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Loan Against Property

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What is a Loan Against Property?

The bank allows you to avail a loan against your property (on your house), as this is a secured loan (Your house/property is the collateral).

The bank has a due diligence process (The bank appraises your house/property and assesses its value). You are sanctioned a loan up to 60-70% of the value of your property.

The bank charges you an interest of around 12-16% for a loan against property. This is much less than the interest rates charged for a personal loan. The tenure of the loan against property is around 10 years.

You can mortgage a self-occupied property or a piece of land that you own. The property must be free from mortgage or any kind of litigation. You can avail a loan against property only if the property title is clear.

As Loan against property (LAP) has long repayment tenure, many citizens who need money avail this loan, as it doesn’t pose much of a burden. Loan against property offers flexible repayment and low interest rates.

Loan against property has several benefits.

  • Loan against property can be used to expand your business.

  • This loan can be used for an urgent medical emergency.

  • Loan against property can be used to renovate/expand or repair house or property.

  • This loan can be used for son/daughters marriage.

  • Loan against property can be taken to send your child abroad for higher education.

Loan Against Property Eligibility Criteria

  • The title of the property needs to be clear and marketable.Your bank lends an amount equal to about 50-60% of the value of the pledged property.

  • Architects, Chartered Accountants, Cost Accountants, Company Secretaries, Doctors, Engineers, Dentists and top management professionals can easily avail loan against property.

  • You can avail loan against property for self-occupied residential properties or even if you have rented it out to a tenant. LAP can be availed against an empty plot of land.

  • If you are salaried, you need to have a minimum age of 21-24 years and your maximum age can be around 60 years at maturity of the loan.

  • If you are self employed, your maximum age can be 65 years at the maturity of the loan.

  • You need to have a minimum work experience of 1-5 years if you are salaried, and you need to be in business for at least 2-5 years if you are self employed.

  • Past credit history plays a very important role in getting your loan against property sanctioned.

  • The Cibil score plays a very important part and if your past credit history is poor, your loan is liable to get rejected.

  • Loan against Property can be availed on land/property which has multiple-owners. All co-owners must be co-applicants for the loan.

  • Loan against Property can be availed against a commercial property.

  • If property mortgaged is under-construction, the bank will disburse loan amounts in installments. Interest will be charged only on the amount which has been disbursed. This is called the Pre-EMI. After full loan has been disbursed, you have to pay regular EMIs.

List of Loan Against Property Documents Checklist for Salaried Person

  • Identity Proof:
    You may submit Passport, PAN Card, Voters ID Card, Driving License.
  • Residence Proof:
    You may submit Passport, Ration Card, Utility bills like electricity and water bills.
  • Income Proof:
    You need to show latest 3 months salary slips. You also need to submit Form 16.
  • Proof of job continuity:
    Current employment certificate.
    Experience certificate.
  • Property Documents
    Copy of agreement executed.
    Share certificate.
    Latest maintenance Bill.
  • Investment Proof
    Investment proof like FD, Shares or Mutual Funds.

List of Loan Against Property Documents Checklist for Self Employed Business Person

  • Identity Proof:
    You may submit Passport, PAN Card, Voters ID Card, Driving License.
  • Residence Proof:
    You may submit Passport, Ration Card, Utility bills like electricity and water bills.
  • Proof Of Office Ownership:
    You may submit property documents, maintenance bill or utility bills like electricity and water bills.You may also submit the Tax Registration Copy and the Company Registration License.
  • Income Proof:
    You need to submit the latest 3 years Income Tax Returns which include the computation of the Profit and Loss Account, Balance Sheet, Audit Report and latest 1 year bank statement (This is both savings and current account).
  • Investment Proof:
    Investment proof like FD, Shares or Mutual Funds.
  • Existing Loans:
    If you have any existing loans, you need to submit the sanction letter. Banks will check your payment track record.

Loan Against Property Interest Rates

Banks offer loan against property at attractive interest rates. Banks charge a lower interest for loan against property compared to a personal loan.
Personal loan is an unsecured loan and banks charge higher interest as there’s no collateral. Banks charge an interest rate of around 11-16% with a processing fee of around 1-2%. Banks charge different interest rates for loan against commercial property and residential property.

Loan Against Property Interest Rates

Loan Against Residential Property

You can take a loan against property for personal or business reasons. You can pledge residential property and take a loan against it. You can pledge a fully constructed house which is free of encumbrances

Salient features of Loan against residential property:

  • Great to meet urgent needs like a medical emergency or a marriage.
  • You can balance transfer loan against residential property.
  • This loan is available at attractive interest rates.
  • Documentation is easy and hassle free.
  • Easy repayments through EMIs.
  • Top up loans taken on existing residential properties for business expansion, education and marriage.
  • You cannot use loan against residential property for home construction or expansion.
  • You must be 21 to 65 years
  • Maximum Loan tenure of 15 years. Some banks may offer loans up to 25 years.
  • Banks check FOIR or fixed obligations to income ratio. Fixed obligations could be existing loan EMIs, rent or proposed EMIs.
  • Loan to value ratio (LTV) could be 60-70%.
  • If you have low CIBIL consider NBFCs for easy loan sanctioning, but at higher interest.
  • This loan offers lower interest rates compared to loan against commercial property.

You can apply for loan against residential property either individually or jointly with spouse or brother. All co-applicants must compulsorily own the property. This means all co-applicants must be co-owners.

Loan against residential property tenure depends on your age at maturity of loan, age of property when loan matures; your profile and the repayment scheme opted.

Documents for loan against residential property

Salaried:

  • You need a valid passport/Aadhaar Card/Voter ID/Driving Licence.
  • Minimum work experience of 3 years.
  • For income proof you need 3 months’ salary slips, last 6 months bank statements which show salary credits, latest Form 16 and ITR.
  • Passport size photos of all applicants/co-applicants.
  • Cheque for processing fees
  • Documents which clearly state the end use of the loan. Banks want to know the end-use of the loan and actually check the usage on a regular basis.
  • Property related documents like title deeds which are clear and marketable, encumbrance certificate and building approval plan.

Self-employed:
Documentation for proof of income:

  • Last 3 years balance sheet and P&L statements with annexure.
  • Business must be in existence for at least 5 years. Submit last 3 years ITR.
  • The latest 6 months current account statements of the business and SB account statements.
  • Latest Form 26 AS.

How to select best loan against property?

  • Get an idea on loan eligibility:
    Find out loan eligibility to get an idea on how much loan you can avail. Calculate monthly EMIs you can easily repay, based on income and other existing loans like home loan or car loan. Banks calculate LAP EMIs based on your age, income, interest rate, existing loans, type of property, LTV and some other factors.
  • Property must have legal documents:
    Property must have a clear and marketable title. You require registered sale and conveyance deed, lease deed, receipts of latest house tax return, approved building plan from Municipal Corporation.
  • Choose between fixed and floating rates:
    If you opt for fixed rates, be prepared to pay higher interest vis-à-vis floating rates. You pay interest on LAP based on MCLR in case of floating rate loans from banks. Its prime lending rate PLR, in case of loans from NBFCs and HFCs which is an internal benchmark used to decide interest rate on floating rate loans. Most of the LAP loans are floating rate loans.
  • Look for hidden fees:
    Look for charges which can make loans costly like high processing fees, prepayment charges or any other charges.
  • Check for bank services:
    Check for transparency in the loan sanctioning process. Look for quick turnaround, doorstep services and quick loans. Get an idea on MCLR and loan reset dates. Check reviews of existing customer’s vis-à-vis interest rates and other factors before making a decision.

How banks sanction loan against property?

  • Visit a bank branch and apply for LAP. The bank executive will hand a form and you must fill personal details like name, contact details, profession and income details. You can also complete the process, online.
  • The bank checks eligibility vis-à-vis income levels, existing loans, documentation and so on. If the bank is not satisfied with eligibility, it asks for additional documentation and a co-applicant to increase loan eligibility.
  • The bank will set up a meeting and collect a photocopy of documents for KYC which include PAN, address proof like Passport, Aadhaar Card and property documents. The bank also charges processing and legal fees. The bank will set up a tele-call for verification or even visit your residence or office.
  • The bank will check out the property for a clear title. The surveyor will visit the property site to check the estimated market value. He will also seek feedback on the property. You are eligible for LAP based on the condition of the property and loan eligibility.
  • The bank does the necessary checks and approves, sanctions and disburses the loan. You have to submit original documentation and mortgage the property. The process could take 4-5 days.

Types of loan against property

  • Regular loan against property
  • Loan against property overdraft
  • Loan against property top up

Regular loan against property:
You get these loans from banks and NBFCs. Most banks sanction loans against residential property with few offering loans against commercial property. You have to pledge residential or commercial property.

Loan against property overdraft:
If you have extra money or income which fluctuates, avail a loan against property overdraft. Under the loan against property overdraft, you get the facility to deposit any extra money in your LAP account. This reduces the interest liability and you can pay off LAP emi’s really fast. If you are self-employed or earn extra income through freelancing or rent, opt for loan against property overdraft.

Loan against property top up:
Loan against property top up is an additional loan you get, over and above the LAP. You get loan against property top up from your existing bank or if you balance transfer the property loan, the new bank might offer this facility. Banks consider LTV before approving the Loan against property top up. This means existing LAP outstanding + top up loan must not exceed an LTV of say 70% of the property market value. Loan against property top up depends on income, property value and terms and conditions across banks.

Lowest Loan against property interest rates

Interest rates based on loan amounts:
Sometimes banks offer lower interest on a higher quantum of loan vis-à-vis a lower amount. The bank might sanction a Rs 35 Lakh LAP at lower interest rates than a Rs 30 Lakh loan.

Tenure discounts:
Banks offer lower interest rates on LAP depending on the LAP tenure.

DSA’s trick you with lower interest rates on LAP:
Direct sales agents or DSAs may trick you offering lower interest rates on LAP. DSAs lure you with lower interest rates, knowing that with hidden charges and other fees, loan rates go up. Get clear written agreements, before handing over title and other documents to agents for loan processing.

Never apply for LAPs with multiple banks:
Hard enquires get registered in your Credit Information Report. If you apply for LAP in many banks, you are viewed as desperate or credit hungry. Banks could reject loan application or increase LAP interest rates.

Apply as per eligibility:
Use a loan against property calculator to get an idea on loan eligibility. You then apply for the eligible amount or slightly less to get lowest interest rates. Applying for too high a loan might lead to rejection.

Why avail Loan Against Property?

Amount of Loan

This loan is secured against property and you can avail a higher amount of loan, than a personal loan.

Interest Rates

Bank offers you competitive interest rates. Interest rates are much lower than a personal loan.

Unlocks Your Property

Property remains in your name. You can use the money to expand your business or even for a wedding.

Documentation

Documentation is easy as property is in your name. Loan processing time is much faster than a home loan.

 

Concepts & FAQ's Loan Against Property

Loan Against Property

A loan against property is a loan against your house or a plot. It's cheaper than that of a personal loan or loans against security. The right of ownership of the property is still with the borrower, and if he/she is unable to repay the loan amount, he/she can sell the property to pay off the debts. In other words it actually means - a loan given or disbursed against the mortgage of property.
Usually, banks and other lenders extend a loan against property as a security, for up to 50 per cent of the market-value of the property. However, the extent of the loan is also subject to your eligibility as per income norms. It is available for both salaried and self-employed persons and against commercial as well as residential property.

Steps involved in the application process are

  • Application
  • Processing
  • Documentation
  • Sanctioning of the loan
  • Valuation and legal check
  • Disbursement of loan

Key factors to consider for Loan Against Property

What are the documents required to avail a loan against property?

  • You require to fill the loan application form with 2 passport-sized photographs.
  • You need an identity and address proof.
  • You need the last 6 months salary slips if you are salaried, and certificate and proof of business and income if you are a self employed professional or a businessman.
  • You need a form 16 if you are salaried, and the last 3 three years Income tax return and Profit and Loss and Balance Sheet if you are self employed.

Things to know before applying for Loan Against Property

If you own a self-occupied residence, a commercial property or even a plot of land, you are eligible for a loan against property. The banks or lenders check to see if the property is free from encumbrances. Banks insist that you have unrestricted full control over the property.


If you need a lot of money in a short time, avail LAP. These loans have lower interest compared to most loans and long repayment tenure.


  • Compare LTV (Loan To Value Ratio) offered by different banks for loan against property and lock the best deal.
  • Loan to value ratio popularly called LTV is the ratio between the loan offered by the bank and the market value of the property which is being mortgaged.
  • Private banks generally sanction a loan to value ratio of around 70-75% of the cost of the property. For public sector banks the loan to value ratio is around 60-65% of the cost of the property. Loan to value ratio depends on the internal rules of the bank and also the manner in which the property is evaluated.
  • Banks offer a higher LTV for a residential property vis-à-vis a commercial property. The residential property is considered to be safer than a commercial property. Banks prefer less risk on the property and are averse to taking over the property in case of defaults. Banks prefer self-occupied properties over rented out properties, when sanctioning loan against property.
  • LAP needs to be availed in the name of one or more individuals and not a Corporate or Business Entity. More than one person can avail LAP provided all co-owners apply as co-applicants to the loan.
  • Floating rate loans do not charge a prepayment penalty.

Repayment of the loan against property:

  • You can repay the loan against property through EMIs (Equated Monthly Installments), Post Dated Cheques or even through Electronic Clearance System (ECS).

Security for loan against property:

  • The title deed of the property is the security for LAP. The title must be clear and marketable and free from encumbrance. The property should not have an existing loan or mortgage against it. The property should not be under litigation. Loans have a maximum tenure of 15 years.
Thinking of buying a Loan Against Property ?

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Expert Financial Advisors from IndianMoney.com would provide you unbiased, correct and up to date information so that you can make an informed financial decision.

Frequently Asked Questions

What would be my loan eligibility?

The banks / FIs will decide the loan amount based on your repayment capacity. Repayment capacity takes into consideration factors such as income, age, qualifications, number of dependants, spouse's income, assets, liabilities, stability and continuity of occupation and savings history. However the eligibility of loan shall not exceed 50-60% of the cost of property in majority of cases.

Who can be co-applicant to the loan?

You can include your spouse as a co-applicant to the Loan. His / her income can be added to enhance the loan amount. However all co-owners of the property should necessarily be the co-applicant/s.

What will be the tenure of loan?

The tenure of the loan depends from bank to bank. However the maximum period of loan would be 15 years. Repayment will not ordinarily be extended beyond the age of retirement (if you are employed) or on attaining 65 of age in case of self employed.

How do I repay the loan?

You repay the loan in EMIs (Equated Monthly Installments) which comprises of principal and interest. Repayment by way of EMI commences from the month following the month in which you avail the loan.

Can I repay the loan ahead of schedule?

Certainly. You can repay the loan ahead of schedule subject to payment of pre-closure charges as applicable. Pre-closure charges would be in the range of 2% - 5% on the outstanding principle amount, which varies from bank to bank.

Does the property have to be insured?

You will have to ensure that the property is duly and properly insured for fire and other appropriate hazards, as required by the banks/FIs, during the tenor of the loan.

Do co-applicants need to sign?

Yes. All the co - owners of your property will have to sign up as co-applicants. For a sole property owner or applicant, one adult member in the family will need to sign up as a co applicant. In case of partnership firm or a company, partners and promoter directors respectively need to be co-applicants. To know more about Loan against Property, call us on 080 67974000 and learn from our experts!

What are the benefits of loan against property?

1.Lower interest rate

A lower interest rate on the borrowing from a loan against property is probably the most important benefit available for the borrower. This saves a lot of expense for the loan and hence makes the loan more affordable for the person. The interest rate is lower than other options like a personal loan or a credit card borrowing where the funds can be used for a wide variety of purpose without informing the lender.

2.Easier to obtain

A loan against property is also easier to obtain in terms of clearance and other factors once the necessary security is available. If the property is available, it does not have a mortgage and can be given as a security; it will not take much time for getting the entire loan cleared. This is because the specific steps related to the loan against property will ensure that the process is completed without much wastage of time.

3.Adequate security

The presence of a property often proves to be an adequate security feature of the loan. Like several other assets like shares, which might witness a massive reduction in their value, a property does not witness such a large change in the position. In several cases, the property value actually rises with each passing year and in such a situation it proves to be an adequate security for the purpose of the loan.

4.Standard condition

There are several conditions that are specified for a loan against property. This means that there are standard conditions that are related to this loan and the individual has to ensure that he/she is able to meet them. The conditions include the mode of disbursement of funds, the manner of repayment, interest calculations and so on. This removes a lot of doubt from the mind of the borrower and the transaction can also be understood easily.

5.Larger loan possible

The other benefit for a loan against property is that a larger amount of loan is possible. This depends upon the property and its value, which allow a bit of flexibility to the borrower. If the funds required are slightly larger than what the individual can raise through other sources then he/she can go for the loan against property to raise the necessary amount of funds. There is usually no major restriction in this regard as long as the loan against property can be serviced and the person then is able to complete the goals that are related to the requirement of funds.

6.Use of idle property

In many cases, there are properties that are lying unused for a lot of people. This will not be beneficial in any way and at the same time various circumstances might also make it difficult to raise funds from the property unless it is sold off. In such a condition, using this to take a loan against the property will be a very good way to ensure that the best use is made of the property that is actually lying idle. This will also ensure that proper use is also made of the asset available with all those people who want to raise funds.

List of documents for working professionals

1. An identity and residence proof.

2. Proof of an educational qualification.

3. The Registration Certificate or Business License.

4. Proof that the business exists.

5. P&L for 3 years and balance sheets.

6. ITR filed (Both self and Company) for the past 3 years.

7. Bank statements of the past 6 months.

Loans against property for working professionals

1.Loan Against Property for Doctors:
Doctors can avail loan against property to finance business expenses like buying new medical equipment, expanding an existing nursing home or a dental clinic.
Doctors can avail residential property loans and even commercial property loans at best interest rates with flexible repayment tenure. Doctors can get LAP from Rs 10 Lakhs to even Rs 5 Crores.

2.Loan Against Property for Engineers:
Engineers need money to fund their business. The cost of Machinery, Tools required to run the business, equipment running on the latest technology, construction and renovation, all this costs a lot of money.
Engineers can avail LAP at 60-70% of the market value of the residential property. Loans are disbursed quickly with hassle free loan documentation.

3.Loan Against Property for Chartered Accountants
A chartered accountant can easily grow his business or finance extra working capital needs with loan against property. Money can be used to extend office premises, purchase office furniture and so on.
There are many banks and NBFCs willing to sanction LAP to chartered accountants.

Avail Loan Against Property for multiple properties

1. Loans for residential properties:
You can avail LAP against self-occupied or rented out residential properties. If the property is co-owned by minors/HUFs or Trusts the loan against property is not sanctioned.

2. Loan against commercial properties:
You can avail LAP against an occupied office premise or even a shop. You can avail LAP to buy a commercial property like an office or a shop.

Insurance for loan against property

Some banks offer insurance plans for loan against property. This plan could be crucial on an untimely demise. Not availing insurance for loan against property can shift the burden of loan against property EMI repayments to your family.

If you avail an insurance plan for loan against property, the bank will pay back the outstanding loan and your family will not be burdened with loan EMIs.

Balance Transfer of Loan Against Property:

Balance transfer of loan against property means transferring your existing LAP from the current lender to a new lender. This is done to avail lower interest rates or an additional loan amount.

In balance transfer of loan against property, you transfer the entire unpaid principal loan amount from the current lender to the new bank.

There are firms which specialize in helping you save on interest, by arranging balance transfer of loan against property. These firms negotiate with banks or NBFCs on your behalf and get you the cheapest interest rates, through balance transfer of loan against property. Not many people are aware of the facility called balance transfer of loan against property.


Documents required for balance transfer of loan against property:

1. You require the loan statement from existing bank.

2. The original papers from the existing bank.

3. You need KYC like PAN, Aadhaar and Address Proof.

4. Bank statements

5. Salary Slips or Income statements.

Opt for balance transfer of loan against property when the current lender charges too high interest or you need an additional amount to finance a marriage, money for medical emergency or higher education.

Banks check your age (Minimum age of 21 years) and the maximum age of 58 years, at the time of closure for salaried employees. The maximum age is 65 years at the time of closure for self-employed.


Process for balance transfer of loan against property

Send the application

Processing of the loan

Submit the necessary documentation

Valuation of the property

Sanctioning of the loan

Disbursement

Documents required for balance transfer of loan against property:

(Salaried)

The application form with photograph

An identity and address proof

At least 3 months of salary slips

Form 16

At least 12 months bank statements

The latest outstanding letter of the current lender

Loan sanction letter

Cheque for the processing fee.

Property papers

(Self-employed)

The application form with photograph

An identity and address proof

Proof that the business is in existence

Last 3 years ITR

Last 3 years audited P&L and balance sheet.

At least 12 months bank statements

The latest outstanding letter of the current lender

Loan sanction letter

Cheque for the processing fee.

Property papers

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Loan Against Property Articles

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Loan Against Property For NRI

01 August 2018, Wednesday    

  You must be familiar with the term LAP or Loan Against Property. You simply mortgage the property and a loan is given as a percentage of the property’s market value. The procedure for availing a loan against property for an NRI is not much different from any normal resident Indian ci ....

How To Apply For Loan Against Property?

30 July 2018, Monday    

  A loan against property is a secured loan where a residential/commercial property is pledged as collateral. It is a long term loan. Loan against property is very popular among self-employed people. Loan against property is affordable compared to personal loans as the interest charged is co ....

Loan Against Property Interest Rates

11 June 2018, Monday    

  Loan against property (LAP) is more of a secured loan. You can use your property as a security/collateral and avail a loan against it. The amount received as a loan can be used for a wide variety of tasks like arranging a vacation, expansion of a business, buying a property, children's ....

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Loan Against Property News

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Guj man arrested for availing loan using forged land documents

Sunday, June 3, 2018, 9:57 PM

A man who had allegedly obtained a loan from a public-sector bank by mortgaging a land parcel after forging its documents was today arrested by the Gujarat Anti-Terrorism Squad. Bhadresh Mehta, owner of Rajkot-based cotton trading firm Bhadresh Trading Corporation, was arrested from Ahmedabad in connection with a land fraud which is being probed by the CID, said Himanshu Shukla, Superintendent of Police, ATS.

NHB looks to cap loans advanced by housing finance companies

Thursday, September 21, 2017, 10:11 AM

The National Housing Bank (NHB) could be looking to cap the amount of loan that can be advanced by housing financiers against property mortgaged with them, said Sriram Kalyanaraman, chairman of NHB. The decision to cap the Loan To Value Ratio in the case of loan against property comes after the portfolio saw sluggish growth and build-up of stress over the past few years.

SBI's exposure to top 20 large borrowers narrows by 22% in FY17

Friday, June 9, 2017, 10:55 AM

In a sign that large corporate lending is being cut to size at SBI’s exposure of loans to top 20 largest borrowers declined by 22% to Rs 1.82 lakh crore in FY17. This accounted for 11.19% of total loans.The total exposure to top four NPA accounts also dipped to Rs 21,901.5 crore in FY17 as compared to Rs 26,863.5 crore a year ago.

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Loan Against Property Videos

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