房地产开发和施工贷款随想

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最近遇到不少朋友来问房地产施工贷款,有单栋独立屋翻建的,也有多套独立屋成片开发的,更有开发Condo和Apartment的。几点随想,希望对大家有帮助。

贷款合同要看仔细

房地产开发施工比现房买卖复杂得多,因此开发施工的贷款合同自然也比现房的房贷合同要复杂得多,比如:

1.     利息是固定单利,还是浮动复利?

2.     净贷款额有多少?

3.     手续费是怎么收取的?

4.     不管是一次拨款还是分次拨款,放款条件和流程是什么?

5.     施工拖期,Lender会不会收罚金?

6.     贷款期限是否“一次管够”还是“多次续约”?

7.     如果提前还款,罚金怎么定义?

8.     Hold-back等储备金的金额、预扣方法和释放是怎么规定的?

有不少业主都有个要命的毛病:看看贷款额的名义数额和利息的名义数额,就签字啦!等到真正需要钱的时候,发现人家Lender不给钱——因为没有满足放款条件。或者明明自己不需要很多钱,发现人家Lender照样按全额计息——因为你让人家的资金闲置了。这时候骂一句“奶奶的,真黑心!”有什么用?谁叫你不仔细看合同的?

施工贷款怎么和项目进度配套

首先,有经验的施工贷款Lender,可以对施工计划提出有价值的建议。比如说,我们最近在接触的一个downtown的小condo施工项目,只有3层,原来设计成钢筋混凝土结构的,我们建议改成砖木结构为主,可以节省造价15%-20%。

其次,施工期间的融资的总体策划,也很重要。以单栋独立屋翻建为例,是否保留原来的银行贷款为好,或者用施工贷款全部替换掉原来的银行贷款?另外,对更大一点的开发和施工项目,哪些阶段该引入什么样的贷款资金——负债率、价格、软条件?比如修建Condo,地下部分的施工一般是风险最高的,因此贷款时可能会遇到一些对这个阶段的特殊要求。

最后,拨款进度和施工进度要匹配。一方面,过多过早的拨款会增加业主的成本,或者容易诱导业主乱花钱。另一方面,从利于促进施工、借贷双方共赢的角度,有时候Lender需要适度突破合同限制,更多、更快地拨款。这些都需要Lender有丰富的专业经验和沟通能力。

Lender要找有实力的

最近看到一个啼笑皆非的案例:有个独立屋翻建的业主满大街shopping around,动了不少心眼儿,找到了一个“最便宜”的Lender给他提供施工贷款,分次拨款的那种。签完合同,拿到第一次拨款以后施工了一段时间,然后去申请第二次拨款,结果Lender找各种鸡毛蒜皮冒名奇妙的理由拖延。最后才发现,这个Lender其实没钱啦!这个业主愤怒不已,去找介绍这个Lender的房贷经纪算账,也没有什么用,反正经纪已经把佣金挣到手了。

所以,朋友们,找施工贷款,特别是金额大、需要分次拨款的,千万要找有实力的Lender,“散户”靠不住!

所谓“有实力”,包括两方面:有钱+懂行,缺一不可。遇到“傻子lender”,千万不要以为有便宜可占!

Lender要找好Lender

我们还遇到好些“坏Lender”的案例,真是江湖黑幕,呵呵。

有个开发商朋友,摊子铺得很大,资金非常紧张。大概一年以前,他买了块地,开发前景不错,地价大约1000万,曾经找我们按地价的95%借开发和施工贷款,我们当然不敢借给他咯。后来,他傲傲地告诉我,他借到钱了,“鬼佬”大财主哦!

最近,这个项目又转到我们这边来了,十万火急!原来,“鬼佬”大财主其实当初就没安好心,故意借给这位开发商很多钱而且负债率其高,多到别人不敢接盘,这样到期之后开发商还不了钱,就只有走拍卖一条路,等于是贱价把这块地给了“好心”的Lender!

所以说呢,事出反常必为妖,有便宜不要乱占!

现在,我们根据加拿大华人的需求,正在围绕“控制总融资成本、控制全过程投资风险”的核心目标,为房地产投资人、开发商提供投资、融资服务和产品,希望通过我们的努力,为华人社区在加拿大的发展壮大尽一份绵薄之力。特别是对专业水准高的房地产经纪、房贷经纪、中小开发商,我们能为他们自己或其客户迅速提供融资支持:50万加元以内融资需求24小时内可准备好资金;50-150万两个工作日内可准备好资金;150万以上的需求,尽责调查时间要长一些,但可以边沟通边准备资金,不会误事。

Sales Representative, Highyon Realty Inc. Brokerage;

Mortgage Lic #: M13000527, under Fourplex Mortgage Inc., Licence #12541

(以上内容不构成任何具体投资建议。对具体个案,欢迎来电垂询王富嘉6474000186或电邮[email protected]或光临近期举办的讲座 https://info.51.ca/my/view-673400-229195.html

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