Bajaj Finserv Loan Against Property - Frequently Asked Questions

KNOW YOUR ELIGIBITY
Q1. What are the end uses of the loan against property which can be sanctioned by BFL?

  • Business needs
  • Mortgage buyout/Balance Transfer of existing loan
  • Consolidation of debt
  • Personal needs

Q2. How will BFL determine my eligibility for a loan against property and the loan amount?

A. We consider the following factors to determine eligibility and loan amount:

  • Age
  • Income
  • Valuation of Property (Fair market value)
  • Existing obligations, if any
  • Stability/Continuity of employment/Business
  • Past borrowing track record

Q3. What is the maximum tenor that I can get for my Loan Against Property?

A. We offer a maximum repayment tenor up to 15 years to our customers.

Q4. What is the maximum amount I can get as Loan against property from Bajaj Finance Limited?

A. Bajaj Finance offers up to Rs. 20 crores as Loan against Property and Rs. 50 crores as Lease Rental Discounting.

Q5. What security will I have to provide?

A. The security for the loan will be the first mortgage of the property to be financed, generally by way of deposit of title deeds and/or such other collateral security.

Customer will have to ensure that the title to the property is clear, marketable and free from encumbrance. To elaborate, there should not be any existing mortgage, loan or litigation which is likely to affect the title to the property adversely.

Q6. If a property is jointly owned by an individual and his/her relatives, can he/she take a loan against this property?

A. All the co-owners of the considered property need to come in as co-applicants to the loan.

KNOW OUR PROCESSES

Q1. What is the Loan against Property Sanctioning and Disbursement Process?

A. BFL follows the following documentation & disbursement process:

  • Application Form
  • Loan Document
  • Documents Requirement (Financials & Property)
  • Personal Discussion
  • Investigation verification
  • Sanctioning of Loan
  • Acceptance of Loan
  • Legal / Property Assessment
  • Disbursement of Loan

Below is the step by step procedure for getting the loan sanction and disbursed from Bajaj Finance. Do keep in mind that Loan sanction and loan disbursement are two different processes.

Application Form:

It is the 1st document which Bajaj Finance will be using as base for sanctioning the loan. It generally includes your personal information, contact details, property details, total (various) costs involved in buying property, loan amount required, your income details, tenure required. The application has to be accompanied with processing fee cheque.

Loan Document Signing:

This is an agreement that you are entering with BFL to get loan against your property. This document will contain all the relevant information like loan amount, loan tenor, EMI, schedule of property, applicant and co-applicant details etc.

Documents:

Based on the loan application you have to submit the documents as detailed in our page Eligibility & Documents.
Essentially the following documents are required but may vary with the profile of customer:

  • Identity proof
  • Address proof
  • Income proof
  • Proof of educational qualifications
  • Age proof
  • Employment details
  • Bank statements
  • Details about the property in case you have finalized it before hand
  • IT returns, B/S & P/L for 2 years
  • Bank Account Statement for last 6 months
  • Business continuity proof for 5 years.

Personal discussion:

This will happen immediately post submission of your documents. Depending on the customer profile, Personal discussion can happen physically or telephonically.

Investigation verification:

Bajaj Finance may visit your company’s office and meet you personally in office. This would be over and above your residence meeting. Your telephone lines of work and home are also verified. It’s advisable when the investigation or validation process begins try to be available at your home or your work place in order to provide with the details.

Loan sanctioning/Loan sanction letter:

After the above few steps Bajaj finance would give you the loan sanction letter if eligible as per the norms of Bajaj Finance.

Your credit worthiness is calculated by Bajaj Finance on the basis of your income, age, employer or firm with whom you work and CIBIL report or in case if you are self-employed then your nature of work, bank statements and CIBIL report and then plans out the maximum loan amount that Bajaj Finance can offer you.

You are then issued a sanction letter. It has the details of the amount of loan sanctioned by Bajaj Finance. Final loan amount sanctioned and your loan eligibility are two different things.

Once you know what you are eligible to get, you can decide on the loan amount. The loan sanctioning letter is an important document, keep it safe.

Sanction letter contains the following:

  • Loan sanctioned amount
  • Interest rates (Fixed or floating and related to which reference rate e.g. Bajaj Floating rate - BFRR)
  • Tenure of Loan
  • EMI Amount, mode of payment (Cheque or ECS)
  • Special scheme if any available.
  • Validity of the Loan sanctioning letter
  • Any other terms and conditions.

Acceptance of Sanction Letter:

If agreed to all the conditions of the loan, you need to return the same by signing on the letter (duplicate copy) to Bajaj Finance.

Note: Loan sanctioning and loan disbursement are 2 different process.

You can get 3 Crs. sanctioned but may not be able to disburse same because of limitation on account of Property valuation. Bajaj Finance will sanction loan by seeing your credit worthiness/ability to repay, but will disburse the loan by seeing your property and its appropriate papers. Once you sanction the loan, immediately start collecting original property papers, as without them you can’t get the loan disbursed.

Legal / Property Assessment:

For disbursing the loan you have to submit all the property papers, payment receipts in original to Bajaj Finance which will be kept as security for loan amount given to you. All the papers will be kept by Bajaj Finance till the loan is fully repaid. Bajaj finance will do the following with the papers.

a. Legal Check:

Legal check on your documents would be done to validate their authenticity.

b. Technical Check:

Bajaj Finance take utmost care in their plan to finance the property. We send an expert to visit the premises you intend to purchase.

In case of ready construction:

  • External / internal maintenance of the property.
  • The age of the building.
  • Quality of construction.
  • Surrounding area (development).
  • Whether the builder has received the requisite certificates for handing over possession of the flat.
  • There is no existing lien or mortgage on the property.
  • Valuation of the property in relation to other deals in the surrounding areas.

These inspections are carried out to protect consumer interests in terms of construction quality, adherence to local laws, approved building plans, etc. A technical inspection also lets Bajaj Finance understand the progress of construction so as to release the staggered disbursements.

Disbursement of Loan:

Signing the loan against property agreement:

All borrowers need to sign the home loan agreement. The original property documents have to be handed over to the BFL at this stage.

MOE Registration:

The MOE to be registered/filed by paying stamp duty on per State Stamp Act to enforce Equitable Mortgage.

Disbursement of loan:

Disbursement will happen only if all the papers relating to the property are proper and as per Bajaj Finance requirement, all receipts of payments have been submitted in original and loan agreement have been executed.

Q2. What process does Bajaj Finance follow after I apply for Loan against Property?

A. Once we receive a completed application form along with the necessary supporting documents two things happen:
Determination of your eligibility for the Loan:

For this we consider our internal policy guidelines and also examine all the documents submitted by you. If you are deemed eligible, you will get an approval for a specific loan amount based on your requirement, repayment capability and the value of the property. If we find we are unable to extend the loan to you, we will communicate the same to you promptly.
Legal and Technical verification:

Lawyers and property valuers empanelled by Bajaj Finance will verify your title documents conduct a technical evaluation of the property.

Once both these are complete, Bajaj Finance will process the disbursement of your Loan.

Q3. What are the documents required for Balance Transfer case?

A. Documents required(other than normal documentation):

  • Welcome Letter / Loan sanction letter from Buyover institution
  • Last 6 month track record statement or applicants bank statement from where the loan is being serviced.

Documents required prior to disbursal of loan

  • Loan outstanding statement from the BT Institution not more than 20 days prior to the date sanction or customer undertaking of same that he will deposit the difference at the time of BT
  • List of documents from BT Institution validating the property papers in their custody or customer undertaking of the same. No exceptions allowed in case of cooperative and Nationalized Banks.
  • Undertaking from the applicant to BT Institution authorizing BAFL to collect property documents directly from them.
  • BT and Top up to be disbursed in separate Loan a/c where top up loan is to be disbursed only after original title documents are received and the same are matched with documents required as per legal report.

Q4. Who can resolve my queries?

A. For your queries related to Loans, please visit the nearest branch. Locate our Branch

Q5. What is the turn around time for decisioning a Loan Against Property application?

A. The processing of the loan against property usually takes 7 to 10 working days once all the documents are submitted. It also depends upon your profile and documentation.

Q6. What is the location and the timings of the Bajaj Finance Ltd Branch closest to me?

A. For a complete list of BFL addresses and hours of service, please click here

Q7. Does the property have to be insured?

A. You will have to ensure that the property is duly and properly insured for fire and other appropriate hazards, as required by BFL, during the tenor of the loan and to produce evidence thereof to the Bank each year and/or whenever called upon to do so.

Q8. How do I avail BFL’s Loan Against Property?

A. You can apply for BFL Loan Against Property by selecting any one of following ways.
Bajaj Finance Limited Branch Locator: Click here to know the Branch nearest to your location. Contact our Branch Personnel.

Q9. How do I update my new mailing address?

A. If your new mailing address is the same for which the loan has been taken, you may change the address in either of the following ways:

By calling us on 020 3957 4151 (call charges apply, W.e.f. 2 May 2015)

If your new mailing address is not the one for which the loan has been taken, you will need to visit our nearest branch, along with an original and self-attested copy of your new address proof and photo identity.

Q10. How do I update my mobile number and the email address registered under my LAP account?

By calling us on 020 3957 4151 (call charges apply, W.e.f. 2 May 2015)

By calling our Call Center at any of these toll free numbers: 1800 209 4151

KNOW ABOUT RATE CHANGE & EMI

Q1. What is BFRR? How does it change?

A. BFRR is Bajaj Floating Reference Rate which is used as benchmark rates for loan against property customers. Any change in BFRR results in equivalent change in LAP customer’s ROI. BFRR is changed based on market conditions and cost of funds of the company.

Q2. How often do Interest rates change?

A. As per our re-pricing policy, interest rates are reviewed every two months and a decision is taken whether to change the interest rates or keep it unchanged.

Q3. I have taken a loan just one month back. How does change in interest rates work for me?

A. As per our re-pricing policy, interest rates will be changed only for those cases which are at least 3 months old. In your case, change in BFRR will not have an immediate impact on interest rate of your loan. However once your loan is 3 months old, any changes in BFRR in last 3 months will change your effective rate basis the margin on your loan.

Q4. What is the current BFRR (Bajaj Floating Reference Rate)?

A. Current BFRR (Bajaj Floating Reference Rate) is 20.15% effective since 5th Mar 2014.

Q5. What is the impact of change in Interest Rate?

A. The increase/ decrease in the Interest rate will by default increase/decrease the tenure of the loan with no change in the existing EMI.

Q7. Are the interest rates going to change in the future?

A. These are market-determined rates and it is not possible for us to predict interest rate movements ahead of time.

Q8. I have taken a sanction on floating rate and have not availed any disbursement till date, how will the change impact me?

A. You are given a margin against Internal FRR in your sanction terms & conditions. In case you take the disbursement within the validity period mentioned in your sanction letter, your rate of interest will be calculated on the current BFRR. For example, if Internal FRR at the time of loan sanction is 20.00% and margin offered to you was (-2.00%), thereby effective rate offered was 18%. If Internal FRR comes down to 18.50%, your effective rate of interest would be (18.50%- 2.00%) = 16.50%

Q9. Can Bajaj Finance Limited change the Spread between BFRR loan against property interest rates and customer interest rates?

A. The Spread between BFRR and Customer Rate of Interest is fixed and will not change except in situation where customer rate is higher than Max Rate Cap as per Proactive Repricing Policy*. Change in spread will always be done to give advantage of BFL Max Rate Cap as per Proactive Repricing Policy to customer and maintain customer rate at Max Cap Rate. In case of decrease in BFRR no change in spread / margin will be done.

*Refer Proactive Repricing Policy in Section Agreement and T&C of Loan against Property

Q11. How will my Equated Monthly Installment (EMI) be calculated?

A. The EMI consists of the principal amount and the interest on the principal amount. It is calculated by taking into account the loan amount, the time frame for repaying the loan and the interest rate on the borrowed sum. The EMI may be subject to change when interest rate changes or a part-payment of the Loan is made. Every month, part of the EMI is adjusted towards the interest payable and the balance is adjusted towards repayment of the principal.

Q12. What are my different options for making my EMI payments?

A. You may repay your LAP in any of the following two ways:

  • Electronic Clearing Service (ECS): This mode can be used if you have any Bank account and would like your EMIs to be debited automatically at the end of the monthly cycle from this account.
  • Post-Dated Cheques (PDCs): You can submit post-dated EMI cheques from any Bank account. A fresh set of PDCs will have to be submitted in a timely manner. Please note Post Dated Cheques will be collected at non-ECS locations only.
  • We recommend that you opt for the ECS mode of payment as it is both faster as well as less prone to error than the use of PDCs and avoids the hassle of replenishing the PDC’s whenever they either get exhausted or EMI changes.

Q13. I have availed a Loan against Property from Bajaj Finance on a floating rate of interest. How will an increase in this rate of interest impact me?

A. In order to avoid burdening you with a higher EMI, Bajaj Finance will first attempt to increase the tenure of the loan subject to permissible limits. If, however, despite the increase in tenure, the EMI is not adequate to cover the interest payment, then Bajaj Finance will increase your EMI amount. To reduce your EMI, we recommend making a part prepayment at your nearest Bajaj Finance Branch or through our online platform Experia.

Q14. How to change the EMI payment amount?

A. Customers can pay their EMI’s to BFL through any of the following modes including electronic methods (ECS), non-electronic methods (Postdated cheques and direct payments).In case of electronic methods, collection of the revised amount usually happens from the next month. The differential amount is to be paid separately for the current month. Where the customers have issued Post Dated Cheques, customer would be required to change the old cheques completely. Under any method of payment, the total EMI is required to be paid before the due date.

Q15. Can the EMI be increased during the life of a loan?

A. A. BFL offers its customers the freedom to increase the EMI anytime during the life of a loan. The loan term gets shortened and the total outflow reduces substantially if the customer regularly exercises this option. This can be done by the following ways:

  • By logging into our Customer Portal – “Experia”
  • Write a mail to
  • Call us on 020 3957 4151 (call charges apply,W.e.f. 2 May 2015)

Q16. What is Pre-EMI interest?

A. Pre-EMI interest is the interest on the loan amount disbursed by Bajaj Finance. It is payable every month from the date of each disbursement until the commencement of the EMI payments.

Q17. What is an amortization schedule?

A. An amortization schedule is a table giving the reduction of your loan amount by monthly installments. The amortization schedule gives the break-up of every EMI towards repayment of interest and outstanding principal of your loan.

Q18. What is Negative Amortization?

A. When interest rates go up, the Interest Component of an EMI also go up. The EMI is kept constant as explained in the previous section which results in a lower Principal Component. If the rates move up continuously, then there might be a situation where the Interest Component becomes more than the EMI. In such a situation, the Principal Component (EMI minus Interest Component) gives a negative figure. The effect is that the outstanding balance instead of being reduced from the opening principal with the principal component gets increased with the negative principal component. This is commonly referred to as Negative Amortisation.

A loan where the Amortisation is Negative does not get repaid ever since the regular payments are insufficient to cover the Interest Component. The unpaid interest gets added to the principal and makes it to grow. The situation reverses only when interest rates starts falling, the customer does part-prepayment or increase the EMI.

Q19. How does any rate change impact the loan amortization schedule?

A. In case of a Variable Rate loan, the Interest Rate used to calculate the Interest Component is subject to variation. When rates change, one of the following two changes can be done to a loan:

  • The term of the Loan is extended (when rates go up) or contracted (when rates go down).
  • The Installment (EMI) amount is reset (increased in case rates go up & reduced in case rates come down).

As a practice, the term of the loan is extended since the customer might have given PDC’s and it would be difficult to replace them on every rate change. However, in case of Under Construction properties, the Pre-EMI amount is increased by default.

Q20. What options are available for a Negatively Amortising Loan?

A. As a practice, BFL does not permit loans that amortises negatively i.e. where the EMI is insufficient to meet the Interest Component for a loan. In the event of the EMI for a loan falling short of the Interest Component, the customer is informed immediately and offered one of the following remedial options:

  • Change the EMI suitably to match with the balance tenure of a loan
  • Consider a lump sum part prepayment of principal
  • A combination of both depending upon customer’s convenience.

Based on the convenience, customers can choose any of the above options. The default option is to change the EMI to match the balance tenure of a loan.

Q21. Is there any early warning mechanism before Negative Amortization?

A. In case the Interest Component exceeds 85% of the EMI amount at any time, it should be a warning to the customer. This will ensure that variation in interest rates does not cause any inconvenience.

Q22. Does Bajaj Finance provide any Moratorium Period?

A. We provide a re-pricing holiday for our newly acquired customers for a period of 3 months i.e. will be re-priced post completion of 3 months from the month of booking of the loan. The case will be recommended for re-pricing in the third month and the re-pricing will be effected in the fourth month, post booking of all such new Loans.

Q23. What is Pro-active downward Repricing?

A. The pricing increase happens only in the scenario of an increase in the Cost of Funds. Pro-active repricing policy is being put in place as a proactive measure to ensure that there is no inordinate increase in your loan pricing against new acquisitions and there is always parity for your loan.

Q25. Does Bajaj Finance Pro-actively do downward Re-pricing?

A. As a goodwill gesture and to maintain transparency with our valued existing customers, we ensure through our pro-active downward re-pricing strategy, that none of our existing customers are more than 100 bps over and above the last 3 months average sourcing rate. Any customer who is higher than 100 bps from our last 3 months average sourcing rate, we carry out downward re-pricing of the rate of interest for all such customers to bring them to max 100 bps above the last 3 months average sourcing rate. This is a bi-annual exercise. This is yet another Industry first for any NBFC in the country.

KNOW ABOUT PAYMENT METHODS

Q1. How do I repay the loan?

A. You repay the loan in Equated Monthly Installments (EMIs) comprising principal and interest. Repayment by way of EMI commences from the month following the month in which you take full disbursement.

Q2. What are the fees you will be charged for availing a loan against property?

A. A Processing fee of up to 2.00 % of the loan amount applied. Please refer to “Fees and charges” section for more details.

Q3. How do I submit a fresh set of post-dated EMI cheques?

A. Please submit your fresh set of post-dated cheques at your nearest Bajaj Finance Branch. To locate nearest branch, click here

Q6. What if the EMI cheque bounces?

A. Please refer to the “Fees and charges” section for the details.

Q7. How do I replenish the exhausted PDCs or Swap ECS?

A. You may replenish the exhausted PDCs by handing over the cheques at our Branch.

Q8. What are the EMI bounce charges?

A. Please refer to the fees and charges section.

Q9. How much time will it take to change the mode of repayment/ account for your loan?

A. It will take 25 working days to activate the revised instructions. In case your next instalment falls due prior to the period, an instruction already lodged with us will be presented for payment.

Q10. What will be done with the post-dated cheques if I request to change the mode of repayment/account for my loan?

A. Post-dated cheques/security cheques submitted earlier will be dispatched to your mailing address within 15 days, provided the revised instructions are verified and found to be in order.

Q11. What are the charges I have to pay to change the mode of repayment/ account for my loan?

A. We do not charge any fee for change in mode of repayment / account.

Q12. What will be done with the post dated cheques if I request to change the mode of repayment/ account for my loan?

A. Post Dated Cheques(PDCs)/Security Cheques that have not been encashed will be defaced and retained by the Bank. In case, you want your old Post Dated Cheques(PDCs)/ Security Cheques to be returned to you, kindly lodge a request through customer service or write us an email at wecare@bajajfinserv.in within 45 days from the date of application. In case we do not hear from you within the stipulated period, the defaced cheques shall be destroyed.

Q13. What is RTGS?

A. RTGS is the Real Time Gross Settlement which is used for the transfer of amounts of Rs. 1,00,000 or more from one bank account to another bank account (any bank located anywhere in India if attached with an Internet system) at very minimal charges. The amount is credited into the beneficiary's account in real time. For amounts less than Rs. 1,00,000 we use NEFT( National Electronic Fund Transfer).

Q14. What is NEFT?

A. The National Electronic Funds Transfer (NEFT) system is a nation-wide funds transfer system to facilitate transfer of funds from any bank branch to any other bank branch.

Q15. What is CIBIL?

A. CIBIL stands for Credit Information Bureau India Limited. CIBIL's aim is to fulfil the need of credit granting institutions for comprehensive credit information by collecting, collating and disseminating credit information pertaining to both commercial and consumer borrowers, to a closed user group of members. Banks, Financial Institutions, Non-Banking Financial Companies, Housing Finance Companies and Credit Card Companies use CIBIL's services. Data sharing is based on the Principle of Reciprocity, which means that only Members who have submitted all their credit data may access Credit Information Reports from CIBIL.

KNOW OUR PRODUCT

Q1. What are the products offered under Loan Against Property (LAP)?

A.

  • Loan Against Commercial Property
  • Loan Against Residential Property
  • Loan for Purchase of Commercial Property
  • Loan Against Plot
  • Lease Rental Discounting
  • FlexiSaver Loan

Q2. What are other product variants under Loan Against Property (LAP)?

A.

  • Mortgage Plus: It is a short tenor loan for a maximum 5 years tenor with and is like any unsecured business loan available in the market. It comes with reduced rate of interest which is much lesser than any Business loan which you can get from the market with higher tenor as well.
  • Pre-approved Top Up Amount Offer for existing LAP customers.
  • Pre-approved LAP offer for BFL’S Business Loan customers.

Q3. What other VAS products does BFL offer?

A.

  • Insurance
  • Property Dossier
  • FD
  • Property Search Services

Q4. What is FlexiSaver?

A. FlexiSaver is a unique product from Bajaj Finance Limited that offers you a combination of Term Loan and Credit Line facility with unique feature to save interest and manage cash flow efficiently.

Q5. What is Property Dossier?

A. Property Dossier is another industry first value added service offered to Mortgage customers of Bajaj Finserv. It is a customized report that guides the customer through all the legal and technical aspects of owning a property in a simple and crisp manner. It also covers general property knowledge tips as well as all macro factors like property index of the city, important property tips etc.

Q6. Why should I opt for Bajaj Finance’s Loan Against Property?

A. Kindly Refer to Features and Benefits section.

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