買賣樓的按揭保險費問題

Do you mean confirmor?

The mortgage would only be in effect when the transaction completes. If you could resell the property before the original transaction date, you need not apply any mortgage. Hence, no charge would be imposed.

However, if the resell transaction is later than the original transaction, you have to pay for :

1: mortgage insurance
2: 罰息 (if any) for bank mortgage
3: interest expense

1: the insurance premium could be check at http://www.eaa.org.hk/publications/pub_mortgages14.htm. The cheapest method is to use 10yr mortgage for 95% with annual insurance premium. For $1.53m premises, the insurance premium is $1.53m x 1.04% = $15,912.00. However, if somehow you can't apply for 10yr mortgage and use 30yr mortgage, the insurance annual premium is $1.53m x 1.9% = $29,070.00

2: Depending on the bank mortgage offer, some plan would impose a 罰息 period (say 3yr). Normally, if you choose those plan without any cash rebate, there should be no 罰息

3: You have to pay for the interest for the time lag between the two transaction. for 2% effective mortgage interest the interest expense for 1 month (min.) is $1.53m x 95% x 2%/12 = $2,400.57

4: stamp duty = $100

5: legal cost = $10,000 (say)

6: commission = ($1.53m + $1.8m) x 1% = $32,300.00

Hence, the total cost = $29,070+$2,400+$100+$10,000+$32,300 = $73,870

The downpayment is 10% = $153,000.

hence, the return would be ($1,7m-$1.53m-$73,870) / ($153,000+$73,870) = 42% in a few months

The actual profit = ($1,7m-$1.53m-$73,870) = $96,129

it seems the return is a bit low for this kind of high risk 短抄