Also posted on
MouthShut.
I had a tough
time understanding Home Loan to start with. All I knew was that a bank
was ready to lend me money based on my income and it would take 10-20
years to clear the loan off and own a home on MY name. But the good news
is, no you don’t have to wait so long. At least with SBI Max Gain Home
Loan Product.
What is SBI Max Gain?
This a product by SBI Bank which lets providing home loan with these features:
1. Provides Home Loan as an OD account.
2. Reduce monthly interest out-go’s
3. Maximum liquidity of funds
4. Earn interest on surplus parked amount
5. Flexibility of operating Home Loan account as Savings/ Current account
How does this work?
SBI opens an OD for you where in the credit limit is same as the loan
amount sanctioned. An OD account is similar to a savings account but
based on security, like property, FD’s, Policies and such. Based on this
assurance/ market value of these securities bank allots a credit limit
to this account. And the amount can go from positive to zero to
negative. When you withdraw money from this account it goes from zero to
negative and when you pay vice-versa. So in case of home loan, the
house you purchased is the security. And the loan amount is the credit
limit.
In a savings account the interest is paid by
bank to you for the amount you put in the account, in OD its the other
way. You pay interest to the bank for the amount you withdraw.
With SBI Max Gain, if you park more money in this OD, the bank will pay
you the interest for the additional money you parked apart from Monthly
EMI.
So, your monthly interest comes down by the amount of interest bank owes you on the surplus funds parked.
Suppose you took a loan of 20 lakhs at an interest rate of 10% for 180 months. Your monthly EMI calculates to ~21500.
Total Loan Amount = 20,00,000
Tenure = 15 * 12 = 180 months
Interest Rate = 10%
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Monthly Interest = (Total Loan Amount * Interest Rate ) / 12 = ( 2000000 * 0.10 ) /12 = 16666.66
Monthly EMI = 21492 ( Calculated using Excel PMT function or use SBI EMI calculator)
Monthly credit to Prinicipal = Monthly EMI - Monthly Interest = 21492 - 16666.66 = 4825.33
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And say you parked 2 lakhs in the OD account. SBI Max Gain treats this
amount as repayment of loan and so now the outstanding loan amount is
treated as,
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Outstanding Amount
= ( Total Loan Amount - Parked Surplus Amount ) - ( Principal payed
in the previous month) = 2000000 - 200000 - 4825.33 = 1795175
Interest for the current Month = ( Outstanding Amount * Interest Rate ) / 12 = (1795175 * 0.10 ) /12 = 14959.79
Current Month credit to Principal = Monthly EMI - Current Month Interest = 21492 - 14959.79 = 6532.20
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If you see, credit towards principal for the current month is increased
by 1706.87. This way you can clear off the loan faster.
Also, SBI calculates interest on a daily basis. The amount of interest
the bank owes you on the surplus money parked is calculated daily and
then summed up for a month. The same is deducted from the interest you
owe to the bank on the total outstanding.