Representative of an insurance companyInsuranceInsurance agent performs operations on the conclusion of contracts of property, personal insurance and examines the conditions and regional demand for certain insurance services.Analyses of the regional contingent of potential customers, serving individuals and entities representing the institutions, organizations and enterprises of different ownership forms. Conducts reasoned conversation with potential and regular customers to get them interested in the conclusion or renewal of contracts of insurance (life and health, movable and immovable property, business and commercial activities, and others.).
In the process of working with clients monitors, evaluates the characteristics of perception, memory, attention, motivation, behavior, and provides understanding when contracting for insurance services. Establishes criteria and risk when contracting for insurance services, given the state of health, age, sex, education, length of employment, the level of material security and other subjective qualities that characterize the client.Concludes and draws up insurance contracts, governs the relationship between the insured and the insurer, provide for their implementation, performs the acceptance of insurance premiums. It ensures the correct calculation of premiums, processing of insurance documents and their safety. Promotes interest and demand for insurance services, taking into account the need to strengthen the material and moral support of various sectors of the population, as well as the increase in risk associated with competition, bankruptcy, unemployment and other conditions in the contemporary socio-economic processes. Assists clients in obtaining comprehensive information on the conditions of insurance.Work to identify and record potential policyholders and insurance objects, evaluates the cost of the insurance object. During the term of the contracts concluded in communication with individuals and legal entities, entered into a contractual relationship for insurance services. In the event of damage to the insured evaluates and determines its size taking into account the criteria and risk. Consider coming from customer complaints and claims on the disputed issues of calculation and payment of insurance premiums, payments of insurance compensation when the insured event in accordance with the terms of the contract. Sets the causes of violations of insurance contracts and take measures for their prevention and elimination. Explore undeveloped types of insurance services and their development prospects with a view to use in their practice and creation of insurance agencies and services. Timely and in accordance with the requirements prepares the necessary documentation, maintains records and provides storage of documents relating to the conclusion of insurance contracts. Interacts with other insurance agents.Necessary naniyaNormative legal acts, regulations, instructions, guidance and other documents regulating the activity of the insurance bodies; types of insurance services and conditions of various types of insurance; the legal basis for the development of insurance activity, taking into account specific regional conditions; the current system of social guarantees; methods for determining the degree of risk when contracting for insurance services and damage assessment; foundations of a market economy; foundations of psychology and work organization; procedure for the conclusion and execution of contracts for insurance services; domestic and foreign experience of insurance of the population and economic entities; basics of labor law; rules and regulations of labor protection.Requirements for qualificationVocational education and training in a special program installed without requiring a length of service.
Pros and cons of mortgageMortgages
Someone takes a mortgage is a wonderful opportunity to start living better today, and someone the prospect of many years to be a debtor of the bank is incredibly frightening. But, anyway, I have a mortgage has its pluses and minuses. And on closer examination it appears that the pros anymore.
Pros mortgages
1) The solution of the housing problem in the short term
2) Buying an apartment in the absence of significant savings
3) Ability to buy an apartment larger area than allow their own funds
4) Ability to buy a new home without selling available
5) Ability to abandon rental housing, while not significantly increasing their monthly expenses
6) Ability to register in the apartment to repay the debt
Cons mortgages
1) The inevitable overpayment. Under some circumstances it may be up to 100 percent or more.
2) Limiting the amount of the loan
3) Restriction of freedom of choice when buying (you can buy only the apartment, which approved the Bank)
4) The existence of some difficulties in selling the apartment to repay the loan
The reasons why banks may refuse mortgagesMortgages
So, why the bank may refuse a loan?
Damaged credit history. That it often becomes a barrier to purchasing an apartment through a mortgage. For several years, banks transmit information about their borrowers to credit bureaus, carefully capturing all failures and late payments of citizens.
For the bank, in which the person applied for a mortgage matter how unfair payer citizen was in the past. For example, if only once, and less than five days delayed payment on the loan, the bank with no problems will ignore this fact. If payment delays have been repeated and long-term, the bank may require or refuse or assurance that the borrower is corrected. These safeguards could serve time paid utility bills, child support and other bills.
If the credit history contains information that people did not return the loan, the bank of its application would not even be considered.
"Gray" wages. Many banks declare their readiness to lend to borrowers who receive a salary in an envelope. These banks even has its own form, the form for income verification. Borrower enough to enter the amount of its true earnings and sign the form at the director and chief accountant.
However, as practice shows, if the borrower does not provide a certificate of 2-PIT at least a minimum amount of loan it is likely to be denied.
Lack of formal employment. On this point, it would seem, everything should be clear. But managers involved a mortgage, say that the appeal to the banks officially unemployed people are not so rare. Some of them want to prove their ability to pay extracts from deposit accounts, others are ready to bring a large number of guarantors but also the other banks consistently denied.
EGSN Experts say that sometimes with questions about the possibility of obtaining a mortgage are turning apartment investor. Some of them rent several apartments, and actually have a very good salary. They have a chance to get a loan. But, first, if the delivery of the apartments will be designed as self-employment, and secondly, if one of the available apartments will be provided as collateral.
Short and recent experience a new job. Officially, the banks say they are willing to lend to young professionals, whose work experience more than one year. In fact, those who have not worked for three years, will not be able to get a loan. Also in the banks claim that for a loan on a new place of employment, except for a trial period, it is sufficient to work one month. And at the same time refuse to borrowers whose length of service in a new location less than half a year.
The age limit. In Russian, as well as in foreign banks believe that with the retirement of the borrower loses the ability to pay. For our country, this fact is virtually certain. Therefore, the maximum term of the loan is equal to the number of years remaining in man until his retirement.
That is, theoretically, a citizen, who until his retirement in less than 5 years, can expect to receive a mortgage loan, but in practice, it is likely to receive a waiver.
Existing loans. Often, banks refuse to borrowers who took up several loans and have not yet had time to repay them. The banks fear firstly, that the person will not sustain the burden of debt and will pay regularly, and secondly, that in the case of its bankruptcy of the borrower, debt reimbursement will require several creditors.
Therefore, credit experts advise: before you apply for mortgage loans, repay even small loans.
Vehicles that do not get to buy a mortgageMortgage | Habitat
The apartment, which is purchased with a mortgage loan is essentially two masters - the buyer and the bank. And who is the host to a greater extent this does not make sense to argue and argue, because, like everything is clear. So far so good, and the borrower is making payments regularly, he is the master, but as soon as he ceases to pay, the bank becomes the owner.
For the bank has credited the apartment - it is a source of income. And such it should remain, even in the case of bankruptcy of the borrower. If this happens, the bank returns the money by selling the collateral apartment. But as you know, not every property is marketed with the same success, and because banks are very meticulously belong to the estate, which is given credit for.
Also banks have a list of objects for which they would not give money.
You can not buy a room
Today, no bank in Moscow is not ready to finance the purchase of rooms in communal apartments. Meanwhile, realtors believe, if such programs were, they would certainly have enjoyed success. First of all, in young people and families. Many of them can not get a mortgage for an apartment in the first place, because of the low salary (35 000), and secondly, because of the lack of down payment, which in the case of buying an apartment in Moscow must be at least 900 000.
On the other hand, these people could easily overpower and a down payment and mortgage payments, if we were talking about the rooms. After all, their average cost of capital is 2 000 000 - 2.6 million rubles.
Banks do not lend communal due to difficulties in their sales as the refusal of the city and neighbors, as well as due to the fact that the liquidity of the room can not be predicted. The price of a communal - a very subjective thing: today, residents of neighboring rooms quiet intelligent family, and tomorrow in these rooms can be occupied alcoholics. As a consequence - a room instantly become cheaper.
Shares
It is not even discussed. The bank will not give credit for the purchase of shares, because her estate and a name difficult. After the purchase of a share does not guarantee the right to reside in the apartment. A fraction of the cost - is generally a separate, sad song. And if once upon a time, in exceptional cases and not very long period of banks gave loans to buy apartments is the lending of shares was never even a question. I dare say that and never will.
Apartments in buildings to be demolished
In Moscow, the borrower will not be able to buy mortgaged apartment, located in the house for demolition. Banks shun difficulties and red tape that are sure to arise when transferring the collateral from the old to the new apartment. Also, the liquidity of new apartments may be doubtful because of the remoteness of the new house. Realtors say that, indeed, often apartments in new buildings and in new areas are cheaper than in the non-floor buildings demolished.
Apartments in buildings with wooden beams
An integral part of the mortgage - this insurance collateral. And insurers refuse to insure high-value apartments with wooden beams. And here the circle closes: there is no guarantee repayment of the loan - no loan.
Apartments in dilapidated houses and buildings to be reconstructed
As in previous cases, here in the first place, banks are skeptical of liquidity facilities, which will be transferred to bail in the case of resettlement of residents, and secondly, such an apartment will not insure none of the insurance company. It must be said that the insurance company to shelter impose much stricter rules than banks.
For example, they may refuse to insure an apartment, if they consider that the house was too worn communications, and the roof is in bad condition.
As for the banks, they just will not give mortgages for apartments, located in homes and barracks in the so-called "Dormitory." Not prokredituet apartment that is located in a wooden house, of course, if it is not a modern eco-friendly cottages.
It is impossible to get a loan for an apartment, where she was held, but was not legalized redevelopment. Because the deal with the object may be invalidated.
And, of course, will not get credit for an apartment that has any encumbrances. It is necessary to know what a burden is even the current rental agreement. If they know about it the bank's employees, they do not sign the authorization for the purchase, as long as this contract is not terminated.
What if the lost opportunity to pay the mortgageMortgages
It is good when everything is good! And nice to have the opportunity to promptly and fully to make mortgage payments. And if not? If the situation is such that the mortgage has become a burden? What's in this case?
First, you need to calm down and take a sober look at the prospects for their own material. If you just lost their jobs, then your difficulties may be temporary, and you will return to the ranks of neat borrowers, barely podyschu new location. In this case, your assistant - Bank. According to individual agreement creditor may transfer your payments from monthly to quarterly, or provide you with a payment holiday. But keep in mind that the report of this kind is necessary to the difficulties of the next payment due date and always in writing. So your request is not to be ignored, and you can avoid penalties and fines.
If you restore the solvency of its own for a couple of months does not work, you can try to restructure the loan with the help of the Agency for Housing Mortgage Lending. Restructuring means that within a year you make feasible for the payments, in parallel trying to restore its own solvency. After this, the bank distributes any amount you had to owe for each month remaining loan term, or he increases the period.
Restructuring is convenient because it provides a long timeout, and is advantageous in that does not increase the amount of the loan. However, to take advantage of the restructuring program may not all. To this end, credit history of the borrower should not have black spots in the form of arrears, the borrower, as well as members of his family should not be savings and assets sufficient for the execution of the debt, and most importantly - the acquired mortgage housing must be the only one.
If the loss is long-term solvency of the character, for example, because of the bankrupt business, divorce, etc., have only one thing - selling the apartment. And the main thing here is to avoid a situation where an apartment at auction scheme will start selling the bank, because in this case it will be cheaper than the market price by 20% - 30% interest, and therefore remain fairly large outstanding debt.
If you realize that you can no longer pay the mortgage and you do not need an apartment, once bought on credit, better organize its own sale, in which case it is possible to get full market value. Fortunately, there have been times when banks are reluctant to give permission to sell collateral objects, and now to receive a paper need only a couple of weeks.
As for the procedure sale property, located pledged to the bank, it is not much different from the usual deal. The principal difference is that the money (or part thereof if the amount owed is less than the cost of the apartment) are transferred to the account of the bank. And, of course, all this can be done through a real estate agency.
Mortgage give allMortgages
Real Estate Market experts say that banks have become more loyal to the mortgage borrowers. Those requirements, which were previously required, today went to the rank of desirable or steel not significant at all. Today, to get a mortgage can be a great deal. Exception - tried and citizens under investigation, the elderly, the unemployed, as well as debtors and violators of credit agreements.
Earlier in the same list were young borrowers, disabled, citizens who are not registered in the city are going to buy an apartment and even bachelors. Now these borrowers, banks are very loyal. The reason - to change the economic and social situation.
Thus, until recently, to arrange a mortgage person had to wait until he turns 25 years old. Younger citizens are considered unreliable and insolvent. However, with the big-scale development of information technologies, which mainly occupied by young people, including university graduates yesterday, many borrowers who are under 25 years old, moved into the category of solvent.
At one time, for some reason, it was believed that bachelors are prone to improper performance of mortgage contracts, because the banks have looked disapprovingly on the desire to free from the bonds of marriage a man to buy an apartment in the mortgage. Now banks to idle citizens are exactly the same as a family, since experience has shown that the presence of the spouse of the borrower does not make it any more or less responsible.
In the early years of the appearance of the Russian mortgage market, a prerequisite for its registration was the presence of permanent registration in the region where the apartment is sold. In other words, even when working in the capital and earning enough money, people can not buy an apartment in Moscow without registration here. Today, for the registration of the mortgage enough to be a citizen of Russia and have in the region, where the planned purchase of an apartment, a temporary registration.
Until the moment when the life and health insurance at registration of the mortgage borrower has not been translated from mandatory to voluntary, buy an apartment on credit could not only people with disabilities working groups, but even those who have chronic diseases. Such citizens insurance companies simply refused to insure. Now the borrower can do without a life insurance contract, but in this case the interest rate will be slightly higher.
Buying an apartment with encumbranceMortgages
The rapid development of mortgage inevitably leads to the fact that the property market increasingly replenished apartment, located pledged to the bank. Someone could not perform mortgage obligations, someone decided to leave the country and who has found another way to solve their housing problem, and the apartment, burdened by a mortgage, it was not needed. According to various estimates, the number of collateral real estate now stands at between 5% and 10% of the total advertised apartments. Accordingly, such is the chance to "bump" on the mortgage object when choosing a new home.
Perhaps a chance and he is not great, but practice shows that mortgage apartments are very attractive on the market, and buyers do not give up on them, despite the difficulties of their acquisition. Before we talk about these challenges and ways to overcome them, it is to say what is good collateral property.
So, firstly, sellers of mortgage flats time is running out, they can not wait a few months and, therefore, establish a competitive market price. Secondly, in the apartments, which some time ago were bought in the mortgage, as a rule, made good repair. And thirdly, it's basically liquid objects, as evidenced by the fact of issuance of bank money to buy them. Each of these points is enough strong, but if they come together in a single object, the apartment becomes a godsend and a rare buyer refuses to buy it.
However, some of the nuances of the procedure is stopped foreclosure of real estate collateral. It is believed that the bank can not give consent to the sale of the object, and that even after the implementation of the Settlement, you can not be a debtor of the bank. Both of these opinions can not be called completely unfounded, but in practice such scenarios are extremely rare, and they are easy to avoid.
Do not agree to sell the apartment the bank can, in fact, in two cases: if it is already independently initiated the procedure for the sale, that is, the debtor has property taken, or if one of the co-borrowers do not want to leave the apartment, and is ready to independently carry out debt. The latter scenario is typical for couples who are able to divorce. But in other cases, banks without much delay, give permission to sell because their task - to get back the money and interest for their use. And sooner or later it will be for the bank is not so important.
Based on the above, we can advise one thing - in order not to waste your time before you make an advance payment for the mortgage object is to ask the consent of the bank's presence in the sale, and even better to see it.
The second common concern - is to buy an apartment in Moscow for a lot of money to fully pay its price, and still remain a debtor of the bank. Really scary! But fortunately, the proper conduct of the transaction excludes this possibility. It is mainly a question of the organization of settlements. The safest way - is the division of the sum of the cost of apartments in the two cells. First laid the balance owed on the loan, and secondly what is owed to the seller. And the bank and the seller will be able to pick up the money only after the registration of transfer of ownership. At the same time the fact of receiving the money the bank will be documented, and he will not be able to abandon the lifting of the pledge.
Sometimes sellers of real estate collateral to buy an apartment offer a different way: first to sign a preliminary contract of sale, then transfer to a large down payment equal to the sum of the loan, and after the debt will be repaid, and the burden lifted, conclude the basic contract. To agree to such a scheme is not necessary in any case, because after paying the mortgage, the seller may simply "change your mind" to sell the apartment, and return their money (and it most likely will not go about one million) already have a court.
The default of the borrower and who pays for it?Analytics | Mortgage | Legislation
Financial University under the Government of the Russian Federation issued a sad evidence of how much still must banks bankrupt mortgage borrowers, and told them how to develop further relations with creditors.
The research team of the University, headed by Doctor of Economic Sciences Alexander Tsyganov based on an analysis of information provided by the banks, came to the conclusion that the majority of bankrupt borrowers who are forced to sell the mortgage apartment, as a result, taking into account costs, fines and penalties remain must creditors an amount equal to approximately half of the previously issued loans.
Thus, people are not only deprived of the apartment, down payment, paid for it, the amount spent on maintenance and repair of housing as well as the money that had been made to the bank as repayment of principal and interest, but remains debtor.
The question of how this is true it is not necessary - anyone who takes a mortgage must assess the risks. The main question is what to do, so that when a person is deprived of an apartment, he did not continue to bear the burden of the mortgage?
The answer to this question is "Rossiyskaya Gazeta", which recalls that the borrower has the opportunity to insure their financial risk, that is, in the case of personal bankruptcy, to shift the obligation to extinguish the debt on your insurance company. And then the journalist of the newspaper explains why this mechanism, which works successfully in the West, it is not effective in our country.
Global three reasons. The first - a prohibitively high cost of such insurance. In terms of percentages, it can easily raise the rate on the loan at 1 - 1.5 points. At the same time, according to the journalist, "Rossiyskaya Gazeta", the high cost of insurance against risks of financial failure is not due to the high probability of payments on it, and the special relationship between banks and insurance companies. This is the percentage of the commission that insurers have to pay the bank for the right to sign the agreement. It varies at 40% - 45%.
But it would be nothing, and borrowers to insure their risks, if they had a guarantee that the occurrence of financial disasters, the insurance company will pay to the bank. There are no guarantees, and even such a practice - a rarity. In fact, insurers are paying exorbitant rates to banks 'forced' to deny brooked defaulted citizens.
The third reason that default insurance in this country does not work, is conflict-judicial practice of obtaining insurance. In most cases the borrower has to go to court and prove that their financial insolvency, he does not pretend.
According to "Rossiyskaya Gazeta", the system of insurance against default of borrowers to work, you must take a series of legislative regulations. In particular, as is done in the United States to issue a ban on commissions beneficiaries, with which in this case are the banks, because the insurance of personal financial liability of the borrower get their money back guarantee.
Who can count on the minimum interest rate on the mortgage?Mortgages
It's no secret that banks are widely declared interest rates and those for which the majority of borrowers receiving loans are very different from each other. In fact, 10% of the declared readily converted 14% - 15%. But, despite this, in craftiness and deceit in the more difficult to blame the banks - a certain percentage of the lucky ones still manage to get a mortgage at a good rate. Who are these people? Conventional borrowers, which are many, the only difference is that they have a large initial payment, a stable income, proven reference 2-PIT and the intention to repay the loan in a short period of time.
These three factors make it possible to rely on the beneficial interest on the mortgage. In an effort to minimize their risks, banks are interested to citizen credited back the money as soon as possible. Ideally, if 5 - 7 years. The large initial payment (50%) is a certain guarantee for banks - the borrower has paid such a considerable sum, tend to be more careful in the observance of the timing of payments. Well, Help 2-PIT, makes it possible to ensure the solvency of mortgage holders, and to see the dynamics of the growth of its payroll.
Mortgage became anotherMortgages
It is no secret that for a mortgage, but rather on who takes it, to what extent and for how many years, greatly affects the macroeconomic environment. If it is successful, and a large percentage of borrowers acquiring apartments with a minimum down payment and expects to pay on the loan for 10 - 15 years. Also, a pleasant climate, says the increase in macroeconomic investment purchases with the involvement of bank funds. As for the mortgage, it is in times of economic prosperity its rates fall, and volumes are increasing.
Quite different is the situation when the financial market is in decline or its anticipation. That is now. Experts unanimously declare that the mortgage in Russia is rapidly enters crisis mode. Despite the fact that the proposals of banks are full of stocks and spetsusloviyami, for several months the real rate on the mortgage is not less than 15% per annum. Accordingly, the mortgage borrowers are beginning to use more carefully and only in cases of extreme necessity. Loans taken for exchanges, for example, when I was "kopeck piece" to "three-ruble note" and try as quickly as possible to pay off the loan. Well, of course, a high percentage of mortgage discourages citizens want to buy an apartment in Moscow or the Moscow region for investment purposes.
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