In order to sell more homes, real estate developers need to come up with creative marketing strategies, especially around the holidays. One of these ideas is a scheme called a subsidy.
According to the information obtained from a variety of real estate consultants, Indians have been among the most significant investors in Dubai's real estate.
In order to sell more homes, real estate developers need to come up with creative marketing strategies, especially around the holidays. One of these ideas is a scheme called a subsidy. It essentially refers to assistance, such as the assistance that is provided to buyers of property through various financial schemes.
There are a number of different subvention schemes currently available, and the concept of subvention itself is consistently developing.
How subvention scheme works
Home buyers who take out home loans are the intended beneficiaries of subsidy programs. In a subvention plan, the buyer, the bank, and the builder are the three parties who have a stake in the outcome. These three parties enter into an agreement in which the buyer agrees to pay an initial booking amount or the down payment (which is a fraction of the total obligation), the bank agrees to pay the remaining balance to the builder (as a home loan), and the builder agrees to pay interest on the buyer's home loan until the buyer receives possession or as per the terms mentioned in their agreement. The buyer willingly agrees to pay an initial booking amount or the down payment for the home.The payments to the developer are distributed by the banks in accordance with the construction timeline.
Why subvention scheme was introduced
There were two reasons for such schemes: the first was to lessen the burden of EMI on the buyer until possession, and the second was that banks frequently require a little bit more convincing to finance projects than just the credentials of the developer.
Home buyers frequently experience delays in possession, which forces them to continue paying rent on their existing homes in addition to the interest they owe on their mortgage loans. This places an enormous burden on the person who is purchasing the home. However, a subvention program can make the process of purchasing a home less difficult by reducing the amount of interest that must be paid until ownership is obtained.
Benefits of the subvention scheme
Because banks ensure that they are paid according to the extent of the construction work that is accomplished by developers, subvention schemes bring discipline to the activities that developers engage in. This provides developers with the incentive to deliver possession of the property in a timely manner so that the home buyer can be released from the responsibility of paying the loan interest on their behalf. In the event that the developer is unable to deliver possession of the property, the buyer's risk is restricted to the amount of the loan that was disbursed in accordance with the construction stage rather than the total loan amount, as was the case in the past.
Drawbacks of subvention scheme
There is a cost associated with participating in the subvention program, despite the fact that it may lessen the burden of the home buyer's loan interest rate. The price of the property includes the interest that the buyer is expected to pay to the developer. Because of this, property developers may sometimes levy higher fees than the amount of interest that they actually pay.
If developers are unable to make timely interest payments to the bank as agreed, it may have a negative impact on the credit score of the buyer in whose name the loan was approved. Credit scores can severely restrict a person's ability to borrow money for an extended period of time once they have been damaged.
Buyers of homes are also at the mercy of builders, who may transfer funds from one project to another, putting the buyers' projects in a precarious position.
In the case of a tripartite agreement, developers are not required to provide a comprehensive disclosure of terms and conditions; rather, they are only required to provide buyers with a few key selling points. Builders may reveal the agreement's fine print while simultaneously drafting it in a way that is favorable to the builders themselves. It is of the utmost importance that customers only enter into a contract after carefully reading all of the terms and conditions, and then only if there are provisions in place to protect their interests.
In some cases, builders will advertise that there will be no EMI until possession; however, in the agreement, they will mention a cut-off date that relates to a 'projected possession' date; as a result, even if the buyer does not get possession, his EMIs may start after that date. Therefore, it is important to pay attention to the wordplay that is present in the agreement.
The final price of a property is determined by the builder, who factors in all applicable costs. However, while interest is paid to the bank on the buyer's behalf, the buyer must first determine whether or not he will get tax benefits from such an arrangement before engaging in such a scheme. This is the case even though interest is paid to the bank on the buyer's behalf.
Final take
A well-crafted instrument that developers frequently make use of is called a subsidy scheme. When RERA finally makes its appearance on the scene, many schemes that are appealing to the eye but are actually fraudulent will be removed from the market. Up until then, purchasers are obligated to exercise caution and, after conducting due diligence, consider subvention schemes.
The purchasers are obligated to investigate the legitimacy of the developer, as well as the existence of a penalty clause for missed payments, a penalty clause for delayed possession, and a backup plan in case something goes wrong. They are obligated to evaluate the various other payment schemes that are offered on the market, such as a straightforward construction-linked scheme or a possession-linked scheme, and choose the one that is most appropriate for them in light of their ability to make payments.
If the possession of the home is delivered on time and there are no hidden clauses included by developers who are trying to deceive buyers, a subvention program could be of great assistance to home buyers, particularly those who are purchasing their first home.