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Financing for Foreigners
在紐約買房，外國人也能享按揭

The foreigners streaming into New York to buy housing often pay in cash, but with interest rates low, more have been seeking to finance their purchases.

源源不斷的海外買主正前往紐約購置房產。他們通常會用現金全額支付，但鑒于目前的按揭利率較低，有更多人試圖通過融資購房。

During the financial crisis, risk-wary lenders were less likely to extend financing to foreigners. The pool of lenders offering such financing is still limited, but their foreign loan business is up.

在金融危機期間，貸款方對風險充滿了警惕，為海外買主提供融資服務的可能性也比較小；而目前，盡管提供這種對外融資服務的貸款人數量仍有限，但這一業務的規模卻在上升。

HSBC, the multinational bank based in London, reports that its volume of home loans extended to foreign borrowers in the United States has tripled since 2010. “It’s just the ability to get that money at such a low interest rate that is really driving all these applications,” said Joe D’Alessio, an HSBC mortgage consultant who works with high-net-worth clients.

總部設在倫敦的跨國銀行匯豐銀行(HSBC)表示，自2010年以來，其美國分部為海外買主提供的住房貸款規模已增加了兩倍。“外國人可以享受非常 低的貸款利率，僅這一條，就切實推動了這項業務的發展，”喬·德阿萊西(Joe D’Alessio)說。他是匯豐銀行的一名按揭貸款顧問，負責為高凈值客戶服務。

With a presence in 81 countries and territories, HSBC has a big appetite for foreign customers and offers some of the most attractive mortgage terms. Financing is available for up to 70 percent of the purchase price, up to a maximum of $3 million.

匯豐銀行在81個國家和地區開展業務，故而十分渴望招攬外國客戶，并愿意為其提供極具吸引力的按揭條款。該銀行的按揭比例可達房款的70%，上限為300萬美元。

Interest rates tend to be slightly higher on loans to foreigners, Mr. D’Alessio said, but the rate on a five-year adjustable mortgage is still in the mid-2 percent range.

德阿萊西說，針對外國客戶的貸款利率，比美國人的略高一些，但五年期可調整按揭貸款利率仍在2.5%左右。

HSBC’s terms are stiffer on apartments in buildings that are nonwarrantable (meaning they don’t meet Fannie Mae’s financing guidelines). In these cases, the bank may require 50 percent down.

對位于不可擔保（也即不符合房利美[Fannie Mae]融資要求的那些）建筑中的公寓，匯豐銀行的按揭貸款條件要更加嚴格一些，海外買主可能需要首付50%的房款。

“But that doesn’t seem to deter buyers,” said Mr. D’Alessio, who has worked with clients from Britain, Hong Kong, Turkey, Japan and Brazil. “They are usually coming and looking for all-cash deals. Then they find out they can borrow, and so they take advantage of it.”

“但這似乎并沒有嚇退購房者，”德阿萊西說，他曾與來自英國、香港、土耳其、日本和巴西的客戶打過交道。“他們來我們這通常是打算全款購房的。當他們發現自己也可以貸款后，就會利用這個機會。”

Borrowing also gives foreigners more buying power. Some choose to “buy a larger property that might have a higher rate of return in the next few years,” he said.

貸款也提高了海外買家們的購買力。他說，有些人會轉而“購買一處更大的房產，一處有可能在未來幾年內獲得更高回報率的房產”。

Foreign interest in investing in New York is driven in part by the perception that property here is a bargain compared with that in other global cities, said Ace Watanasuparp, the president of DE Capital Mortgage, an affiliate of Wells Fargo.

DE資本抵押貸款(DE Capital Mortgage)是富國銀行(Wells Fargo)的分支機構，其總裁艾斯·瓦塔納薩帕普(Ace Watanasuparp)說，海外購房者對投資紐約房產感興趣，部分原因是他們覺得跟世界其他城市相比，紐約的房價還算便宜。

A recent report by Knight Frank ranked New York the eighth-most-expensive city for residential property. Going by average price per square foot, New York has an edge over Monaco, Hong Kong, London, Geneva, Paris, Singapore and Moscow. The report notes that growth in high-quality housing in New York is also a draw.

物業顧問公司萊坊國際(Knight Frank)最近發布了一份報告，把紐約排在“住房價格最昂貴的城市”的第八位。以每平方英尺的均價來看，紐約的房價還低于摩納哥、香港、倫敦、日內瓦、 巴黎、香港、倫敦、新加坡和莫斯科。該報告指出，紐約不斷提升的高品質住房條件，是它另一個吸引人的地方。

Through Wells, DE Capital offers financing for foreign buyers, but the program is “not an aggressive one,” Mr. Watanasuparp said. Loan amounts are capped at $1 million, and borrowers must put at least 40 percent down.

DE資本通過富國銀行，為海外買主提供融資服務。但瓦塔納薩帕普說，這個項目“并不激進”，貸款額度的上限為100萬美元，首付至少需達到40%。

First Choice Loan Services, a subsidiary of First Choice Bank, has seen an “uptick” in inquiries from foreign nationals in the last few months, according to Jason Auerbach, a divisional manager. The company will lend foreigners up to 65 percent of the purchase price. But such loans are carefully scrutinized by the bank before approval.

富僑貸款服務(First Choice Loan Services)是富僑銀行(First Choice Bank)的子公司，它的一名部門經理賈森·奧爾巴赫(Jason Auerbach)說，過去幾個月來，該公司收到的外籍購房者的問詢量在“上揚”。海外買主可在該公司最多貸到購房款的65%。但富僑銀行在批準這種貸款 之前會仔細審查。

“We will also generally ask them to keep a small escrow account with us so we feel that we are definitely protected,” Mr. Auerbach said.

“我們一般也會要求海外買主在我行設立一個小額的托管賬戶，這樣我們就會覺得有十足的保障，”奧爾巴赫說。

Other lenders that work with foreigners include the Bank of Internet and Apple Bank.

其他可向海外買主提供按揭貸款的銀行，還包括互聯網銀行(Bank of Internet)和蘋果銀行(Apple Bank)。

Still, currency remains king for many foreign buyers. Alen Moshkovich, a sales agent with Douglas Elliman Real Estate, says the vast majority of the foreigners he works with — most recently buyers from Brazil, Russia, China, Venezuela and Israel — continue to pay in cash.

盡管如此，很多海外買主仍會采取現金方式支付房款。阿倫·莫什科維奇(Alen Moshkovich)是Douglas Elliman房地產公司(Douglas Elliman Real Estate)的一名銷售代理。他說自己接觸過的絕大多數海外購房者——最近來自巴西、俄羅斯、中國、委內瑞拉和以色列的客戶——仍會用現金支付房款。

For the superwealthy, any savings obtainable from financing is insignificant, Mr. Moshkovich said. More important, he said, “cash gives them more purchasing power, in terms of negotiating deals, and a quicker closing.”

莫什科維奇說，對于那些超級富豪而言，通過融資節約下來的錢可謂微不足道。更重要的是，“從交易談判的角度而言，全額支付可以提高購房者的議價力，也可以使交易更快完成，”他說