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：

7 d- L2 G! U# a9 H  \1 C2 K5 E1。三年固定利率3.3%, cash back 2%;
2。五年固定利率3.99%, cash back 2%.
; P) R* N; E* g3。按照银行网站，五年固定利率5.39%, cash back 5%

另，做mortgage transfer, 而不是refinance, 银行可以支付lawyer's fee。
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：
$ h7 c( T- `$ y* ^6 o0 m  V2 e
$ G7 s* s5 ?: x5 \5 a$ l& h2%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%
, V% ^5 h' E$ Q- D# \2%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%
& N+ g& X% c7 j+ z7 ~9 t4 Y( [
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。
$ k) R/ J# }7 g: c! N( x
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 {6 \4 ?7 E2 _, z7 ~: C1.   3-year closed mortage with 3.3% and 3% cash back.
# Y7 A. }) R" U2 s, q2.   5-year closed mortgage with posted rate 5.39% and 5% cash back
: B9 [" J7 ?- d9 h5 r3 K  R
9 `( z+ M* U- S4 o( }Option 1. After 3% cash back, your mortgage amount will become $400,000*0.97=$388,000 with 3.3% interest
. Q4 h3 H9 a* Q4 L- ~3 IIf you want to payoff your mortgage in 25 years. Monthly PMT $1896.44. The remaining balance is $356,393 after 3 years.

& U) i" J4 V$ z4 F, s' SOption 2. After  5% cash back, your mortgage amount will become
0 z! I# K/ @0 P% Z2 z$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
$ I% f2 t+ g& ?  F& `: m2 [5 E
3 V& o' m% z1 ^( U; }  n8 v3 VBasically, for the above options, after 3 years, the mortgage remaining balance is similiar.
* _8 a" B# p8 w$ e+ r7 _- \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
0 s( V* U# m" i% K6 m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

$ T3 n& E" H. T+ pThere is no fee/cost to transfer your mortgage
/ Q; }( x0 E0 O, [" s9 i8 w% z, G& A& Y( HPierce.CIBC 发表于 2010-3-4 14:26

# m' H0 X# Z/ M$ @+ v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。
8 \5 u2 w8 n& o  Z- k9 k
  f( V+ D; Q9 |# H, u4 f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.”
8 c" R3 E' a- q% t! P! ^8 l9 i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？
; M$ d* F4 E. \- h诺言 发表于 2010-3-11 11:41

4 {0 [* D4 Y. q6 F$ ~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 ...
- z* m4 Q, g% a: |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

: s- z( w" ^/ _4 i% |  M7 N% f
当您把mortgage转过来，cibc会给您mortgage注册，不需要花钱。

Pierce.CIBC

16# 诺言
# l* f8 t# R# f" ?) r* L, U4 ]
$ d/ z" o* D1 ~' p: |7 }
是free money,直接打到您的银行帐号。