your mortgage amount will become
8 K9 }9 r2 ~  K! W% |: b/ l* e% @$400,000*0.95=$380,000 with 5.39% interest.
If you want to payoff your mortagge in 25years. Monthly PMT 2295.21  The remaining balance will be $356,351.50 after 3 years

0 @  W( H" O4 h7 K: _  @6 jBasically, for the above options, after 3 years, the mortgage remaining balance is similiar.
2 a+ L2 W' C6 \3 k# NIf 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
4 u+ U4 W! E1 ?2 I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

  R0 I/ M8 ?9 [) R; o) kThere is no fee/cost to transfer your mortgage
( A7 T$ f; K7 J7 G0 WPierce.CIBC 发表于 2010-3-4 14:26

1 q3 ?! ?/ j  k& A% e; F2 \+ 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

2 |- y/ `2 b! n8 lhttps://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。
; N! X5 P: J0 @/ \- Y* I4 S
7 u1 v  N& @2 W+ p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.”
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？
! n& Z, p- X+ I3 q. A5 X2 t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 ...
caifan 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
1 Z6 c: J/ A3 n# {, W% A9 b. q3 u
  Q1 Y# ]4 D3 }( q9 `/ i* R- P
( s' ~- a* ~( y; `0 `7 K8 R当您把mortgage转过来，cibc会给您mortgage注册，不需要花钱。

Pierce.CIBC

16# 诺言

  E; b5 B9 ]$ `5 T( q
9 p# J8 S( K( Z) [是free money,直接打到您的银行帐号。