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 s2 `/ `' h2 Z  U6 k9 S, c1。三年固定利率3.3%, cash back 2%;
* d. _: g7 ~" e3 K) z" H( U1 K( Z& L2。五年固定利率3.99%, cash back 2%.
/ T5 D- G; o: b/ l, e8 C" H& p  v3。按照银行网站，五年固定利率5.39%, cash back 5%

! u6 y7 y' M+ x9 S8 N另，做mortgage transfer, 而不是refinance, 银行可以支付lawyer's fee。
; s6 ?' H* H  [3 h感觉选择3最值。各位高人有何高见？

caifan

6 s' e$ c( y0 k4 N+ Gcibc的人好像是这么给我推算的：

% Z4 d' ~1 t+ B. R% T4 |8 N" A3 P" o* j2%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%
9 \6 @3 u- l) `5 E: H2%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%

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 Y/ C2 T1 h0 v! m% k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.   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
* t. B* y+ Y0 Y2 G7 g0 E' d
Option 1. After 3% cash back, your mortgage amount will become $400,000*0.97=$388,000 with 3.3% interest
  o% Y. R! g/ c% DIf you want to payoff your mortgage in 25 years. Monthly PMT $1896.44. The remaining balance is $356,393 after 3 years.
- I" E7 U; y% l! H0 f
Option 2. After  5% cash back, your mortgage amount will become
$400,000*0.95=$380,000 with 5.39% interest.
- ^0 u1 g" z" ]) x0 T0 aIf you want to payoff your mortagge in 25years. Monthly PMT 2295.21  The remaining balance will be $356,351.50 after 3 years

Basically, 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
6 R# m+ ?; |; ^# B3 N3 z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：
1 @% }; V6 O4 _5 d# L0 E' \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

! m* I% }# t- i8 ^, L! e' ^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
1 x2 k* H- V) h: H/ M& o, h
There is no fee/cost to transfer your mortgage
Pierce.CIBC 发表于 2010-3-4 14:26

. \  Y, i: k3 D" U+ Y8 m7 B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
1 S3 e% q+ N9 n% g8 i- G0 n
- U. I" M) w# Mhttps://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。
/ r0 r) {/ [; }/ `1 H: F8 c1 |
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.”
% w3 R/ @# ]8 S& t1 `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？
诺言 发表于 2010-3-11 11:41

' v! ~) r) v; s  @, t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 ...
+ D6 t1 v& u3 N" kcaifan 发表于 2010-3-11 11:59

: h1 H1 ?. P1 h" ?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


* {" C: @$ i: }5 Y当您把mortgage转过来，cibc会给您mortgage注册，不需要花钱。

Pierce.CIBC

16# 诺言

& M5 w, C, F0 }) A& Z' G7 ^8 H
" i- o( z: t: z* K" v( S4 {9 L* o是free money,直接打到您的银行帐号。