Thursday, 29 May 2014

Everything You Should Know About CTOS

 Everything You Should Know About CTOS


Many people only have a rough idea of what CCRIS and CTOS is. Most do not know how it works. In this second of a 2-part series, everything that you need to know about CTOS is explained. This includes how to make it work in your favour when making a loan application. CCRIS was explained in The First of this 2-part series

What is CTOS?

CTOS is a lead information system widely used by the majority of the country’s Financial Institutions, Commercial Companies & Businesses, Legal Firms and other institutions. Unlike CCRIS, which is under Bank Negara Malaysia (BNM), CTOS is owned and managed by a Malaysian company, in business for over 20 years, collating information on Individuals and Companies from various sources found in the public domain.
The information is formatted into an electronic database which provides for an easy, quick and efficient checking process for loan applications, trade and business credits and for decision making by credit grantors and lenders.
The sources of CTOS information include amongst others:
  • Legal notices in Newspapers
  • Searches at the Companies Commission of Malaysia (CCM) or Suruhanjaya Syarikat Malaysia (SSM)
  • Government Gazettes & Publications
  • Searches at the Malaysia Department of Insolvency (MDI) or Jabatan Insolvensi Malaysia
  • National Registration Department (NRD) or Jabatan Pendaftaran Negara (JPN)
  • Searches at the Registrar of Societies (ROS)
  • Contact information provided by creditors / litigators / trade referees
  • Information voluntarily provided by subjects themselves
Only CTOS subscribers can access the CTOS Information Database.

What CTOS is Not?

CTOS is not a blacklist. It does not provide opinions, ratings, rankings or recommendations on an Individual’s or Company’s credit worthiness. All lending policies, loan approvals and decision making are determined by the lenders or credit grantors themselves, not CTOS.
Another misconception about CTOS is that it does not update its records. It is important to note, CTOS is like an electronic library of historical information captured from publicly available sources and archive as such. Updates are carried out by CTOS whenever it captures case settlements from parties involved namely the plaintiff, defendants, their lawyers or new information from related source documents.

What categories of information does a CTOS Report contain?

A CTOS report is split into 5 sections containing different categories of information:

Section A – Identity Verification

  • Helps to identify and verify the subject’s by Identity Number, Full Name, Company or Business Registration Number. This section helps to detect and prevent fraud and identity theft.

Section B – Internal List / Group Exposure

  • This is for the subscriber’s own information and reference. It relates to their own business experiences with their customers. Information here is only open to the subscriber’s own personnel. No other subscribers have access to this information

Section C – Directorships and Business Interests

  • Record a subject’s directorships and shareholdings in Malaysian incorporated companies and businesses.
  • Banks use this section to help verify the true nature of a subject’s ostensible income, especially for company shareholders and business owners.

Section D – Legal Actions Against

  • Record the legal information. It helps one to have a better insight and understanding on a subject’s background, history and business experience.
  • Banks use this section to look out for bankruptcy information, legal actions, and case statuses.

Section E – Trade Referees and Subject Comments

  • Trade Referees – Listed here is the name of Trade Referees. They are CTOS subscribers who may want to share their business experiences known as “Trade References” on subjects and their companies or businesses that they have dealt with. The trade references are the subscribers’ own information not CTOS. Therefore, communication of the trade reference is done directly via email between the trade referee and the inquirer.
  • Subject’s Comments – This is a facility provided by CTOS to allow parties involved in a case to present their “side of the story”. Comments should be objective and confined only to the case.

How long are the records kept?

Unlike CCRIS where records are kept only for 12 months, CTOS records are kept indefinitely as an historical archive of one’s history and experiences.

Will CTOS update the information in their database?

Yes, the CTOS database is updated with new information collated from the various sources on a daily basis. Information contained in Section C is periodically updated to reflect the latest directorship and shareholdings of the subject at that point in time.
Information in Section D – As a rule, in this section, information is never deleted except in cases of (1) Fraud OR (2) Mistake. The relevant supporting documents must be provided to CTOS for their checks and verification before a deletion can take place.

I have settled a legal action against me / been discharged of Bankruptcy. But banks still reject my loan applications, citing “CTOS issue”. What can I do?

Because of how CTOS operates, if you have had legal actions taken against you, it becomes your responsibility to provide updates to them, especially if the outcomes are in your favour. This can be done by contacting CTOS service centre.

I have been a victim of identity theft, which has resulted in many unjustified lawsuits against me. The cases have not been resolved. What can I do?

If you are able to provide proof of fraud (eg. police reports, letters of support from relevant banks/lawyers/litigators), CTOS will remove the relevant records from their system after verification.
You may also provide subjective comments in defence of yourself to be added to your CTOS file. This ensures that all enquirers to your CTOS file will see your explanations. These will appear in Section E of your file.

I was discharged as a bankrupt / paid off my creditors 6 months ago and have updated CTOS regarding my case? Why do banks still reject my loan applications, citing “CTOS issue”?

Most likely, the issue is not with CTOS not updating your records, but with the bank’s internal credit approval policies.
Most banks have internal policies that are not friendly to past delinquents. The more time that has passed between your last delinquency versus your loan application, the higher the chance of approval. A general rule is to have at least 1-2 years in between.

I do not owe any banks any money. And to my knowledge, I have never been sued. How can it be that I have “CTOS issues”?

Subscribers to CTOS are able to provide their contact details as “Trade Referees” for a subject. This appears in Section E of the CTOS report. As explained above, trade referees may want to share their business experiences known as “trade references”. It is likely the trade referee could have dealings with you and/or your company or business.
Telco and utility companies have been known to put themselves as trade referees for subjects who have long-standing uncollectible debts with them, even for small amounts.
In such instances, it’s advisable for you to contact the CTOS Service Centre to conduct a CTOS Self Check Report. From the report, you will know whether such is the case.
- See more at: http://loanstreet.com.my/learning-centre/everything-about-ctos#sthash.sHONa9Ck.dpuf

Property Attributes in Malaysia – Key Things To Look For






Example Property Title


source: http://loanstreet.com.my/learning-centre/property-attributes-in-malaysia-key-things-to-look-for


When purchasing or refinancing a property in Malaysia, there are many different attributes (E.g. Lease, Subdivision, Land Type) the property can have. Each requires different treatment differently during the conveyance process, and can even affect your housing loan / mortgage application. This article debunks and summarizes everything you have ever wanted to know about types of property attributes in Malaysia, and how it will affect your purchase and refinancing decisions.

Freehold vs Leasehold

Leasehold land belongs to the state and is leased out to an “owner” for a number of years. Towards the end of a lease, owners are required to pay a fee to extend the duration of the lease. Freehold land on the other hand belongs to the owner (the purchaser) indefinitely.
Additionally, during a sale and purchase process, consent is required from state authorities (Land Office) before the transfer can proceed. The state can withhold approval for any number of reasons. Due to this additional step, it can take much longer to buy / sell a leasehold property.
For these reasons, freehold properties are usually more expensive than similar spec leasehold properties.
LeaseholdFreehold
Land belongs to the state, leased to owner for a number of yearsLand belongs to the owner
At the end of the lease, owners must pay to extend the leaseOwnership is indefinite
Requires state consent (obtained at land office) to transfer ownershipDoes not require state consent to transfer ownership (except in certain specially earmarked properties)
Most banks will not finance a property if the lease has less than 30 years to goNo question of existing lease duration for home loans / mortgage

Subdivision of Title

All properties have a title deed which denotes the owner of a property. During the construction and development phase, it is likely that an entire swathe of land will fall under a single “Master Title”.
But typically, multiple houses or apartment units would be built on the land and sold off individually. So ideally, the “Master Title” would be subdivided into multiple smaller titles before being sold to individual purchasers. For landed properties, these are known as “Individual Titles”. For high rise properties, these are known as “Strata Titles”. Once subdivided, to transfer ownership, a Memorandum of Transfer (MoT) would be filed at the Land Office. The purchaser’s name would appear on the title deed itself, making them the new rightful owner of the property.
However, in practice, it is common for developers to sell the properties still on Master Title, and where subdivision may happen only many years later. In such cases, to buy/sell, instead of a MoT at the Land Office, a temporary Deed of Assignment (DoA) would be filed at the High Court. Based on the Master Title, the developer is still the rightful owner. However, the developer has “assigned all their rights” over individual parcels / units within the land over to the purchaser. Do note that once the individual / strata titles are out, the official transfer of ownership process (using the title deed) as described above will still have to take place as per standard practice.
Master TitleIndividual / Strata Title
Developer is the rightful owner. Uses DoA lodged at high court to assign rights of a property over to a purchaserPurchaser is rightful owner. Uses MoT to change the owners name on the property title deed at the Land Office
A chain of Sale & Purchase Agreements (SPA) and DoA leading all the way back to the original sale must be used to prove latest ownershipName on property title deed is sufficient to prove latest ownership
Most banks will not finance a property if it is still on Master Title 10 years after completionNo issue with financing

Usage of Land

There are multiple types of approved land usage. These will affect the Loan-to-Value (LTV) ratio that banks are able to provide. The table below is a guideline of the expected LTV ratios available mortgage and housing loan options on the market as of 2013.
Land UsageType of Loan SchemeMax LTV Ratio
ResidentialSkim Rumah Pertamaku100%
Complete / Sub-sale / Second-hand /td>Up to 90%
Incomplete / Under construction / ProjectUp to 90%
Land + ConstructionUp to 90%
Land OnlyUp to 60%
Commercial / MixedSoHo / SoVo / SoFo / Serviced ApartmentsUp to 80% (Sometimes, residential mortgage loans used instead)
Shop Lots / OfficesUp to 90%
Land OnlyUp to 60%
AgriculturalPalm oilUp to 90%
Others/td>Up to 60%
IndustrialFactory / Light Industry / Heavy IndustryVaries according to usage

Malay Reserve Land

There are certain properties which have “Malay Reserve Land” status (Note: This is not the same as “Bumi Lot” properties). These properties cannot be transferred to a Non-Malay under any circumstances. And just as in Leasehold properties, state consent has to be given for transfer.
A majority of banks will not give a mortgage loan for Malay Reserve Land properties.

Conclusion

If you are intending to purchase or refinance a property, it is important to know the kinds of attributes your property has. Once you have ascertained the property you want to purchase, use this as a guide to understand the kind of housing loan or commercial property loan you are able to obtain.
- See more at: http://loanstreet.com.my/learning-centre/property-attributes-in-malaysia-key-things-to-look-for#sthash.kqbUYlr9.dpuf

Friday, 23 May 2014

2014年05月23日 - 钱途屋语:了解CCRIS助申贷 - 产业周刊 - 南洋网

source: 2014年05月23日 - 钱途屋语:了解CCRIS助申贷 - 产业周刊 - 南洋网



钱途屋语:了解CCRIS助申贷

相信在马来西亚,大多数人对CCRIS只有一知半解的认知,不清楚它是如何运作的。
当你掌握CCRIS的运作方式后,可以让你更顺利地申请贷款,或获取更好的借贷惠利。
CCRIS其实是中央信贷参考资讯系统(Central Credit Reference Information System)英文名称的缩写。
这个由国家银行创设的系统收集、处理、储存及运作由所提供的信贷资料及偿债记录,形成一个标准的个人信用报告。
借贷者或金融机构(银行)都可以查照和参考这些个人信用报告。
每家银行系统都很紧密地与CCRIS联接,并在批准信贷过程里,自动析取个人或公司的信贷报告。
每家参与CCRIS的金融机构如商业银行、回教银行、投资银行、金融发展机构、保险公司、发债或贷款机构等,都需要提供顾客的信贷资料给CCRIS。
CCRIS只储存12个月的信贷资料和偿贷记录。
12个月之前的旧档案会被清除。
改善CCRIS报告
当你了解CCRIS报告的作用和潜在的问题时,应该进一步了解如何改善CCRIS报告。
因为一份纪录良好的CCRIS报告,更有利助你申请到所需的贷款。
以下简略和大家剖析:
●如果你的信贷记录显示举债高,可在申请新贷款前,先偿还一部分债务。
●CCRIS信贷资料报告会在每个月的15号更新,但数据是显示前一个月的。
例如:2014年一月的信贷资料会在2月的15日更新。因此若你在1月1日至1月31日之后偿还了部分债款,最好是在2月16日或之后才申请新贷款。
●若贷款或账单的还款截止日早过你出薪的日子,可尝试与银行协商以延迟结算日。
●如果你常惯性迟付款,可在你最后一次迟付款12个月后才申请贷款。
●限制贷款额和信贷申请,最好是比较各银行的条件,再选择最佳贷款。事实上,申请太多信贷申请会影响你争取更好的贷款惠利或条件。
●一般上,如果一个人完全没有借贷,例如没有任何贷款、信用卡或银行透支,银行一般不会借你可承担的贷款顶限。
因此最好是有至少一个活跃的贷款,并且准时及稳定还款。
如何解读CCRIS报告
CCRIS报告主要涵盖了3组资料,大家可参照附图的报告范例。
A.未偿还贷款
个人拖欠的各类贷款,如房屋贷款、汽车贷款、信用卡、个人贷款、银行透支额等等,当中也包括为偿贷款额及限额、有无拖欠还款及法律行动状态。
B.关注账户
这一栏的资料,是受到特别关注或留意的账户,反映个人不良贷款的账户。
这部分(左下方)若出现“AKPK”字眼,显示借贷者加入AKPK的债务管理计划,并非被列入黑名单。
C.贷款申请
去一年内申请贷款的记录,多少项贷款申请被批准或拒绝。
D.未偿还贷款额
从这里可看到个人尚未还清的总贷款额。
E.贷款限额
这一栏的数据是总限额,或原本的贷款额。
F.供期纪录
这是借贷者过去12个月内的还款记录。数字显示相关月份里未还款或拖欠的次数。
(如图,“1”表示在2012年7月里,曾有一次逾期未还款记录。)
数情况给银行坏印象
当CCRIS报告出现以下情况,会让银行留下不好的印象:
●已被采取法律行动或需要特别留意的账户;
●拖欠或逾期还款;
●应用高信用额,例如信用卡或银行透支使用高,反映出个人的财务管理出现问题;
●借贷率太高:这是根据个人收入对比仍拖欠贷款额来计算的比率;
●同时申请多项贷款或信用卡。当你申请的贷款或信用卡越多,反映你很需要银行放贷。
总结
好报告获较低利率
拥有良好记录的CCRIS报告,会提升获得最佳贷款惠利的机会,如较低的贷款利率。
要查询或精确掌握贷款配套的利弊和条件,可使用Loanstreet.com.my的贷款配套比较工具,从而选择最佳和符合你需求的贷款配套。
loanstreet 免费贷款资讯及谘询网站 

2014年05月09日 - 钱途屋语:你可借多少房贷? - 产业周刊 - 南洋网

source: 2014年05月09日 - 钱途屋语:你可借多少房贷? - 产业周刊 - 南洋网

  • 产业周刊
  •   

    你的贷款能力决定你所能购买的房子类型,最高房贷额成了购屋者最想知道的问题。
    当然,坊间对于最高房贷额也有不同的说法,以致人们对于房贷存有许多迷思与误解,购屋的决定也因此受影响。
    房屋买卖对许多人来说,是人生中最重要的决定之一。
    个人贷款能力,也反映出可购置什么类型的房屋,最高房贷额成了购屋者做决定时的最大考量。
    人们因此对于自己的最高房贷额都非常关心,也想多了解影响银行最高房贷额的因素。
    银行考量4因素
    银行一般会考量四个主要因素,计算出借贷者的偿债能力,并订出他们可获得的最高房贷额。
    这些因素包括:一、借贷者的偿还率(Debt Servicing Ratio,简称DSR)二、借贷者的风险模式(Risk Profile)三、房地产的评估价值或房屋估值四、符合借贷者的最高房贷与房价比率或贷款巴仙率(Loan-to-value ratio/ Margin of Finance)由于对房贷计算不了解,因此人们对于最高贷款额都存有一些迷思。
    当中,最常见的迷思或误解包括,银行的借贷额最高仅占总收入的三分之一、每一家银行的最高贷款额都大同小异,以及贷款者的偿还率最多只能为净收入的70%。
    这些迷思虽为人们提供一个简单的计算与衡量概念,却无法反映出真实情况。
    在房贷中,偿还率(DSR)也是决定个人最高贷款额的因素,所谓的偿还率是以总债务付款对收入的比率,或显示长贷额占收入的比率(单位-巴仙率)。
    贷款偿还率反映着个人的还贷能力,偿还率越低显示偿债能力或处理债务的能力越好。
    银行各有计算标准
    由于每家银行都会采取各家的收入与债务计算标准,因此到最后所计算出来的偿还率会有蛮大的差别。
    例如渣打银行(Standard Chartered Bank)可能以总收入来计算,而兴业银行与马银行则是以净收入作为计算标准。
    此外,联昌银行(CIMB)与汇丰银行(HSBC)或许会把贷款者的100%的租金收入计算在内,成为衡量偿还率的标准之一。
    大众银行与华侨银行或许只承认80%的租金收入而已,做法与其他银行大有不同。
    差距达20%或以上
    对于想在本地购置房地产的外国人,兴业银行只承认外国人总收入的45%,而丰隆银行却承认贷款者100%的总收入。
    当贷款者真的亲自到银行走一趟,会发现每一间银行计算得出的偿还率都不一样,差距甚至可达20%或以上。
    这显示每家银行都有各自最高偿还率的门槛指标,银行一般多以个人的收入水平,作为主要考量因素,而其它因素如个人的净资产,学历及年龄也会影响偿还率指标。
    个人房贷偿还率计算:偿还率=总债务付款/收入
    对贷款额的迷思与实况
    迷思1:银行的借贷额最高仅占总收入的三分之一
    事实:这只是一个普遍的借贷方针。事实上,银行会根据内部的详细规定来决定可批准的贷款额。
    迷思2:每一家银行的最高贷款额都大同小异
    事实:每一家银行的信贷政策都有很大的差别。到最后不同银行所批准的最高贷款额可相差高达三倍。
    迷思3:贷款者的偿还率最多只能为净收入的70%
    事实:这也是另一个普遍的指南,但并代表银行以此对待所有贷款者,每家银行对可接受的偿还率指标要求有所不同。
    总结
    善用计算器查询最高房贷
    除非你对于各银行的借贷制表市场有关注并熟悉,否则,要计算出自己可以申请的最高房屋贷额,不是一件容易的事。
    尤其对于商人、外国人、新加坡人及在国外工作的大马人来说,要自行计算出最高房贷额,更是困难,因为考量标准不再只是根据薪水计算。
    不过,网上依然有许多工具可以协助,你可以浏览http://www.loanstreet.com.my网站,免费使用可负担的房贷计算器,快速与方便地查询个人可负担的最高房贷额。
    loanstreet 免费贷款资讯及谘询网站 

    Bungalow House for Sale - Country Heights Damansara Bungalow with Swimming Pool Country Heights Damansara, Malaysia, BUNG, 6BR, 8267sqft,

    Bungalow House for Sale - Country Heights Damansara Bungalow with Swimming Pool Country Heights Damansara, Malaysia, BUNG, 6BR, 8267sqft,