自雇人士的住房贷款申请

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Kathy Wang

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在金融危机发生以前,作为自雇人士贷款是较为容易的,只要你的信用分数高过680分。现在贷款政策对自雇人士来说较以前有所收紧。全球经济衰退迫使各国对借贷风险更为重视。在2012年金融机构监管部门颁布了B-20指引要求银行收紧放贷政策。自雇人士贷款因而受到影响。不过,目前各大银行都有针对自雇人士的贷款项目,一般来说该项目只针对购买第一套自住房的申请者。


自雇人士通常有更高的净资产

根据加拿大统计局的数据,自雇人士实际上比工薪一族拥有更高的净资产(中位数),但是自雇人士的收入通常不会全部报税。自雇者希望少报收入而少缴税并通过正当费用和个人抵扣来减低收入。因此绝大部分自雇人士的保税收入比实际收入低。


需要哪些文件

以前自雇人士只需要签一份自报收入声明及出示自雇证明就可以贷款了。现在,在一些银行仍然可以“自报收入”来贷款,但贷款金额有了限制。政府规定自报收入的自雇人士只能贷到房价的65%,目前GTA地区,自雇人士最高贷款金额被限制在75万以内。如果需要更高额度的贷款,则需要从三家保险公司(CMHCGenworthCanada Guaranty)之一购买违约保险。

具体的来说,对于自雇人士,银行一般需要生意注册在两年以上,您需要提供Business License (Sole Proprietor/Partnership)Articles of Incorporation

此外,还需要提供最近两年的NOAT1 General。生意的持续性和稳定性是贷款审批最为关注的要素。


合理的自报收入如何界定

对于自雇人士来数,银行审批时是会按照行业及生意类型而界定合理的收入,并参照NOA 150行收入、生意的年度毛收入、生意类型(例如:IT咨询、园艺、按摩等等)以及是独资、合伙还是公司等。此外还会参考以下几个重要因素:行业(不同行业的收入根据商品或服务的不同而有很大不同)、经营期限(一般经营时间长的生意较新开生意客户数量多,因而收入也会相对更高)、经营地点(经营地点决定着市场容量,从而也就决定着收入的合理性和可信性)、是否有网址(网址上一般可以找到更多的信息)。


下面举个例子来说明什么是合理的收入

例如:中医按摩师,购买自住房:

LTV65%

信用分数:780

购买价格:$600,000

自雇期:5

自报收入:$70,000

生意类型:个体

2014毛收入$90,000, NOA报税收入$40,0002015毛收入¥110,000, 报税收入¥45000

合理原因:最近两年的毛收入呈增长趋势,已经经营5年,客户基础较稳定,尽管报税收入偏低,但毛收入高,自报收入介于NOA收入和毛收入之间。

那么什么是不合理的自报收入

例如:便利店店主,购买自住房:

LTV65%

信用分数:680

购买价格:$1,000,000

生意期:2

自报收入:$100,000

2015 NOA$30,000

2015毛收入:$100,000

生意类型:合伙(2 partners

不合理原因:个人收入不可能与生意毛收入一样,因为要刨除运营费用,例如上货车费、水电费、工资等等。

还有需要注意的一点是:自报收入应该以能够cover贷款金额为原则,不应超过实际需要。

只要合理报出自己的收入,利用银行的自雇人士贷款政策,还是能够尽量多地贷到款的。收入金额的合理性是你贷款获批的重要一环,请在咨询贷款专家后再做决定,争取一次申请成功。


(本文仅代表个人观点)


如有问题欢迎随时致电Scotiabank房贷专家Kathy(王雷) 647- 291-7958,或加微信kathywl


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