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《本地樓市》利嘉閣按揭黃詠欣:港銀資金成本高 或仍有加按息壓力
阿思達克 11-02 13:03
美國聯儲局連續兩次議息會議按兵不動,維持息率不變。至於香港方面,匯豐銀行亦宣布維持最優惠利率(P)於5.875%不變。利嘉閣按揭代理董事總經理黃詠欣認為,是次美國議息會議不加息,屬市場預期之內。現時美國聯儲局暫停加息,是想有更多時間去觀察經濟情況變化,以及市場反應,預計12月美國加息的機會亦不高,相信美息已經見頂,但估計短期內不會調頭減息。 至於香港方面,現時一個月港元拆息仍然高企於貼近5厘的水平,同時不論大中小型銀行皆仍要用高息搶存,反映銀行資金成本壓力仍然高,近日有大型銀行針對300萬元以下細額按揭加封頂息,都顯示出本地銀行短線仍有加按息的壓力。 黃詠欣解釋,有大型銀行微調細額按揭的鎖息上限,貸款額300萬元以下的H按鎖息上限(4.225%至4.275%),較貸款額400萬以上的鎖息上限(4.125%)高0.1%至0.15%,以每100萬元貸款額計,每月供款差58.3元至87.5元。差幅不算太誇張,但亦反映出銀行的按揭取態較過去審慎。 黃詠欣指,大型銀行繼9月上調鎖息上限後,個別銀行10月再針對細額貸款鎖息上限進行微調,這些都一定程度上紓緩了加最優惠利率(P)的壓力,但由於銀行資金成本仍然高,短期內可能仍有個別銀行可能微調按揭優惠或小幅上調封頂息率。她預計,隨著施政報告宣布減辣,發展商再次積極推新盤,樓市氣氛有改善之下,銀行開始部署下年按揭生意,下年初可能會相對提高按揭優惠。 由於預計港銀短線減息機會不大,加上樓市回調,令不少物業估值下調。黃氏提醒,早年選用發展商按揭計劃,或有財務機構一按及二按的人士,要盡早檢視供款息率變化,是否將步入高息期,盡早安排轉按回銀行的按揭計劃,以防出現因物業價值下跌,而被財務機構要求補回樓價差額,又或是call loan的風險。 黃詠欣解釋,由於財務機構批出的按揭貸款與銀行按揭計劃不同,較多數是年期較短的,又或是供息不供本的計劃,原本計劃的目的,是作一個短線的過渡,不是預計借款人如銀行按揭般借20至30年期。其貸款條款中,多數會有寫明是會每年或定期做評估,當於每年評估時,如發現按揭欠款已多於物業估值,例如物業最新估值為400萬元,但未還貸款為450萬元,財務機構便可能會要求借款人補回樓價差額,又或是大幅上調貸款利率,甚或是Call Loan,以平衡風險。
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