富人贷不到按揭怎么办？

Even rich people have trouble getting home loans.

哪怕是富人，也有贷不到房贷的时候。

Some wealthy home-buyers who could pay cash for million-dollar properties but opt for loans are finding they don't meet typical lending requirements. Now a growing number of lenders are loosening the rules to help these high-end buyers qualify for a mortgage.

一些富人有能力全款购买数百万美元的房产，但选择了贷款购房，结果却发现自己连最普通的贷款标准都满足不了。现在，越来越多贷款机构都在放宽标准，帮助这些高端买房人具备贷款资格。

Earlier this year, Kevin Sheridan applied for a $1.1 million home mortgage in the northern suburbs of Chicago. He expected to breeze through the process since he had recently sold a multimillion-dollar human-resources consulting firm and was flush with cash. But a lender turned him down because he didn't carry enough debt. Mr. Sheridan, 52 years old, had paid off previous car loans and mortgages, and says he always pays off his monthly credit-card balance. Stunned, Mr. Sheridan turned to a local bank where he has kept large business and personal accounts for 20 years. That bank gave him a mortgage -- because of the assets he held there.

今年早些时候，凯文·谢里丹(Kevin Sheridan)在芝加哥北郊申请了一笔110万美元的按揭贷款。他以为手续会很快办完，因为不久之前他刚刚卖掉了一家价值数百万美元的人力资源咨询公司，现金充盈。但一家贷款机构拒绝了他，原因是他债务不够多。52岁的谢里丹已经还清了之前的车贷和房贷，并称其信用卡从不拖欠。吃惊之余，谢里丹找到他在当地一家开了20年公私账户的银行。这家银行给他发了一笔按揭贷款──因为他在那家银行存有财产。

The problem, experts say, is that on paper, some of these borrowers can look like a risk. They include high-net worth individuals who seldom use credit -- which can leave them without a credit score. Or maybe their income is hard to calculate, perhaps because it comes from a complex trust. There are also millionaire retirees who don't earn salaries, and self-employed folks whose companies' profits have taken a hit -- but who have sizable assets.

专家说，症结在于一些像谢里丹这样的借款人，表面上看可能会给银行带来风险。比如很少使用信贷的高净值个人，他们可能没有信贷记录。这些借款人的收入也有可能很难统计──比如收入来自于某个复杂信托。还有不挣工资而财产上百万的退休人员，以及公司利润受损、但资产不少的个体经营户。

Of course, if middle-income applicants fail to meet credit, income and other requirements, they'd be out of luck. But luxury buyers can overcome the hurdles -- in large part by using their wealth as a compensating factor.

当然，如果中等收入者满足不了信用、收入等方面的要求，那他们就没机会了。但富有的买房人可以克服障碍，具体办法很大程度上就是将其财富当作一个补偿因素。

Some lenders say they're offering private mortgages in which requirements have been eased for a fraction of their customers -- ranging from 2% to 5% of their customers. And in some cases, lenders say demand for these mortgages has grown since the financial crisis. Nobody tracks how many luxury buyers get turned down for mortgages nationwide.

一些贷款机构说，他们在为少部分客户（2%到5%）提供标准有所放宽的私人按揭贷款。有些贷款机构说，自从金融危机以来，这类贷款的需求已经增加。没有数据表明全美有多少富裕买房人申请按揭贷款被拒。

'Over the past two years, we've seen a meaningful increase in clients seeking flexibility,' says Chris Bergstrom, chief credit and risk officer at Cardinal Bank, a subsidiary of Cardinal Financial Corp.

Cardinal Financial Corp.旗下银行Cardinal Bank的信贷与风险负责人克里丝·伯格斯特龙(Chris Bergstrom)说，在过去两年，希望灵活贷款的客户数量出现了实质性的增长。

Cardinal Bank's mortgage lending arm, George Mason Mortgage, says certain mortgages will allow for lower credit scores if the borrower makes a larger down payment or has relatively low debt compared with personal income. Ultra Mortgage, a mortgage broker in Marlton, N.J., says substantial liquid assets, such as a large savings or brokerage account, can also occasionally offset a marginal score.

Cardinal Bank旗下按揭贷款公司George Mason Mortgage说，如果借款人首付比例较高、或债务占个人收入比例较低，某些贷款是可以容忍更低的信用评分的。新泽西州马尔顿(Marlton)的按揭贷款中介公司Ultra Mortgage说，如果流动资产充足，比如拥有大额存款或证券账户资金，则有时可以弥补评分不足。

San Diego-based HomePlus Mortgage says borrowers who can't provide tax returns can get a home loan if they provide proof of liquid assets worth millions of dollars. For applicants whose salary has dropped, lender and servicer Stonegate Mortgage Corp., based in Indianapolis, says it can use part of their liquid assets, like a brokerage account, as collateral for the loan.

圣地亚哥的HomePlus Mortgage说，借款人如果无法提供纳税申报表，但可以证明拥有价值数百万美元的流动资产，他们是可以贷到房贷的。印第安纳波利斯的贷款与服务商Stonegate Mortgage Corp.说，对于申请人薪资收入下降的情况，该公司可以将他们的部分流动资产（如证券账户资金）用作贷款抵押物。

Having to post collateral is one potentially onerous requirement that few traditional buyers face. It can be a big enough pain that borrowers might be better off paying cash outright. Here are three factors to consider.

提交抵押物这个要求可能会让借款人感觉很麻烦，当然一般买房人是不需要这样做的。其麻烦程序也许会让借款人干脆选择全款买房。以下是三个需要考虑的方面。

-- Do other terms change? When a borrower doesn't meet traditional lending requirements, lenders sometimes ask for bigger down payments of up to 40%. Lenders might also charge a higher interest rate or eliminate a fixed-rate option on these loans.

──其他条款可不可变？当借款人无法满足传统贷款要求的时候，贷款机构有时候会要求提高首付比例，最高提到四成。贷款机构还有可能提高利息，或对这些贷款取消固息还贷的选择。

-- What is the repayment period? Chip Cummings, president of Northwind Financial Corp., a consultant to mortgage lenders, says loans like these can have a balloon structure, which starts out with regular monthly payments but requires the borrower to either pay the remaining balance after a few years or refinance.

──偿还期限是多久？为按揭贷款机构提供咨询的Northwind Financial Corp.的总裁奇普·卡明斯(Chip Cummings)说，这类贷款可能会是一个气球状的结构，借款人一开始按一般情况偿还月供，但几年过后，要么是还清余款，要么是再融资。

-- What could be lost? In some cases, lenders will use part of a borrower's liquid assets as collateral. Borrowers often must sign an agreement that restricts their use of such an asset, like a portion of a brokerage account, until the mortgage is paid in full.

──可能有何损失？贷款机构有时候会将借款人的部分流动资产用作抵押物。借款人常常必须签署限制使用这类资产（如证券账户资金的一部分）直到全额还清贷款的协议。