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：

1。三年固定利率3.3%, cash back 2%;
& f2 F0 j* D7 u$ A6 j2。五年固定利率3.99%, cash back 2%.
; f, K( z9 i+ I- S8 U4 Q3。按照银行网站，五年固定利率5.39%, cash back 5%
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另，做mortgage transfer, 而不是refinance, 银行可以支付lawyer's fee。
: N" L- _$ }; U6 o2 r' W感觉选择3最值。各位高人有何高见？

caifan

. H5 m. r. r9 f: Y2 |0 Z  y, j* a5 t" s
cibc的人好像是这么给我推算的：

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%
& k7 d; K3 F5 k) r2 U2%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%
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% c, u4 T: x# p" s9 c3 Q- ], C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。

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.
) q- W) a+ Q7 W' j5 P1.   3-year closed mortage with 3.3% and 3% cash back.
$ y/ f* V& q" A6 E0 Y2.   5-year closed mortgage with posted rate 5.39% and 5% cash back

Option 1. After 3% cash back, your mortgage amount will become $400,000*0.97=$388,000 with 3.3% interest
3 L, L' j; a2 V' kIf you want to payoff your mortgage in 25 years. Monthly PMT $1896.44. The remaining balance is $356,393 after 3 years.
3 q% k/ Z/ _- X- j
' s; g4 T" e8 n- ROption 2. After  5% cash back, your mortgage amount will become
$400,000*0.95=$380,000 with 5.39% interest.
3 |- z8 b& k) f# {If you want to payoff your mortagge in 25years. Monthly PMT 2295.21  The remaining balance will be $356,351.50 after 3 years

6 h2 d, q. V6 a) I6 z' ]) tBasically, 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
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：
7 c4 Y% ?. s8 U+ p$ T% I. UThe 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

5 b* k2 H9 h3 V' s4 Q* [' q8 IThere 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
  x  X8 s+ ?0 M1 x, ?& K
: d) m% {1 z. q- E# ?* S7 yThere is no fee/cost to transfer your mortgage
# _) e; m0 P% ^2 V" OPierce.CIBC 发表于 2010-3-4 14:26

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
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: _/ V* Q+ a& A& f$ s) ?* `3 Rhttps://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。

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.”
& P  O2 k8 r+ m9 e: Y" r! _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.”
& t2 r, M* d: J3 A, c2 I6 c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

, o! U8 a% U, b1 N5 Q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

* |1 K- A/ O1 Z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
6 j" D: C- `+ x) w0 f/ P
, c$ v9 M( @  M/ h6 F- F$ b
当您把mortgage转过来，cibc会给您mortgage注册，不需要花钱。

Pierce.CIBC

16# 诺言
& j/ v- [6 W7 l4 v/ f9 |0 A/ R8 x7 p

8 G, J: u; S5 ]! r; g# f7 Z/ o是free money,直接打到您的银行帐号。