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Home Loan – Do’s and Don’ts

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On popular demand here comes the much awaited article on Home Loan. I plan to cover some of the do’s and don’ts while opting to avail a loan to own that dream home of life time. This post comes soon after me closing our home loan account, so I sure do qualify to share my learnings. Yes, you read it right, I just closed my home loan account over the last weekend! I can tell you one thing for sure, nothing can match the sigh of a relief one can feel after closing the loan on their first ever dream home 🙂

Planning before deciding on a home loan:
Rule #1 – know your affordability. Decide on your preferences like whether you wish to go for an independent home or an apartment flat. Then choose the location that fits your budget. If you are looking at a considerably high budget home which might be just a little too pricey, think of having your spouse or parents as co applicants. That will help you avail higher loan amount since the combined affordability ensures the bank about a safe payment of EMIs. By having a co-applicant, you have an option of sharing the EMI payment on a percentage share basis. Accordingly, both the applicants will be able to avail tax benefits. Given that there exists a cap on the interest paid towards home loan is subjected to a max of 1.5 lacs per individual, Home Sweet Home!sharing the EMI between individuals make a better utilization of the tax benefit provision. This is advisable only for those where in both the applicants are working and paying tax out of their incomes.

Few banks do impose rules like the co-applicant must be the co-owner of the property which you are planning to purchase. So make sure you have thought of all these things in the initial phase itself. Also ensure you have all the required documents even if you are going for a construction loan on an existing property. Once you have all the documents, it is easy to avail the loan and to strike the best deal among the lot in minimal time.

Choosing the loan:
While you are in the initial phase itself start researching about the various home loan products by at least 5 different banks belonging to both private and public sector. This gives you a very good competitive edge to evaluate the best product that suits your needs as well as a good learning of the industry. When I was in this phase precisely 5 years back, I got to know about all the conventional terminologies like ‘Fixed’, ‘Floating’ interest etc., Also, came across a product by ABN Amro bank which offered a mix of both! Since I was new to borrowing business by then, opted to go with a plan called ‘All Smiles Home’ which had a combination of both fixed and floating rates. I zeroed on a deal by ABN that was pegged at a fixed rate of 7.25% pa for first 3 years, 7.5% pa for 4th year, 7.75% for 5th year and floating rates there after for rest of the payment term! Usually fixed interest products are a bit high compared to floating ones. Though I could have opted for floating rate which was anywhere between 6.75 to 7% at that time. I chose the said plan as I was not willing to risk myself to variable rates every 6 months or a year. This also helped me to plan my finance better since there were a number of things in the pipeline. I think this is a smart move for any individual who is planning for a home loan and has started the career a couple of years back.

Few more things to keep in mind while choosing a home loan include various options like prepayment facility, charges on prepayment or foreclosure, periodicity of rate change etc., Some of the banks don’t allow prepayment while others allow up to 25% of the outstanding amount at the beginning of a financial year and few other banks don’t levy any penalty at all! I chose a loan that gave me an option to prepay 25% of the outstanding amount every year without any charges and provided an option to close my loan completely after 5 years without any extra charges. Some banks do provide home loan insurance at a nominal cost. If you don’t have enough risk cover on the applicant/s, opt for this insurance so that the loan burden is protected incase of unfortunate events. You may want to go through related articles on life insurance here.

During the loan tenure:
After availing the loan and while you are on EMIs, plan your investments with utmost care. Your aim should be to close the home loan account as earlier as possible. Since the interest component of your EMI would be very high compared to principal amount, most of the money paid towards the loan would be towards interest component and principal stays very much at the borrowed level unless you plan for some prepayment during the initial years. Prepayment can bring in a lot of benefit since it reduces the principal directly and there by interest component % gets reduced on the EMI.Whenever you make a prepayment, always opt to reduce the tenure of the loan period than to reduce the EMI. This way you will be able to close the loan account in a lesser period compared the actual tenure for which you availed the loan.

If you continue to pay EMI’s without any prepayment, usually you end up paying ~1.8 to 2x times the borrowed money! So, tax saved from your income is actually paid to make the banks profitable! Of course, the relief is that you have a own home as an asset at the end of the loan period. Based on your affordability plan to close the home loan account anytime around 6-8th year, backed up by intermediate prepayments on a yearly basis. This will save you lot of money! Now your question might be on the lines of ‘What about tax benefit?’ if the loan is closed. Well, the answer is actually there is no benefit after few years as the principal component in your EMI increases while the interest component gets reduces drastically. Now that the home loan principal component is a part of section 80C (max 1 lac), and most of it gets easily filled with your insurance and pf contributions. Similarly interest component may be much lesser than 1.5 lacs. Upon closing the loan account and by paying the tax to government there after, our infrastructure gets better and we get to feel the benefits. But if you continue to hold the loan, you are just making the bank more profitable by paying heavenly interests! Now I don’t want to get in to numbers to prove that, you folks are smart enough to calculate after reading so many articles related to finance on this blog I suppose.

If you have any questions, feel free to post them under comments section. I shall answer them to my best to help you 🙂

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Comments

  1. my sbi homeloan is Rs 20,00,000 of tenure 15 yrs emi is Rs 19116 .I pre paid an amount of Rs 3,00,000 towards principle .now i would like to reduce my tenure to 10 Yrs. I also like to pay another Rs 4,00,000 towards principle.I request your advice

    Reply

  3. Hi –

    I bought an apartment from Sobha Developers in Bangalore. The apt was bought by an investor and was not registered. Hence I am buying the propety directly from Sobha.
    I have paid my booking amount and also my share of payment to Sobha. My loan is sancitoned from LIC and is ready for disbursement. The problem is :

    1. LIC syaing that the funds will be disbursed ONLY at the time of registration but the builder is saying that their policy is to get the funds disbursed first and then go for the registration later. I have spoken to my property lawyer and understand that LIC is correct. I dont understand why Sobha is not ready to do the registration particulary when LIC is ready to hand over the bankers cheque as soon as the registration is done in the registrar’s office. Is there any dispute with the property that the builder is trying to hide ?

    The property name is Sobha Daffodil and already 99% of the apts are occupeid and I have not heard of legal disputes.

    I donot understand why neither Sobha nor LIC is not trying to compromise to a resolution ? I have my last payment due date fast approching and will have to pay penalty if no funds are disbursed. {Please help

    Reply

  5. i am regular reader of ur blog and take benifits from ur saying.
    i have taken home loan for 16 lac from sbi aug 2010 tenure 15 years with husband as co applicant
    only i am taking my tax benifits. my queries are
    1. Can it be benificial to me to increase my EMI after march 2012 for income tax benifit if home loan intreast rebate incresed by 3 lakhs.
    2.can my husband also take tax benifit of home loan as he is not co-barrower of the home(only co aplicant)
    3.after how much time i can close my account by prepayment that i gets maximum benifit in the form of tax benifit and also not giving extra intreast to bank
    4 .how frequently i should prepay my home loan and how much in a year
    it will be a great help for me if u ans my queries and also benifit to others if govt changes home loan tax benifit limit to 3 lakhs.
    thanx.
    waiting for ur reply.

    Reply

  6. Dear Mr.Mohan,

    Nice to see your blog and helpful suggestions..
    I have some urgent things to discuss with you.I am a S/w engg.
    Recently i have taken the last and final installment SBI easyhome loan that i start from Sept 2010.My 1st EMI shows 2000rs more.i was shocked to know that they are charging in current rate SBAR ie.12% now in Nov 2011 and my EMI is 15750rs which should be 13700rs as i calculated for 13.5 lakhs for 15 yrs.

    i was now afraid of paying more 180*2000=360000rs to bank, which is illegal.

    Total prinicpal taken=12.8 lakhs,Interest till date=70K,Daily reducing interest is=80K approxmately.

    I raised query regarding this also SBI unhappy but they told its system generated we can not do anything.I need clarification why they are charging more EMI with clarification that it will be adjusted later.who knows they will do it or not???

    Afterall i am in loss 3.6 lakhs for nothing.Is this for all SBI home loan customers like its showing at current rate where as rates are fixed for me[8% 1st yr,9% 2nd and 3rd yr].i recently completed 1yr of loan and now it should be 9% but they are charing at current rate ..why these guys are doing this type of things knowingly.

    i tried to reach many bank staffs even compalin but got answer that system taking it with current rate,it will be adjusted later.is this true for all with SBI home loan customers like me?Is this likely to be helpful for customers to pay more EMI as they are telling or this is a way to fool customers those are new.

    Please suggest me.

    waiting eagerly for your reply.

    Best Regards,
    tapan mallik

    Reply

  7. I purchased a house by taking SBI Home loan Rs.3,50,000/-, and monthly EMI paying is Rs.4,000/- for the last 7 years. Now I would like to close the home loan within 2-3 years by paying lumsum amount. Whether is it correct ? or I should invest the amount by making FD or in others.
    Kindly suggest me.

    Regards,

    Reply

  8. Hi Mohan,

    Just wanted to know that what is the best date for Home loan Part -Payment ?

    Secondly How much part payment i can do in a year ?

    Reply

  12. Hi
    I have recently sold my house and paid off my loan. However I am looking to buy a townhouse and wanted to know if I can save money by depositing into my existing homeloan account, so that I have sufficient funds there when I am ready to purchase my new house. Thanks

    Reply

  13. Hey,

    I would be great if you could post an article which illustrates on how Loan Prepayment works. I mean some kind of article which tells me if i am in the 6th year of 20 years loan and if i pay 5L out of 20L loan …. How much would my loan tenure come down to …

    I searched on the net for such a calculator, couldnt find any ..I am sure you must have used some for your Home loan ..Please share if any.

    Thanks
    Shiv

    Reply

  14. Nice article and congrats on successfully closing your loan Mohan. I believe there is no penalty in general for pre-closure of loans as per the latest banking regulations. Secondly in these days of high inflation it is better not to avail bank loans, it will be a huge liability. With securitisation act in vogue, if the borrower does not repay the property can be auctioned. So my suggestion will be wait till interest rates soften or real estate crashes

    Reply

  15. Hi,
    I purchased a house for 15 lakhs and took a loan in lic for 12 lakhs.I took loan in Nov 2010.The tenure is 10 years .Now i wan to top up my loan.Is it is possible to top up my loan ? Is it advisable? or is it better to go for personal loan instead?
    Please suggest?

    Reply

  16. I am new to bangalore and right now residing in south bangalore. I am planning to buy an apartment or individual house in bangalore. Please suggest me which is good to buy at the current state – either an apartment or an individual house? Also, if you have any details regarding how to search for an house or any broker or contact details, please share the same.

    Reply

  17. Hey Mohan

    Need your help, i have taken the loan from LIC of rs 18,00,000 (20 years/ 9.5 interest rate) and EMI started from march of rs 17500 (approx).
    Pls suggest me is it a good decision to start that much EMI from immediately taking the loan, or other options also there to intelligently repay the loan.
    loan taken for under construction property, property will take 3 years to get possessed

    thanks for your help

    Reply

  19. Sir, I purchase a independent home on July 2010 and registered on my name, that time am not eligible to take home lone. but now am eligible, how can i get home lone please suggest

    Reply

  20. Hi Mohan,
    This is very useful article for a home loan seekers like me. As this gives all the pros and cons of home loans and helps the reader to gain enough knowledge. I have a query – I own a land and want to go for a construction loan. In this case will have to give the originals of the land document to the bank.

    Reply

    • Suresh, glad this article was useful for you. Yes, banks would take the land registration papers for disbursing loan as a security measure to avoid defaulters. Upon the loan re-payment, the bank will return all the documents back to you.

      Reply

  21. Hello Mohan,

    Very nice article.

    I need suggetion.

    I have booked flat 1 year back (2009 sept) in Ahmedabad. I have paid down payment of 2.65 lacs and now after 1 year builder has started consturction and called us for loan processing.

    I can manage by paying the amount without taking loan however I want to take loan
    1) just that bank will verify all documents and its safe that once i take loan i will have all proper papers and all.
    2) Bank will disburse stage wise payment which is safe (builder is forced to complete the work)
    2) I will get tax benefit.

    I want to take loan for remaining amount with condition that say will i get possession in august 2010 so bank will disburse amount stage wise and when I will get possession i will repay the remaining amount.

    Is it possible?

    what is your advise?

    Is it advisable to go for home loan at all?

    Please reply.

    Thanks in advance.

    Reply

  22. A good article covering important aspects.
    I look forward to another one for single, early, young investors/home buyers with limited loan eligibility like me looking to buy a house.
    I have a slightly contrasting view to paying off loans quicker especially Home loan. Since the interest rate is around 8-10% and inflation is always slightly more than that much, not pre-paying the loan may actually be beneficial.
    Though your point about paying 1.8x to 2x the borrowed amount is true, taking inflation into account, ironically, the bank would be actually paying YOU to buy the house.
    The same money used to pre-pay the principle can be invested in another high yield instrument which may yield returns of up-to 15% and you actually beat inflation and make a profit as well.
    This is the reason most advisers tell you to take the maximum possible tenure for the loan. In case of any changes in the situation to an unfavourable one, one can always close the loan early.

    Reply

  24. Great & Informative article.
    Thanks Mr Mohan. Such information you never get from Market.

    During 2005, I have taken home loan from ICICI Bank @7.5% fixed rate for 20 years. Hope this is cheapest interest rate I have heard till now.
    Now when I am getting intest of about 8-8.5% on my investments through PPF etc.. Still you will suggest me to pay addtional part payment in my home loan principal ?
    Pl suggest.
    Thanks once again.

    Reply

    • Hi Shridhar, it is my pleasure to share the knowledge that I have gained through my personal experience. That is a wonderful rate at which you got the home loan given the present rates!

      Well, I will let you calculate that for yourself. Do a thorough analysis of your investment gains Vs the money you are repaying in terms of interest. Project the same for the remaining years of repayment tenure… you will have the answer for yourself 🙂

      Reply

  25. Hello … does anyone know if a part funding through PF withdrawal is possible and balance funding through a bank eg HDFC ? I was looking through PF withdrawal forms and there was some undertaking required stating that there will be no mortgage / sale for the next 5 years. Can someone pls share thoughts.

    Reply

  27. Hi Mohan,
    Nice work. I just have a loan sanctioned by HDFC for a property I am buying in Chennai. The tandard fare of 8.25% the first year, 9.25% the second (any way as the disbursal is going to happen now onwards, I see only 9.25% will be the effective rate). Even the bank sanctioned 85%, will they be open to me paying some of the commitments. to explain, disbursal of funds happens at milestones, viz: foundation, roof, painting etc. Can I chose and pay the 5th such commitment, to reduce the principal?

    Raja.

    Reply

  28. Hi,

    I had taken a home loan of 28 lakhs last year (may 2009 @ 9.75%) from axis bank. Have given the property for rent now. Saving tax is not an issue for me since i have covered myself under 80C quiet sufficiently.

    Now one of my credit card company is offering me a loan on my credit card for an amount of 5 lacs @ 12% reducing interest. My idea is 2 take this loan and clear part of my principal amount against my house loan.

    The payment of emi against the credit card loan paying is not a problem since the rent generated from the property will cover 90% of the emi amount and i can afford paying the difference amount without stretching too much.

    Is this a good idea to take a loan on your credit card to clear a part of your housing loan.

    Can somebody please suggest what to do?

    Thanks!

    Reply

  30. Hi Mohan

    I am planning to repay my home loan and avail HRA benefit.

    currently i am paying the intrest of arround 99k per year and i want to get rid of this huge intrest which i pay every year

    please let me know will IT act provides this benefit to salaried person to avail HRA after settling Home loan

    and also i would like to tell you that the house is in my wife name and she is house wife and i am taking 100% tax benefit on home loan is there a way after clearing home loan still can i claim HRA as the house is in my wife name

    Reply

    • Vinod, I am not a tax planning expert. Not sure if you can avail HRA benefit after clearing the loan since the property is in your spouse’s name. I suggest you get in touch with a charted accountant to avail the maximum tax benefit that is LEGAL 🙂

      Reply

  32. Hi Mohan,

    I have one question about Home Loans!
    There’s a Home Loan Loan Product Offered by Standard Chartered Bank by the name of “Home Saver”; in which they offer a Current Account along with the Loan Account.
    ( They also provide a Debit Card ) and they claim that this Loan Product can save our Interest paid as well as the Tenure over the period.
    The Loan scheme works as follows :
    With every Home saver account, you get a current account. All you need to do is put your usual savings, from other accounts, into the Smart Home Account. No min or max limits.
    Depending on the savings you put into the Home loan / current Account, you can reduce the quantum of interest paid by up to 50%.

    Your home loan interest is calculated, on the principal outstanding minus the savings deposited in your home loan Account every month, over and above your EMI. ”

    If we consider their illustartion for a Loan Amount of say Rs. 40,00,000 with ROI 9.5 % (after assuming appxt. increase in Rate ) for a Tenure of 25 Years and if we wish to save/deposit around Rs. 3600 extra in the Current account provided by the Bank per Month then the actual savings in Total interest paid can be up to 31% and loan would be fully paid around 7.5 Years before i.e it can be reduced to 17-18 Years.
    ****************

    Ok, now I understand that by keeping my extra money in their current account for such a Long period would not earn any interest ; however in case of emergency I could withdraw that amount any time.
    The above illustartion is based on my current drawings and I have not considered the future increase in my Net earning per Month.
    So my question is, If I go for thhis Home Saver option, which would save the Interest as well as the Loan Tenure and also if I continue to save/deposit around RS 3600/per month in their current account and use the future increase in my Salary for the Traditional saving and Insurance planning purpose then will I actually taking a wise decision or I would get much better appreciation in my savings amount in the MFs or FDs ?

    Reply

    • Hi Ameya Phadke, this is what I feel about your question. It is always good to have some liquidity for unforeseen emergencies. I prefer to have some savings amount available which is equivalent to at least 6 months of an individuals salary. This is again based on the kind of industry you work in. Once you have covered that, I would look at investment modes. Now that you are being offered such current account, not sure if you know that these current accounts won’t yield any interest unlike SB accounts. So, you will be simply parking your money to get some rebate on your home loan interest component.

      My take here is if you have good liquidity in savings as per your need, go ahead and pay it off any excess amount you might have rather than parking it in current account. Do a comparative analysis/calculation to figure out which one is more beneficial.

      Reply

  33. Mohan,

    I have just had a chance to view your blog when I searched google to know about wealth plus. It is simply superb!!

    I have a housing loan of 10 lacs from a MNC bank with the fixed rate of 10% , 7 years back. Though I have good savings every year, I never care to repay partially as I have been under the impression that I will not get the tax benefit for the interest paid component. The interest payable as of mar,10 is 80000 and the principal paid is 40000 (for the year 2009-10). Please suggest the best way handling this loan as I have a surplus amount to repay this loan.

    Reply

    • Dear Elango, you are the best judge of your situation. Do calculate the benefit you achieve by paying EMI against the cost of paying income tax based on your tax slab. Once you have that data, it should be fairly easy for you to take a decision on whether to prepay the loan or not! If you have surplus amount, it is always good to repay the loans in my view 🙂

      Reply

    • Not all Banks are ‘evil’ Shrinidhi. Most of the public sector banks don’t levy any penalty on pre-closure of loans. They charge only if you are refinancing your loan through another bank.

      Reply

  36. Congratulations Mohan garu on fully paying off the loan. Nice topic – everyone is interested in this dream. 🙂 Just curious if you own the whole building ? Nice decoration and pics of the puja.
    I remember, I couldn’t sleep peacefully when I took my first loan for a car. I felt so relaxed when it was fully paid off within 2 years instead of 5 years. I had not negotiated the terms of the loan well at that moment when I look back at it, but oh well, its over.
    Just sharing my experience. My Dad booked a flat for me in Pune recently. My research was not so intensive, but I saw online that the lowest interest I could have got was from HDFC for about 8.25% a few months ago whereas I could get a personal loan for 5.99% (without any collateral) in usa(where i currently work) for the 30-35% finance that I required. I hate to make my Dad run around for documents anyway; so I just took a loan recently from a credit union bank and am looking forward to moving to Pune for good in the next couple of years(of course after making some decent investments for the future too).

    Reply

    • Thank you Jeevan! Yes, that belong to us 🙂
      Good to hear that. Personal loans here in India costs around 18% as against 6%!!! All the best with your planning.

      Reply

  37. Congratulations Mohan! Excellent article on home loans. Now I draw more inspiration from you towards better planning of my finances. You have a great blog and wishing all the best.

    Reply

  38. Hi,
    Thanks Mohan for the all answers and the for the Tool!
    it’s very useful.
    Any idea/expert guess on market interest rates behavior ??

    I like your suggestion about getting documents prepared first!
    Also could you please put more light on the documents required for any Home Loan ?
    and any available Site where I can get all the comprehensive info about different Banks offering home loans under one roof ? provided that those sites not asking me for my phone number initially.
    Thanks,
    AP

    Reply

    • Interest rate is much dependent on inflation and the economy. Any rate around 8 to 9% is good to go ahead with fixed rate. Regarding the documents, it depends from bank to bank and state to state. Better check with the banks you have shortlisted. Usually, the list includes the sale deed, mother deed, encumbrance certificate, property tax papers for past few years, salary slips of recent few months, Filed IT return acknowledgements for past 3 years etc.,

      Reply

    • Thanks for your support Nalini 🙂 Well, I am just sharing my experiences and learnings. It is really encouraging to read such kind words!

      Reply

  40. Good article Mohan for beginners at least. Although most of it i knew beforehand, but still helpful to refresh the memory. Good job again…

    Reply

  43. Hi Mohan!

    Thank you very much for writing this one!!! Much Awaited one !!!
    Now my Questions….. 🙂
    I agree with your openion of having one’s spouse as Co-Owner/Co-Applicant.
    Let me give u my own example which wod give u a rough idea .
    My wife and I get around 60-65 k/ month as our combined income after deducting taxes and PF contribution and both of us are making full use of Tax Exemtions under 80 C.
    Both of us pay Around 60 K Each on Traditional Life Insurance and around 40 K in single Tax Saving MF investment/ Single premium ULIP etc.
    Now my questions are as follows :
    1) Per your knowledge, what would be our combined eligibility for Loan Amount? as most of the Banks approve around 85 % of the Home Price as the Loan amount .
    2) Irrespective of Loan Type ( Fixed/Floating) , what should be the ideal amount of EMI for me ? I dont want the exact figure; however i wod love to get an answer in % wise.:-)
    3) I like the option which u had opted for; however if you foloow current Economy and Market progress; which one should be the ideal Loan Interest option ? it shd be Fixed / Floating / or Combination of both ( just like yours) ?

    Very much eagerly waiting for the response!!!!!
    Thanks once again……
    AP

    Reply

    • Hi Ameya,
      1. You can use this online tool by hdfc bank to calculate your loan eligibility.
      2. You can look at an optimal level up to 40% of your salary (after all deductions) towards home loans. Again this number depends on an individuals long term and short term financial plans.
      3. Not sure if the kind of product I went for is still available in the market. Like I have mentioned above, usually such products will be made available for a short period. It is better to brace up ourselves with all the required documents and then look into the various plans that banks come up to get the best of the lot at the time of availing loan. I went for a combo plan since I wasn’t very sure about the interest rates behavior by then. Choice of selection depends from an individual to individual based on their planning. If you don’t see too much of fluctuations in the market, floating is good, other wise it is better to go for fixed.

      Reply

  45. Nimma mane bahalha channagide 😀 Congrats on getting done with all the loan n stuff 🙂 Treat beku 😛
    Useful information .. bookmarking it 🙂

    Reply

  46. very informative..I wish i had all this knowledge before buying the flat…

    Do you think it is financial savvy to do the prepayment if one has taken the loan at 7.5 %, because one can get the return of 8 or 9 % easily thru MF?

    Reply

    • Samvedna, you are forgetting one thing. The longer you delay, more the amount of interest you would be paying to the loan financier. Apart from that, you need to consider a % of tax on the profits booked on MFs. With that you still think MF’s are better while you have an active loan?

      Reply

  47. Well written article like a banker yourselves! Its better to get the EMI cross checked from other source also as some times EMIs are fixed on a lower side or higher side by oversight or miscalculation.

    Reply

    • Thanks for the additional info provided Ayyangar. I haven’t thought about it all this while, but when a banker says, I am sure there is something to look out for!

      Reply

  49. Repaying any loan gives you a sense of accomplishment and ownership. I am sure you would have felt the ultimate sense of ownership after closing the loan. I am glad you closed your home loan. 🙂

    Reply

  50. Hi Mohan,

    Nice Article to begin with. By the way, Congratulations on getting yourselves relieved from the sweet demon called as LOAN. If somebody could highlight the benefits of various types of interest charged. I mean daily reducing, monthly reducing. Home loan is nice to have but one must try to close that loan as soon as possible.

    Reply

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