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מגבלות על קבלת משכנתא מהבנק - פרוטוקול Protocol לדלג לתוכן פרוטוקול » צרכנות פיננסית » מגבלות על קבלת משכנתא מהבנק
שיתוף: קישור פייסבוק טלגרם וואטסאפ דואר אלקטרוני לינקדאין טוויטר פינטרסט הדפסה
אדם המעוניין ליטול (לקחת) משכנתא מהבנק, נדרש להכיר כי קיימות מגבלות על קבלת משכנתא מתאגיד בנקאי המהוות, בין היתר, תנאי זכאות. הפיקוח על הבנקים בבנק ישראל אחראי לקביעת הוראות בנושא.
מטרת הכתבה לספק הסבר בנושא.
עדכון 27.12.2020 – בנק ישראל הסיר רשמית את המגבלה של ריבית פריים עד 33.33%. מעתה – ניתן לקבל משכנתא בריבית משתנה עד 66.66% מכל סוג של ריבית (לרבות פריים). הסבר בהמשך הכתבה.
מהן מגבלות על קבלת משכנתא מהבנק? מגבלות על קבלת משכנתא, הן רשימה של תנאים מקדימים ומזעריים אשר חובה לעמוד בהם על מנת לקבל הלוואה לדיור (משכנתה) מתאגיד בנקאי (בנק). המגבלות הללו הן חלק מסויים מתוך רשימה של תנאי זכאות המלאים.
התנאים הללו נקבעו על ידי הפיקוח על הבנקים, בבנק ישראל, וזאת על מנת לקבוע תנאי סף לקבלת וללקיחת משכנתא . תנאים שנועדו להגן הן על המלווה (הבנק) והן על הלווה (רוכש הנכס).
אדם שעונה על תנאי הזכאות האחרים, אך לא עומד במגבלות של בנק ישראל, אינו זכאי לקבל משכנתא מהבנק. יש לציין כי בנקים עשויים לדרוש תנאים מחמירים יותר במקרים מסויימים.
אוכלוסיית יעד – מי זכאי? כל אדם המעוניין ליטול משכנתא בנקאית.
רשימת מגבלות על לקיחת משכנתא בנק ישראל קובע הוראות מסויימות, לפיהם אלו המגבלות העיקריות על קבלת משכנתא:
שיעור המימון המירבי שיעור המימון הוא סך המימון המירבי שהבנק יכול להעניק למבקש ההלוואה, כיחסו בין סכום ההלוואה לבין שווי הנכס המבוקש.
אלו המגבלות:
ברכישת דירה יחידה וראשונה – 75% משווי הנכס. ברכישת דירה חלופית (שיפור דיור, רכישת דירה נוספת ומכירת הדירה הקיימת) – 70% משווי הנכס החדש. ברכישת דירה להשקעה – 50% משווי הנכס החדש להשקעה. שיעור המימון הכולל על ההלוואה כולל גם יתרת ההלוואות הקודמות שהעומדו בביטחון אותה הדירה. כך שהשיעור הכולל לא יכול להעלות על הסכומים לעיל.
לדוגמה:
אם הדירה עולה 1.5 מיליון ₪ והרוכש הוא רוכש דירה ראשונה ויחידה. הוא זכאי להלוואה עד 75% (1.125 מיליון ₪) והשאר הון עצמי של הלווה.
שיעור החזר מהכנסה שיעור החזר מהכנסה הוא היחס בין ההחזר החודשי לבין ההכנסה החודשית הפנויה. כאשר:
ההחזר החודשי – התשלום החודשי לפירעון ההלוואה לדיור. החישוב נעשה לפי מלוא המסגרת המאושרת. בהלוואות בוליט או בלון – תשלום הריבית החודשי. בהלוואות גרייס – תשלום חודשי בתום תקופת הגרייס.הכנסה חודשית פנויה – הכנסה חודשית נטו (משולמת באופן קבוע ועל בסיס שוטף, אצל הבנק יש אסמכתא התומכת בהכנסה או בזכות קבלה, אצל הבנק יש הוכחות תשלום כמו הפקדות, העברות לחשבון הלווה) בניכוי הוצאות קבועות (אשר מקורה בהתחייבות שיתרת תקופתה עולה על 18 חודשים לרבות דמי מזונות, החזרי הלוואה אחרים, הוצאות שכר דירה של לווה שלא עתיד לגור בדירה הנרכשת).אלו המגבלות:
שיעור החזר מהכנסה המירבי (כולל פרמיית ביטוח משכנתא והוצאות נלוות) לא יכול להעלות על 50% מההכנסה החודשית הפנויה. ניתן להכיר ב-50% מהכנסה החודשית הפנויה של קרוב משפחה של הלווה שאינו הרוכש של הזכות אם מתקיימים כל התנאים הבאים:
הוא קרוב משפחה מדרגה ראשונה – בן או בת זוג, אב, אם, אח, אחות, בן או בת. הקרוב משמש ערב להלוואה. הבנק ערך לקרוב המשפחה בדיקת יכולת החזר, כמו ללווה עצמו. הקרוב משלם מחשבון הבנק שלו, 20% או יותר מסכום ההחזר החודשי. לא ניתן להכיר ביותר מ-50% מההכנסה כאמור של רוב משפחה, גם אם חתם כלווה על ההלוואה. אולם, ניתן להכיר בכל ההכנסה של הקרוב, אם הוא מתגורר עם הלווה.
לדוגמה:
בני זוג מעוניינים ליטול משכנתא בסך 800 אלף ₪ וההחזר החודשי הוא 4,000 ₪. יש להם הכנסה של 12,000 ₪ ושכר דירה של 3,500 ₪ והחזר חודשי על הלוואה על רכב בסך 1000 ₪.
ההכנסה החודשית הפנויה היא 7,500 ₪. ההחזר החודשי כיחס מההכנסה עולה על 50% ולכן בני הזוג לא זכאים.
יחד עם זאת, אם יתרת ההכנסה הפנויה של קרוב משפחה עולה על 1000 ₪, אפשר להכיר ב-50% ממנה ואז הזוג כן יהיה זכאי.
תקופת הפירעון תקופת הפירעון היא התקופה הכוללת בחודשים או בשנים, של החזרי משכנתא.
אלו המגבלות:
תקופת הפירעון הסופית המירבית היא 30 שנים. חלק ההלוואה בריבית משתנה הלוואה לדיור (משכנתא) ניתנת לפי מסלולי ריביות המשולבים להלוואה אחת מה שידוע בתור תמהיל משכנתא . חלק ההלוואה בריבית משתנה היא מסלול מירבי בריבית משתנה שניתן ליטול בהלוואה – 2 תנאים מצטברים.
אלו המגבלות:
מסלול הלוואה בריבית משתנה לא יכולה להעלות על 66.66% (שני שלישים). כאן נכנסים כל המסלולים של ריביות משתנות, לרבות מסלול ריבית פריים , ריבית משתנה כל 5 שנים או יותר ועוד. אושר ב-27.12.2020, פעיל החל מתאריך 27.01.2021. מסלול הלוואה בריבית קבועה חייב להיות לפחות 33.33% (שליש אחד). [נקודה זו נובעת מהנקודה הקודמת]. לדוגמה:
בהלוואה של 1,000,000 ₪. לפחות 333,333 ₪ חייבים להיות בריבית קבועה, והשאר יכולים להיות בריבית משתנה מכל סוג.
מידע נוסף תנאים אלו הם תנאי הסף לפי הוראות בנק ישראל, ייתכן כי בנק מסויים ידרוש תנאים מחמירים יותר. ניתן לקבל מידע על ההוראות הללו אצל התאיגידים הבנקאיים במהלך לקיחת משכנתא או במהלך קבלת אישור עקרוני . חקיקה ופסיקה חוק הבנקאות (שירות ללקוח), תשמ"א-1981 נהלים למתן הלוואות לדיור, ניהול בנקאי תקין מספר 451 מגבלות למתן הלוואות לדיור, ניהול בנקאי תקין מספר 429 עזרנו לך לממש את הזכאות? חסכנו כסף או זמן יקר? תתמכו בנו כל סכום כדי שנמשיך להתקיים. תרומה לפרוטוקול .
מעל 1,500 חברים בערוץ טלגרם של פרוטוקול. הצטרפו כעת: t.me/protocolil
אם אהבת את הכתבה והיא עזרה לך, אפשר לעזור לנו... נשמח לקבל ממך ביקורת בעמוד ה-Google שלנו כאן: g.page/protocolil
קבוצת פייסבוק בנושא ביטוח לאומי, מס הכנסה ומס ערך מוסף. שאלו שאלות והשתתפו בשיחות ודיונים. הצטרפו עכשיו בקישור זה .
שיתוף: קישור פייסבוק טלגרם וואטסאפ דואר אלקטרוני לינקדאין טוויטר פינטרסט הדפסה