B*********t
发帖数: 152 | 1 究竟能不能Relock，这个问题case by case，没法给个标准答案，再说我也不是
Mortgage broker。只讲讲我曾经碰到的例子。
2010年的时候我有个客户在一家公司（很有名的大公司）里lock的利率，但是没过几天
，利率就降了。降得不是一星半点，而且一直在降，否则也不值得满世界到处去问去。
结果问了一圈下来，被告知在一个公司一定时间内只能lock一次，除了换别家重新贷，
没有别的办法。可是做了一半了，想换的话不但Appraisal钱白花了，时间也搭不起，
眼瞅着就要Close了。如果等Close了以后再做Refinance，谁知道后面的利率会是什么
样子，过了这个村还有没有这个店。功夫不负有心人，客户终于在另外一个州找了个能
人能在同一个公司给Relock了。
另一单是Closing前四天（有两天还是周末），利率降了。本来锁的就不爽，谁知道利
率一直只降不升，这么Closing又一天一天逼近，只好从了一个高点。利率一降，还没
等客户电话过去，人家就主动给降了。
另一单是离close差两天，利率猛降，客户问了贷款人，被告知来不及Relock了，但是
可以在Closing table上返一些Credit，这对客户来说无异于是天上掉馅饼。贷款人还
是比较有涵养的，没和客户说利率升了是我的，凭什么降了是你的。 |
H******e
发帖数: 64 | 2 I can answer this question for you as a mortgage broker professional.
Rate lock is locked with bank, not with broker. So if rate drops, it doesn't
make much difference for brokers.
Different bank has different relock guideline.
Some bank doesn't allow relock at all, like Provident Funding. Not only they
don't allow rate drops if rate drops, even if you switch to another broker,
they still have the worst case policy, which means they will take either
the current rat or the rate you locked within 90 days, whichever is the
worst. plus 0.25% of loan amount as penalty on top of that.
Some bank allow renegotiation of price only if the drop is bigger than
certain threadhold. And broker need to show that the renegotiation is for
the customer's benefit, not the broker's benefit. Like Chase.
Some bank can automatically float down when rate drops pass certain
threadhold, like fifth Third Bank.
....
Hope that will help you in understanding how this works. And most Chinese
brokers do most of their loans with Provident Funding. So there is no way
they can relock the rate. |
B*********t
发帖数: 152 | 3 实际上我是想show两个客户Relock的牛例子，不过谢谢你专业的解释，unfortunately
，第一个例子里的"大公司"就是 Provident Funding.
't
they
broker,
【在 H******e 的大作中提到】
: I can answer this question for you as a mortgage broker professional.
: Rate lock is locked with bank, not with broker. So if rate drops, it doesn't
: make much difference for brokers.
: Different bank has different relock guideline.
: Some bank doesn't allow relock at all, like Provident Funding. Not only they
: don't allow rate drops if rate drops, even if you switch to another broker,
: they still have the worst case policy, which means they will take either
: the current rat or the rate you locked within 90 days, whichever is the
: worst. plus 0.25% of loan amount as penalty on top of that.
: Some bank allow renegotiation of price only if the drop is bigger than
|
b***b
发帖数: 13249 | 4 It all depends on banks' policy. When one shops around rates, he can put
this kind of relock policy as priority or put lower rates as priority. |
H******e
发帖数: 64 | 5 For provident Funding. It doesn't help even of you change state. It track
under your Property address.
Maybe 90 days passed after they shopped around? Or maybe they changed their
policy, I moved away from Provident Funding and have not worked with them
for
about 2 years
unfortunately
【在 B*********t 的大作中提到】
: 实际上我是想show两个客户Relock的牛例子，不过谢谢你专业的解释，unfortunately
: ，第一个例子里的"大公司"就是 Provident Funding.
:
: 't
: they
: broker,
|
B*********t
发帖数: 152 | 6 还是Mortgage Broker说得专业一些，不过谢谢大家的发言。
【在 b***b 的大作中提到】
: It all depends on banks' policy. When one shops around rates, he can put
: this kind of relock policy as priority or put lower rates as priority.
|
V****5
发帖数: 913 | 7 it is a good topic!
【在 B*********t 的大作中提到】
: 还是Mortgage Broker说得专业一些，不过谢谢大家的发言。
|
a*****y
发帖数: 613 | 8 通常允许relock的lender开始给你的rate比较高 很多时候这个relock的机会用不上也
就白白浪费了 所以这是一个愿赌服输的事儿，你不能太贪，什么好处都要占着 |
V****5
发帖数: 913 | 9 一阵见血
【在 a*****y 的大作中提到】
: 通常允许relock的lender开始给你的rate比较高 很多时候这个relock的机会用不上也
: 就白白浪费了 所以这是一个愿赌服输的事儿，你不能太贪，什么好处都要占着
|
B*********t
发帖数: 152 | 10 注意错别字
【在 V****5 的大作中提到】
: 一阵见血
|
V****5
发帖数: 913 | 11 哈哈！
是我的中文输入自动给的。我真没想到电脑里面会是一阵见血的成语
【在 B*********t 的大作中提到】
: 注意错别字
|
H******e
发帖数: 64 | 12 Totally agree. Lock itself is a commitment for everyone. Bank promise you
the rate and you should stick to it. There are lots of background work
involved for a loan. As a mortgage professional, I hope mortgage broker's
work is appreciated.
Most people just want to lower the rate when rate drops. What if bank wants
to raise the rate when rate rises? :-)
A Commitment is a commitment.
【在 a*****y 的大作中提到】
: 通常允许relock的lender开始给你的rate比较高 很多时候这个relock的机会用不上也
: 就白白浪费了 所以这是一个愿赌服输的事儿，你不能太贪，什么好处都要占着
|
a*****y
发帖数: 613 | 13 想起我的一个客户，投资达人。当年他申请贷款的时候，可以选择provident funding
low rate without re-lock option，也可以选择local lender higher rate with 1
free re-lock。
结果该投资达人做了一个很不寻常的决定，选择provident funding with higher rate
。我提醒说这样两边的好处都拿不到，很不明智啊。他说没事，provident funding因
为higher rate给他好几千的rebate，他用这钱买了bond futures。后来利率下跌，他
在bond上面赚了不少，远大于多付的利息
估计那些提供free re-lock的银行也是干类似的事情
【在 a*****y 的大作中提到】
: 通常允许relock的lender开始给你的rate比较高 很多时候这个relock的机会用不上也
: 就白白浪费了 所以这是一个愿赌服输的事儿，你不能太贪，什么好处都要占着
|
H******e
发帖数: 64 | 14 Interesting. You could get rebate from any lender depends on the rate. it's
up to your broker.
funding
rate
【在 a*****y 的大作中提到】
: 想起我的一个客户，投资达人。当年他申请贷款的时候，可以选择provident funding
: low rate without re-lock option，也可以选择local lender higher rate with 1
: free re-lock。
: 结果该投资达人做了一个很不寻常的决定，选择provident funding with higher rate
: 。我提醒说这样两边的好处都拿不到，很不明智啊。他说没事，provident funding因
: 为higher rate给他好几千的rebate，他用这钱买了bond futures。后来利率下跌，他
: 在bond上面赚了不少，远大于多付的利息
: 估计那些提供free re-lock的银行也是干类似的事情
|
