Umlinganiselo wemali-mboleko kwixabiso (LTV)

Umlinganiselo wetyala-kwixabiso (LTV) ngumyinge wesixa semali-mboleko kwixabiso eliqikelelweyo le-asethi eliyikhuselayo, elichazwa njengepesenti.

I-LTV iphendula umbuzo omnye: ukuba le mali-mboleko ingasilela ukuhlawulwa kwaye isibambiso kufuneka sithengiswe, lingakanani ithuba phakathi kwento etyalwayo noko kuya kufunyanwa yi-asethi? Okukhona umyinge usezantsi, kokukhona ithuba likhulu. Imali-mboleko ekwi-LTV engama-50% ingakwazi ukumelana nokwehla ngesiqingatha kwexabiso lesibambiso phambi kokuba umbolekisi abe sengozini. Imali-mboleko ekwi-LTV engama-95% ayinakumelana nanto ingako, kuquka neendleko zokuthengisa i-asethi.

Yindlela yokhuseleko, hayi indlela yokukwazi ukuhlawula. I-LTV ayithethi nto malunga nokuba umboleki angakwazi na ukwenza intlawulo yenyanga — loo nto ngumsebenzi wo vavanyo lokukwazi ukuhlawula kunye nemilinganiselo yokuhlawula amatyala. I-LTV ichaza kuphela okwenzekayo emva kokuba intlawulo ingaphumelelanga. Uninzi lwemigaqo-nkqubo yokubolekisa lusebenzisa zombini, kuba imali-mboleko inokukhuselwa ngokugqibeleleyo kodwa ingakwazi ukuhlawuleka, okanye ikwazi ukuhlawuleka kamnandi kodwa ikhuselwe kakubi.

Ifomula ye-LTV

LTV = (Loan amount ÷ Appraised value of collateral) × 100

Iingongoma ezintathu zilawula ukuba eli nani lithetha nto na:

• Isixa semali-mboleko kufuneka ibe yintsalela eyintloko eseleyo kunye nazo naziphi na iifizi ezidityanisiweyo nenzala eqokelelweyo ekwagqutyungelwa sisibambiso, hayi nje isixa esikhutshwe ngosuku lokuqala.
• Ixabiso eliqikelelweyo kufuneka ibe lixabiso elimiselwe luqikelelo oluzimeleyo, olunomhla — hayi ixabiso elifunwa ngumthengisi, hayi uqikelelo lomboleki, hayi isixa esifakwe kwi-inshorensi.
• Ixabiso elisezantsi phakathi kweendleko okanye imarike lo mgaqo usetyenziswa apho imali-mboleko ixhasa ukuthenga. Ukuba umboleki uthenga i-asethi nge-700,000 athi umqikeleli ixabise i-800,000, umgaqo-nkqubo onobulumko usebenzisa i-700,000. Isivumelwano sinokuba sesokwenene, okanye sinokuba luqikelelo olunyusiweyo.

Ukuhlengahlengisa ifomula

Ababolekisi badla ngokufuna obona buninzi bemali-mboleko evumelekileyo, hayi umyinge:

Maximum loan = Appraised value × Maximum LTV

Kwi-LTV engama-60% kwipropathi yorhwebo exabisa i-1,200,000, eyona mali-mboleko inkulu evunyelwa ngumgaqo-nkqubo yi-720,000.

Umzekelo osebenzayo

Umboleki ufaka isicelo semali-mboleko ye-560,000 ekhuselwe kwipropathi yokuhlala. Umqikeleli ozimeleyo uqikelela ipropathi kwi-800,000.

LTV = (560,000 ÷ 800,000) × 100 = 70%

Umbolekisi ukhuphela phambili i-70% yexabiso lepropathi. Ubunini bomboleki kwi-asethi — isikhuseli — ngama-30%, okanye i-240,000.

Ngoku vavanya isikhuseli. Cinga ukuba ukusilela ukuhlawula kunyaka wesibini, kusasele i-545,000. Ipropathi ayithengiswa ngexabiso lentengiso; ithengiswa phantsi koxinzelelo, kwaye ukuthengisa kubiza imali:

• Uqikelelo lwexabiso lentengiso: 800,000
• Imali efunyenwe ngokuthengisa ngenkani (75% yentengiso): 600,000
• Iindleko zomthetho, zefandesi kunye nezokugcina (8%): (48,000)
• Imali efunyenweyo emva kweendleko: 552,000
• Intsalela eseleyo: (545,000)
• Imali eshiyekileyo: 7,000

Imali-mboleko eyayibonakala ikhuselekile kwi-LTV engama-70% ibuya ishiya phantse akukho nto, kwaye oko kuphambi kwayo nayiphi na inzala yetyala elingekahlawulwa. Le yeyona nto iluncedo kakhulu ekufuneka uyiqonde nge-LTV: umlinganiselo ophambili ulinganiswa ngexabiso lemarike, kodwa ukubuyiswa kwenzeka ngexabiso lokuthengiswa ngenkani emva kokutsalwa kweendleko. Ukhuseleko lokwenyani luhlala luncinci kunokuba umlinganiselo ubonisa.

I-LTV kunye ne-haircut

I-haircut, ngamanye amaxesha ebizwa ngokuba ngumda okanye isaphulelo, yinto echasene ngqo ne-LTV — yinxalenye yexabiso lesibambiso umbolekisi angavumiyo ukuboleka ngokuchasene nayo.

Haircut = 100% − LTV

Igama elihambelanayo kukuthi izinga lokuboleka, elingumlinganiselo ofanayo ne-LTV kodwa lidla ngokusetyenziswa kwiqela lee-asethi endaweni yesinye: ukuxhaswa ngemali kwii-receivables ngezinga lokuboleka elingama-80% ngokuchasene nencwadi yee-invoyisi kuthetha izibalo ezifanayo kodwa ngesigama esahlukileyo.

• Ubuninzi be-LTV obungama-90% (i-haircut eyi-10%): 450,000 ubuninzi bokuboleka ngokuchasene nesibambiso se-500,000
• Ubuninzi be-LTV obungama-70% (i-haircut engama-30%): 350,000 ubuninzi bokuboleka ngokuchasene nesibambiso se-500,000
• Ubuninzi be-LTV obungama-50% (i-haircut engama-50%): 250,000 ubuninzi bokuboleka ngokuchasene nesibambiso se-500,000

I-haircut ikhona ukuze ifunxe izinto ezine ngaxeshanye: ukuguquguquka kwexabiso phakathi kwangoku nokuthengiswa, umsantsa phakathi kwexabiso lemarike nelokuthengiswa ngenkani, iindleko zokunyanzelisa, kunye nenzala eyongezekayo ngexesha lenkqubo yokubuyiswa enokuthatha iinyanga.

Imilinganiselo ye-LTV eqhelekileyo ngokohlobo lwesibambiso

Imilinganiselo iyahluka ngokombolekisi, ngokolawulo lommandla nangomjikelo, kodwa uluhlu olungezantsi luzinzile phantse kuyo yonke indawo, kwaye ingqiqo esemva kwalo iluncedo ngaphezu kwamanani ngokwawo.

• Idiphozithi yemali okanye idiphozithi esisigxina egcinwe ngumbolekisi (i-LTV engama-90–100%): Akukho mngcipheko wokuqingqwa kwexabiso, akukho ndleko zokuthengisa, kwaye kutsalwa kwangoko.
• Izibambiso zikarhulumente (i-LTV engama-80–95%): Zinokuthengiseka ngokukhawuleza, zixatyiswa yonke imihla, ukuguquguquka okuphantsi.
• Ipropathi yokuhlala enetayitile ecocekileyo (i-LTV engama-70–90%): Ixabiso elizinzileyo kodwa kucotha, kuyabiza kwaye kufuna iinkqubo zomthetho ukuze kuthengiswe.
• Ipropathi yorhwebo neyemizi-mveliso (i-LTV engama-50–70%): Imarike ecekethekileyo, ixabiso lixhomekeke ekuhlalweni nasekusetyenzisweni.
• Izithuthi (i-LTV engama-50–80%): Ziwohloka ngokukhawuleza ngexabiso, zihamba lula, imeko iyahluka.
• Izabelo ezidwelisiweyo (i-LTV engama-40–70%): Zixatyiswa yonke imihla kodwa ziyaguquguquka; zinxibelelene nengxaki yomboleki.
• Iplanti, oomatshini kunye nezixhobo zokusebenza (i-LTV engama-40–60%): Zidla ngokuba yimpahla ekhethekileyo, zinexabiso eliphantsi kakhulu xa sele zisetyenzisiwe.
• Isitokhwe seshishini (i-LTV engama-30–50%): Iyonakala, iyashukuma, kunzima ukuyiqinisekisa.
• Imfuyo, umhlaba ongenatayitile, iimpahla zasekhaya (Isezantsi okanye ayikho): Kunzima ukuzixabisa, ukuziqinisekisa, ukuzikhusela okanye ukuzithengisa.

Zimbini izinto ezimisela onke la manani: indlela ethembekileyo yokuxabisa i-asethi kwaye indlela engabizi kakhulu nekhawulezayo yokuyiguqula ibe yimali ezinkozo. Nantoni na efumana amanqaku aphantsi kuyo nayiphi na kwezi ifumana unciphiso lwexabiso olukhulu ngakumbi. Nantoni na efumana amanqaku aphantsi kuzo zombini idla ngokungakwazi kwaphela ukusebenza njengesibambiso esiphambili, yiyo loo nto ubuninzi bokubolekiswa kumashishiniangekho sikweni namancinci kuxhomekeke kubaqinisekisi, uxanduva oludibeneyo lweqela kunye nembali yokuhamba kwemali endaweni yoko.

I-LTV yokuqalisa xa ithelekiswa ne-LTV yangoku

Umlinganiselo obalwa ngexesha lokuvunywa uchanekile kuphela ngomhla obalwa ngawo. Zimbini izinto eziwutsalela kumacala achaseneyo kulo lonke ubomi bemboleko.

I-Amortisation iyayihlisa i-LTV. Yonke intlawulo eyintloko iyayinciphisa inani eliphezulu. Imali-mboleko encitshiswayo iyayiphucula imeko yayo yesibambiso inyanga nenyanga, yiyo loo nto ukusilela ukuhlawula kubaluleke kabini: imali-mboleko ayihlawulwa, kwaye isikhuselo asakhiwa.

Ukwehla kwexabiso okanye intshukumo yemarike kungayinyusa i-LTV. Izithuthi, izixhobo kunye nesitokhwe zihla ngexabiso ngokwecwangciso. Ipropathi ingawa xa kukho ukudodobala koqoqosho. Apho isibambiso siphulukana nexabiso ngokukhawuleza kunokuba imali-mboleko incitshiswa, imali-mboleko iba nobungozi ngakumbi ngokuya iqhubeka ixesha elide.

Izinto ezimbini xa zithelekiswa

Imali-mboleko yesithuthi ye-120,000 ngokuchasene nesithuthi esixabisa i-150,000 — 80% ekuqaliseni:

• Ukuqalisa: 120,000 ibhalansi | 150,000 ixabiso lesithuthi | 80.0% LTV
• Ukuphela konyaka woku-1: 96,000 ibhalansi | 118,000 ixabiso lesithuthi | 81.4% LTV
• Ukuphela konyaka wesi-2: 70,000 ibhalansi | 92,000 ixabiso lesithuthi | 76.1% LTV

Kwanangeentlawulo ezizinzileyo, imali-mboleko ichitha unyaka wayo wokuqala ingakhuselekanga ngako kunokuba yayinjalo ngomhla eyabhalwa ngawo. Kwisakhiwo senzala kuphela, okanye ngeentlawulo ezimbini eziphosiweyo kulo nyaka wokuqala, imali-mboleko iyatshona — ibhalansi iyagqitha kwixabiso lesibambiso. Yiyo loo nto ababolekisi bezithuthi nezixhobo begxininisa kwidiphozithi enentsingiselo namaxesha amafutshane kunokuba bathembele kwi-asethi yodwa.

I-LTV yangoku (ngamanye amaxesha i-LTV enesalathisi, apho uqikelelo-maxabiso luhlaziywa kusetyenziswa isalathisi sentengiso endaweni yokuhlolwa okutsha) lelo nani elimele ukuqhuba ukubekwa kweliso kwipotfoliyo, izigqibo zokwenza isibonelelo kwaye nasiphi na isigqibo esimalunga nohlengahlengiso. I-LTV yokuqaliswa yirekhodi yembali.

I-LTV eDityanisiweyo (CLTV)

Apho iimali-mboleko ezingaphezu kwesinye zinesibambiso kwi-asethi enye, i-LTV yemali-mboleko nganye iyabujongela phantsi ubungozi obuyinyani. I-LTV edityanisiweyo idibanisa zonke iintsalela ezinesibambiso kunye:

CLTV = (Sum of all loans secured on the asset ÷ Appraised value) × 100

Ipropati enexabiso le-600,000 enentsalela yentlawulo yokuqala engama-300,000 kunye nemali-mboleko yesibini eyi-100,000 ine-CLTV eyi-66.7%, nangona imali-mboleko yombolekisi wesibini iyi-16.7% kuphela yexabiso.

Isikhundla sentlawulo sibaluleke ngendlela efanayo nomlinganiselo. Umntu obambe intlawulo yokuqala uhlawulwa ngokupheleleyo phambi kokuba owesibini afumane nantoni na, ngoko umbolekisi wentlawulo yesibini kwi-CLTV engama-66.7% ukwimeko embi ngokubonakalayo kunombolekisi wentlawulo yokuqala kwelo nani linye. Nawuphi na umbolekisi othatha isibambiso kwi-asethi kufuneka akhangele iintlawulo zangaphambili phambi kokuba akhuphe imali, kwaye kufuneka abhale isikhundla sentlawulo ecaleni kwe-LTV kwi irejista yesibambiso.

I-LTV xa ithelekiswa neminye imilinganiselo yokubolekisa

• Umlinganiselo wemali-mboleko kwixabiso (LTV): Ilinganisela imali-mboleko ngokuchasene nexabiso lesibambiso. Impendulo: Ikhuselwe kakuhle kangakanani imali-mboleko?
• Umlinganiselo wokuhlawula ityala / DTI: Ilinganisela iintlawulo ngokuchasene nengeniso. Impendulo: Ngaba umboleki uyakwazi ukuyihlawula?
• Umlinganiselo wokugubungela ukuhlawulwa kwetyala (DSCR): Ilinganisela ukuhamba kwemali kweshishini ngokuchasene nokuhlawulwa kwetyala. Impendulo: Ngaba ishishini liyakwazi ukuyihlawula?
• Umlinganiselo wemali-mboleko kwindleko (LTC): Ilinganisela imali-mboleko ngokuchasene neendleko zizonke zeprojekthi. Impendulo: Yimalini kule projekthi ehlawulwa ngumbolekisi?
• Umlinganiselo wemali-mboleko kwingeniso (LTI): Ilinganisela imali-mboleko ngokuchasene nengeniso yonyaka. Impendulo: Ngaba umboleki unetyala eligqithisileyo xa ewonke?

I-LTV kunye nomlinganiselo wokukwazi ukuhlawula ziyaphelelisana, azithathelani ndawo. Ukuxhomekeka kwi-LTV kuphela kuvelisa ukubolekisa okusekelwe kwi-asethi, apho umbolekisi ecwangcisa ngokwenene ukubuyiselwa imali ngokuthengisa isibambiso — indlela ebiza imali eninzi, ecothayo neyonakalisa igama lokulawula incwadi yemali-mboleko, kwaye yindlela abalawuli abangayikhuthaziyo ekubolekiseni abathengi.

Indlela ababolekisi ababeka baze banyanzelise ngayo imida ye-LTV

Umda obhaliweyo kudidi ngalunye lwesibambiso. Uhlobo ngalunye lwe-asethi olwamkelwa ngumbolekisi kufuneka lube ne-LTV ephezulu kwi umgaqo-nkqubo wetyala, kunye nomntu ochongiweyo ovunyayo kwiimeko ezikhethekileyo. Iimeko ezikhethekileyo kufuneka zirekhodwe njengeemeko ezikhethekileyo, zingadityaniswa nendlela yesiqhelo yokusebenza.

Imigangatho yoqikelelo-maxabiso. Ngubani onokuqikelela ixabiso, kwakutsha nje kangakanani, kwaye kusetyenziswa siphi isiseko (ixabiso lentengiso, ixabiso lentengiso enyanzelisiweyo, okanye zombini). Abaqikeleli-maxabiso bephaneli, ukutshintshana phakathi kwabo, kunye nobudala obuphezulu boqikelelo-maxabiso ekuvunyweni zizilawulo ezisemgangathweni.

Izinto ezibangela ukuphononongwa kwexabiso kwakhona. Iimali-mboleko zexesha elide zifuna ukuba ixabiso lezibambiso zazo lihlaziywe ngamaxesha athile, kwaye ngoko nangoko xa kukho ukusilela ukuhlawula, uhlenga-hlengiso okanye naluphi na utshintsho kwiimeko zomboleki. Umlinganiselo ekungazange kubalwe mntu ngawo kwiminyaka emine awululo lawulo.

Imida yokugxininisa ngaphezu komgangatho othile. Ababolekisi abaninzi bamisela umda kwisahlulosepotfoliyo enokuthi ibe ngaphezu kwe-LTV ethile — umzekelo, kungabi ngaphezu kwe-15% yencwadi yamatyala ngaphezu kwe-80%. Oku kunciphisa ubungakanani bepotfoliyo obusengozini yokuhla okukodwa kwimarike ye-asethi enye.

I-inshorensi kunye nokubhaliswa kwesibambiso. Ubalo lwe-LTV luthatha ukuba umbolekisi angakwazi ngokwenene ukuyiguqula ibe yimali i-asethi. Olo qikelelo luxhomekeke kwisibambiso esibhaliswe ngokufanelekileyo, i-inshorensi yangoku enombolekisi ebhalwe njengomamkeli wembuyekezo yelahleko, kunye netayitile ecocekileyo. Apho ezo zinto zingekhoyo, i-LTV esebenzayo yi-100%, nokuba ifayile ithini.

Apho ubalo lwe-LTV lusilela khona

Uqikelelo lwexabiso oluphelelwe lixesha. Uqikelelo lwexabiso lweminyaka emithathu eyadlulayo luqikelelo, ayilonyani. Kwiimarike ezitshintsha ngokukhawuleza, okanye apho isibambiso sihla ngexabiso, uqikelelo oluphelelwe lixesha luwabeka phantsi umngcipheko ngendlela ecwangcisiweyo kuyo yonke incwadi yamatyala ngaxeshanye.

Ukuthinjwa komvavanyi wexabiso. Apho umboleki ekhetha aze ahlawule umvavanyi wexabiso, okanye apho umvavanyi omnye etyikitya uninzi lweefayile zombolekisi, uqikelelo lwexabiso luye lunyuke ngokuthe ngcembe. Ukujikeleziswa kwephaneli kunye nokuphononongwa kwakhona kwesampulu ngamaxesha athile zizo izikhuselo eziqhelekileyo.

Ixabiso lemarike elithathwa ngempazamo njengexabiso lokubuyiselwa. Njengoko umzekelo osetyenzisiweyo ubonisa, imali efunyenwe kwintengiso enyanzelekileyo emva kokutsalwa kweendleko zomthetho nezokulahla yiyona nombolo ebalulekileyo. Abanye ababolekisi bayifaka ngqo ngokubala i-LTV ngokuchasene nexabiso lentengiso enyanzelekileyo endaweni yexabiso lemarike, nto leyo evelisa umlinganiselo ophantsi, onyaniseke ngakumbi.

Ukungahoywa kwenzala neefizi ezongezelekileyo. Imboleko ekwi-LTV engama-85% efikelela kwiinyanga ezintandathu ingekahlawulwa kunye nenzala yesohlwayo ezongezelekayo ayisekho kuma-85%. Inani eliphezulu liyakhula kanye xa amandla omboleki okulinciphisa ephela.

Isibambiso esingabhaliswanga okanye esinesiphene. Isibambiso esingabhaliswanga, itayitile enengxabano engekasonjululwa, i-asethi esele ibekwe njengesibambiso kwenye indawo, okanye izixhobo angabinizo umboleki ngokwenene — ngasinye siguqula umlinganiselo obalwe kakuhle ube yintsomi.

Ukuthatha umlinganiselo njengovavanyo olupheleleyo. I-LTV ephantsi ikhuthaza uvavanyo lomngcipheko olubuthathaka kuba imali-mboleko ivakala ikhuselekile. Ukunyanzeliswa kuyacotha, kuyabiza, kuyabonakala esidlangalaleni yaye kudla ngokuphumelela ngokuyinxenye kuphela. Imali-mboleko ekhuselwe kakuhle kodwa ekufuneka inyanzeliswe iseyimali-mboleko engaphumelelanga.

Imibuzo ebuzwa rhoqo

Ngaba i-LTV iyalichaphazela izinga lenzala?

Ngokuqhelekileyo. I-LTV ephezulu ithetha ilahleko enikelwa kukungahlawuli ephezulu, ngoko amaxabiso asekelwe kumngcipheko anamathisela intlawulo eyongezelelweyo kuwo. Ababolekisi abaninzi bapapasha amaxabiso anamazinga apho ibhendi nganye ye-LTV inezinga elahlukileyo, kwaye abanye bafuna isibambiso esongezelelweyo okanye umqinisekisi ngaphezu komgangatho othile endaweni yoko, okanye ukongeza koko, izinga eliphezulu.