It is known that agreed to meet such language: 'The obligations of a lender may be absolutely void `,` Credit will be issued subject to resource availability, a creditor in the amount of free resources to be determined by further agreement of the parties' or instead of the loan amount determined by a credit line limit. All this, of course, unacceptable to the borrower's determination, from which you want to immediately get rid of or change the bank.

Timing of loan funds to the borrower, as a rule, amounts to 3 working days. Consequently, it is necessary to calculate in advance the date of the transaction. If the deal falls through due to lack of money in the account of the borrower, but the funds will already be written off, the borrower, in most cases will have to fully pay the loan.

To avoid such an unpleasant event occurred, would be superfluous to draw attention to the date on which the credit is issued. A number of banks meant by this date - the day of debiting, but not the day of their enrollment. Of course such an approach - not in favor of the borrower. First, in the case of force majeure can not be a matter of urgency to refuse the loan, and secondly, the money is actually still there, and accrual of interest has already started. In addition, the borrower should determine a suitable date for yourself, in which he will repay the debt and interest thereon. Some of the banks, thinking only about the balance of its loan portfolio, is not considered the interests of his client and may appoint a date at the beginning of the month, that is to `usual 'number for salary ...

An important point - the cost of banking services to your mortgage account. That is, debt, money transfer, removing residues, the transfer of surplus, etc. Each of the bank accounts of detention conditions may differ substantially and reach a round sum. In particular, the case is known when the service is 1% of loan amount per month. That is $ 100 from $ 10 000.

Besides all this, there are accompanying the signing of the loan agreement costs. For example, insurance risk of non-debt. Banks usually insist on such a loan, because it to some degree of fear is possible insolvency of the borrower.

There are cases when, after prior approval to issue credit, and even after signing the loan agreement the borrower does not receive funds (in fact it is notified of the refusal of credit). Accordingly, the deal breaks down. To prevent this from happening, we must consider all the nuances of (as a rule, also associated with material costs) to implement its own obligations under the contract, such as:
- Bank charges;

- Payment of deposit (advance) for housing in the proper amount;

- The timing and amount of payments, etc.

In addition to the denial of credit, the bank can (and such cases are known) to demand early repayment of loans, although, as we discuss below, by itself prepayment negatively perceived by banks. The reason is forcing the bank to consider proposals for the early repayment of the loan may be one - a sharp increase in risk of loan default or the problems associated with its late repayment. In this regard, the bank wants with minimal losses to get rid of its borrower. For example, the bank finds out that after the transaction purchased an apartment registered its former owners. What might cause this? Do not come a trial, which resulted in the purchase and sale may be declared invalid? Or, say, to hold urgent resale flat bought with borrowed money (banks followed all the suggestions on the real estate market ...). At the same time in the mortgage may be other real estate or other assets. Such a move may be associated with fraud.

Such exciting situations, there is a set - this is our reality. Therefore, banks are very carefully checked the potential borrower (for the most part by their tacit) and seek to insure 'on every corner'. A respectable citizens were groaning from unnecessary bureaucracy and are forced to defend their interests in the preparation of the loan agreement.

It is worth to reflect in the credit agreement scheme for solving possible conflicts. For example, the money the borrower has brought to the bank on time, and their admission to the special loan account happen behind schedule.

Accordingly, the bank can put a claim to the borrower or impose a fine. In general, the issue of deadlines for the receipt of money fairly typical. And it must negotiate individual settlements. For the borrower's beneficial to acknowledge the ownership of credit money from the moment they are credited to his account, and the reintroduction of money, since the cancellation of the account. In any case, the contract must be strictly specified time transfer of funds and defines the responsibilities for violation of these terms.

Banal situation - change bank lending conditions due to inflation. Despite the fact that the ruble credit now pegged to a stable currency, the precariousness of our economy has not been canceled ... I should have been here involve borrowers, but because they are an afterthought, they have to take care of themselves independently. And from the outset to stipulate (in writing) the size of possible changes in interest rates.

Quite often found short-term inability to make another payment on the loan. For example, the delay in salary at work. It is advisable to agree in advance with the bank for such a situation (in which the borrower is not at fault) and to obtain permission from the bank to implement the standard payment (not burdened penyami), with a delay of 2-3 days. Given that such situations could not be more than 2-3-year, the bank can take you to the meeting.

Separately, consider the situation in terms of maturity loans, particularly in connection with the early repayment. To date, banks are clearly against the early repayment of debt their customers. Time short of money has already passed, and the creditor benefits have long money. That is not to lose interest on the debt during the (impressive), the period for which credit is issued. This explains all sorts of burdens imposed on the borrower, who has decided to throw off the debt ahead of schedule. Among them - the denial of early repayment, an increase in interest on the loan, fringe benefits, issued in the form of a tree stump, fines, etc. But with all this, if the borrower can pay ahead of schedule on the loan (and interest), then It usually is advantageous, even under the most onerous terms offered by the bank. Therefore, this item should be considered very carefully and be sure to adopt a mutually beneficial scheme of early repayment. Otherwise, after some time, the bank will try to create more difficult conditions for early repayment - the trend is that banks do not want to lose their 'breadwinner'.

There is one caveat. Repayment of the debt of a third party. This can be physical and legal entity. For example, the head of the company decides to pay part of the debt a successful employee and deducted from the account of the company funds to the bank. The reasons may be varied: the simple payment of debt, payment of debt for early repayment, payment of debts due to unforeseen circumstances. In theory each of these cases should be considered in the loan agreement. And, of course, primarily in connection with the potential cost of third parties, payment shall instead of the client or with him.

For information:

`` The pilot version of the law on consumer credit will be ready for discussion on 1 May this year - with such a statement was made head of the department of banking regulation and supervision of the Central Bank Alexey Simanovsky. Russian bankers fear that the document could become a new tool for punishment of credit institutions. However, customers do not change: the demand for loans now exceeds supply.

Following the showing of disclosure by credit institutions effective interest rates on loans the Bank of Russia is preparing a full-fledged law on consumer credit. The last revision to the draft document, which has already written two and a half years, became known `Business`. `On the discussion of the law, I will insist that financial institutions are forbidden to levy fines and lost interest for early repayment of the loan ', - says the chairman of the committee on banking law Pavel Medvedev. Also up for discussion will be made proposals to mitigate the penalties for late loan is planned to introduce a `branch` limit. Also, once again will be increased so-called cooling period, when the client received the loan, but they do not enjoy and, accordingly, does not pay anything. It is assumed that his term will be increased almost indefinitely, that is the end of the term of the loan agreement.

True, the Russian financial market and wander over 'scary' rumors. For example, to introduce a uniform for the entire banking system of the form of the loan agreement. Sources of `Business' is not confirmed the existence of such a paragraph in the latest version of the document, but acknowledged that such amendments are not just offered.

Alternative mortgage

Principle of operation of SSC in general, is simple. The contract provides for the investor to them within a certain period (usually 2-7 years) deposits of a fixed amount. When the accumulated amount will be 30-50 per cent of the price, the investor acquires the right to obtain a loan in the amount necessary for its purchase. Loans are granted for a period of 7 to 15 years. Closure of financial flows SSC allows you to set relatively low, regardless of fluctuations in the financial market interest rates both on deposits and loans.

The authors of the law strongly emphasize that the SSC and mortgage banks are not competitors, on the contrary - they can effectively complement each other. Typically, such a scheme is used: 30-40 percent of the price of housing citizen accumulates in SSC, about the same - a loan from the SSC, the balance of 20-40 per cent financing mortgage bank. In this latter receives the borrower with good credit history, formed during the period of accumulation.

In Russia, say the authors of the bill, the percentage of the state award at the first stage of the system stroysberezheny must be significant. However, we have to start with 40 percent impractical. Better to make less premium, but extended to a larger volume of savings. This will have a greater incentive value of the light formed a high level of housing prices. Therefore, the percentage of state awards, they point out, should be taken such as, for example, in Kazakhstan - 20 percent. With regard to the maximum amount of deposit, which is charged State Prize, the inflation-developers of the law offer is limited to 70 thousand rubles. And in support of the cause of such a calculation.

In addition, the system stroysberezheny can effectively integrate other forms of state support - housing certificates, mortgage-storage systems for military, certificates for the mother (family) capital program of housing for young families. Allocation of these funds through stroysberezheny at least double the money by giving credit for an equivalent amount, say the authors of the bill.