Pitfalls of mortgages at Sberbank - how to avoid mistakes when applying for a loan

Pitfalls of mortgages at Sberbank, main dangers

Experts highlight several areas that need to be taken into account before applying for a mortgage at Sberbank.

The wording “mortgage” in legal language means that two contracts will be concluded. The first is a housing loan agreement, the second is a real estate pledge agreement. Therefore, risks should be assessed for each area separately.

Risks and secrets of mortgages at Sberbank

Main details of the loan agreement:

1. Verbatim reflection of the terms of the transaction in the text of the document
2. Special requirements for borrowers.
3. Restrictions imposed by the bank on the borrower until the loan is fully paid off.
4. Currency risks.
5. Additional financial requirements for mortgage payment procedures.
6. Commissions and other bank fees for servicing the agreement.
7. The need to involve third organizations in the transaction, whose services must be paid for by the borrower.
8. Sanction fees.

Main risks of the collateral agreement:

1. Restrictions on transactions with real estate.
2. Conditions for the protection of collateral real estate.
3. Risks of loss of property.
4. Rights of third parties.

In addition, there are a number of additional services that can only be indirectly related to the mortgage transaction. These include:

• registration fees and charges;
• expenses for banking transactions with client money;
• payment for notaries;
• costs for appraisers;
• payment to insurance companies, etc.

Each of the options should be considered in detail in order to know what you need to be prepared for when concluding a mortgage transaction with Sberbank. All difficulties that may arise in this direction are identified through a detailed study of the text of documents for a home loan from Sberbank.

What you need to know when applying for a mortgage in Sberbank

Despite all the reliability of this institution, there are still pitfalls of mortgages in Sberbank. The main details of mortgage lending include:

• special requirements for borrowers;
• currency risks;
• additional costs for clients when applying for a mortgage;
• fees and commissions for servicing the contract;
• payment by the borrower for third party services;
• real estate registration fees and charges;
• payment for notary services;
• payment for services of insurance companies.

When applying for a mortgage in Sberbank, carefully read the agreement. If something in it does not suit you, then ask for clarification. This will save you from unpleasant surprises in the future.

Nuances of a mortgage agreement

This bank attracts customers by offering low rates on loan products. But is this really so? Among the pitfalls of a mortgage is the content of the mortgage agreement. Keep in mind that:

• the actual interest rate may actually differ from the stated one, as it is set on an individual basis;
• the longer the loan repayment period, the greater the overpayment awaits at the end;
• Only those clients who receive their salary on the card of this institution can count on a minimum mortgage interest rate (the rate will decrease by 0.5%);
• when registering a mortgage online, the interest rate will decrease by 0.1%;
• Opting out of life insurance will result in higher interest rates.

Remember to read the fine print of the contract. This usually contains the most important information.

Special requirements for borrowers

Sberbank imposes many requirements on borrowers when applying for a mortgage. For example, their monthly loan payment should be no more than 40% of their monthly income. You can take into account not only the borrower’s main income, but also the income of co-borrowers and guarantors. If the client has several jobs or has other sources of funds, then these can also be confirmed. If we name the standard requirements for borrowers, they are as follows:

• age 21-75 years;
• Russian citizenship;
• registration in the region for obtaining a mortgage;
• availability of official employment.

Among the pitfalls of a mortgage is the life and health insurance of the client. It is voluntary, but affects the interest rate. If the client wants low rates, then he will have to include it in the contract.

Verbatim reflection of the terms of the transaction in the text of the document

Sberbank is attractive because it offers some of the lowest mortgage rates. The bank's active participation in government programs to support certain categories of citizens allows them to take out a housing loan on preferential terms. Currently running programs:

• for young families;
• military mortgage;
• special conditions for state employees;
• preferential rates for young researchers, teachers and doctors.

You can pre-calculate the likely interest rate on a loan using Sberbank’s mortgage calculator. The undoubted advantage of Sberbank is that it does not limit borrowers in choosing real estate. Loans are issued for:

• apartments in new buildings;
• residential properties on the secondary market;
• construction of individual housing and country real estate.

In this case, the type of housing purchased will affect the rate. The lowest (from 7.90%) is provided for new apartments, and the highest (from 12.25%) for individual housing construction. Sberbank mortgages have long payment terms. You can use a loan, the payment for which is calculated over 30 years.

When choosing a loan program, you should consider that:

• the loan rate in the bank’s offer and in reality may differ significantly, as it is calculated individually, according to the financial situation of the borrower, the size of the down payment and the term of the mortgage;
• the longer the loan is calculated for, the greater the total overpayment on it will be, but the easier it is to obtain bank approval;
• if the family has maternity capital, Sberbank allows its use at any stage of mortgage payments;
• those clients who receive wages on a Sberbank card can count on special conditions (the rate can be reduced by 0.5%);
• electronic registration when preparing documents will reduce the rate by 0.1% per annum;
• clients who have not previously been serviced by Sberbank may have their rates increased, as well as those who refuse insurance.

Before obtaining bank approval for a housing loan, you should make sure that the conditions for which the preliminary calculation was made are reflected verbatim in the contract: rate, contract amount, payment schedule and total loan term.

Advantages

What are the advantages of taking out a home loan:

1. Variety of mortgage programs. At Sberbank you can purchase any residential property on credit - from a country house to an apartment in a new building (read about how to get a loan for a country house here).
2. Availability of preferential conditions for certain categories of citizens. As part of state programs, Sberbank sells mortgages for the military, young families, and employees of budgetary organizations.
3. Low rates for housing in new buildings. Sberbank is still one of the leaders in low rates. Annual promotions from the bank’s partner developers allow us to offer clients attractive lending conditions.
4. Opportunity to buy housing with a minimum down payment or without it (if maternity capital funds or subsidies are used).
5. Deferment of principal payment. The opportunity is provided to families at the birth of a child. In what other cases you can get a deferment, read here.
6. Possibility to apply for a housing loan using two documents , subject to making a down payment of 50%.
   The offer is beneficial for those who cannot confirm their income with an official document or want to quickly obtain a loan.
7. Preferential loans for participants in the bank’s salary project. Those who receive their salary on a Sberbank card can count on a 0.5% discount on the base rate. Read more about benefits for salary clients in our article.
8. Bank reliability. If, in a crisis, dozens of financial institutions lose their licenses and go bankrupt, then Sberbank, regardless of the economic situation in the country, does not give up its position.
9. Safe purchase and sale of real estate. Since the purchased home becomes the bank's collateral, the security service carefully checks the seller's documents and mortgage papers, which helps avoid possible fraud during the transaction. You can find out about the purchase and sale of an apartment with a Sberbank mortgage here.

Special requirements for borrowers

The bureaucratic component is one of Sberbank’s weak points. However, this allows the organization to weed out insolvent and unreliable clients. The borrower will have to prove that the monthly payment will not exceed 50% of his income for the month.

Sberbank mortgage - requirements for the borrower

When issuing a loan, the bank allows you to take into account not only your salary, but also:

• any permanent additional income of the person being credited;
• family income;
• financial situation of co-borrowers (up to three people);
• Third party guarantees are also taken into account.

Basically, the requirements for mortgage applicants are standard:

• Russian citizenship;
• official employment;
• age range (21-75 years);
• registration at the place of residence is permanent.

In almost any branch of Sberbank, when applying for a mortgage, they will strongly offer life insurance for the entire period of payments. The procedure is quite expensive. According to the law, a citizen has the right to refuse to fulfill this condition, but at the same time, the bank can insure its risks and raise the interest rate on the loan.

The size of the down payment can significantly affect loan approval. Fee amount:

• under normal circumstances, it is paid from the borrower’s personal funds;
• under preferential programs can be repaid with a housing certificate;
• can be paid for with maternity capital.

Banks are reluctant to accept preferential payments to offset the down payment. It is less risky for them if the borrower pays the principal of the debt or interest with them. Sberbank is not aware of such restrictions, but local specialists can influence the borrower’s decision to take advantage of benefits to pay the down payment.

Bank employees can also provoke an increase in this amount. You should find out in advance what the minimum down payment amount is currently provided. For 2021, Sberbank announced a reduction in the down payment to 15%.

Mortgage is limited by strict limits

The preferential program applies only to rural areas and agglomerations that are included in the list approved by regional authorities.

These are rural settlements, workers' settlements, as well as small towns with a population of up to 30 thousand people. The program is not valid in Moscow, St. Petersburg and the Moscow region.

The Republic of Crimea is not an exception, but it is almost impossible to get a preferential mortgage there, because currently there are no branches of banks that participate in this program.

At the moment, these include Sberbank, Rosselkhozbank, Center-Invest Bank, Levoberezhny Bank and some others. But when filling out an application on their websites, it is impossible to select the Crimean region - apparently, they do not work with it.

Next, the mortgage loan amount. The total limit on the amount of borrowed funds is 3 million rubles. And only for the Leningrad region and the territories of the Far Eastern Federal District an exception has been made - there you can take out up to 5 million rubles on credit.

Of course, with such restrictions, it is unlikely that it will be possible to purchase a comfortable house on the Black Sea coast, which is exactly what many were counting on.

But those who fit into all the limits (both in terms of amount and territory) also face obstacles.

In addition to the fact that the loan must be approved by the bank (a solvency check is carried out), it is necessary to obtain approval of the subsidy from the Ministry of Agriculture (and this is possible if the state funding limit for the program for the current year has not yet been exhausted).

Recently, people have begun to receive refusals due to the fact that the amount of subsidies allocated to their region has already ended (that is, a certain number of preferential loans planned for this year have already been issued).

It is not yet known whether additional funding will be available for the current year.

Restrictions imposed by the bank on the borrower until full payment of the loan

By agreeing to buy a home with a Sberbank mortgage, the borrower accepts in advance the need for certain restrictions. It is important that they are legal, reasonable and do not go beyond the scope of the bank’s interests. The contract may contain conditions such as:

• the need to notify the bank when changing place of residence or leaving the city for a long time;
• the obligation to notify the bank if the borrower’s income level or marital status has changed;
• prohibition on early repayment of the mortgage or exceeding monthly payments;
• the bank’s preemptive right to unilaterally increase the rate, change the payment schedule or their size.

The legality of such requirements is questionable and, if a fine is expected for violating such conditions, it can be challenged in court. It’s another matter if the bank provides for the possibility of demanding early repayment of the mortgage as sanctions - terminating the contract. In this case, you can be left without an apartment and without funds spent on payments.

Important! Sberbank does not impose any restrictions on early repayment of a mortgage.

The standard Sberbank mortgage agreement allows for the possibility of reducing the rate unilaterally. If it changes, the bank guarantees the client a new schedule, without changing payment dates.

Since the money is provided for the intended use, for the purchase of real estate, the bank reserves the right to control the expenditure of funds, in terms of:

• verification of documents and the actual intended use of the money issued;
• the condition of the property and the conditions of its maintenance;
• legality of residence in the residential premises of third parties.

If violations are discovered, the contract may be terminated, and the client will be required to pay for the premises before the due date and pay a penalty.

If bank specialists find out the circumstances on the basis of which they decide that the client can no longer pay the loan installments, they also have the right to terminate the agreement.

Currency risks

After the next economic crisis in 2014, experts do not recommend taking out a mortgage in foreign currency either from Sberbank or from any other credit institution.

A foreign currency housing loan at a floating rate is a risky operation. Despite the fact that when applying for a mortgage the conditions may seem favorable, the bank cannot guarantee their stability for a long period, up to 30 years.

The danger is that:

• if the exchange rate increases, the bank will independently increase the rate;
• a decline in prices in the real estate market may lead to the price of a mortgage product being disproportionately high;
• a worsening economic situation may lead to the client simply not being able to pay increased contributions.

It should be remembered that the negative consequences of the lack of stability in such programs can significantly exceed their benefits.

Additional financial requirements for mortgage payment procedures

Sberbank has no special restrictions on paying mortgages, either on schedule or ahead of schedule.

Important! If the borrower issues a long-term order to Sberbank to write off funds from a credit card to pay off the mortgage, you should pay attention to its term and extend it on time.

Otherwise, as soon as the order officially ends, the transfers will stop, and a debt will arise on the mortgage.

If you want to repay your mortgage at Sberbank ahead of schedule, you should notify the lender of your decision in a timely manner. This must be done before the next scheduled payment date on a working day.

Design rules

To spend maternity capital on a mortgage, prepare the necessary papers:

• spouses' passports, marriage or divorce document, birth certificates of all children;
• an extract from Rosreestr confirming ownership of the property;
• loan agreement with payment schedule, certificate of debt balance and interest;
• certificate holder account details;
• documents for a land plot in the case of individual housing construction.

Submit an application through State Services or the pension fund website. You can also come in person to the MFC or a branch of the territorial pension fund. Another option is to send the papers by mail.

An application, certificate, and certificate of account balance are sent to the financial institution. The bank will review the data and set a date for the transaction.

For convenience, we offer step-by-step instructions on how to spend maternal capital on a mortgage:

1. Study the conditions for early repayment of the loan: credit companies set different requirements, all of them are specified in the agreement.
2. Get a statement from the bank about the balance of principal and interest.
3. Notify the pension fund of your intention to spend maternity capital to pay off the mortgage.
4. Collect the necessary documents (the full list is on the State Services website).
5. Write an application and, along with the prepared papers, send it to the pension fund for consideration in any convenient way (according to the law, the period is up to 30 working days).
6. Wait for the decision.
7. If the answer is positive, contact the bank with a request to repay the debt early (the money is sent within 10 days).
8. After transferring funds, you will receive a new payment schedule. In case of full repayment of the debt, you will be given a document on the removal of the encumbrance from the apartment or house.

Sometimes repayment of a mortgage with maternity capital may be denied. This happens when the certificate owner has collected an incomplete package of documents or an error is found in the certificates. Once the inaccuracies are corrected, you are allowed to resubmit your application.

Another reason for refusal is that the purchased property does not actually improve the family’s living conditions: it is considered unsafe or is subject to reconstruction.

Commission and other bank fees

Small credit institutions have the sin of making money on each procedure when applying for a mortgage and the associated cash flow.

What are the fees and how does a mortgage transaction take place at Sberbank?

Paid may be:

• submitting an application for approval;
• opening, maintaining and closing credit accounts;
• transfer of cash and non-cash funds;
• issuing a credit card;
• currency exchange, etc.

Bank fees are specified in the agreement and can be collected from the client monthly or annually. According to official information, Sberbank has no commissions. However, it is better to find out in advance what you will have to pay for during the transaction.

Pitfalls of a mortgage from a bank

Individual banks implement their own credit policies, within the framework of which mortgages can be issued with certain features related to the amount of commissions, mandatory insurance, assessment and restrictions on collateral. Let's take a closer look at them.

Restrictions in the contract

A loan agreement may contain reasonable restrictions protecting the rights of the mortgagee, and tricks and tricks of the lender, the purpose of which is to ensure the dependent position of the borrower from the bank.

Reasonable restrictions include: sale, rental, redevelopment, exchange of collateral. That is, any actions that may change the price of housing can only be carried out with the official consent of the lender.

Banks' tricks include intentionally including clauses in the contract that allow them to unilaterally change the interest rate (usually upward), prohibit early repayment of debt, etc.

IMPORTANT! The listed bank tricks violate the rights of the borrower and civil law, so they can be easily challenged in court.

Bank commissions

Most of the largest banks in the Russian Federation have long abandoned charging any commissions from clients when applying for mortgage loans. Particularly greedy small credit institutions continue to charge borrowers money for opening and maintaining a loan account, for transferring funds to pay off debt, for processing an application, for issuing the loan itself, etc.

Before submitting your mortgage application, you should find out in advance all the explicit and hidden fees and charges that you will need to pay.

Insurance

In accordance with the laws of the Russian Federation, only insurance of collateral is mandatory. Life and health insurance of the borrower, imposed by banks, is issued only on voluntary terms.

However, in case of refusal to conclude a comprehensive insurance agreement, banks increase the base interest rate by an average of 1 percentage point. This practice is used in many Russian credit institutions.

You should understand your rights and feel free to refuse unnecessary services, the purchase of which leads to a significant increase in the final cost of the loan.

Grade

In the case of purchasing housing with a mortgage that has already registered ownership, the bank requires the provision of a professional real estate appraisal report. It can only be ordered from appraisal companies accredited by a specific bank. A report created by a company that is not included in the list of such organizations will not be accepted for consideration.

Some banks use the practice of independently visiting the site and subsequent assessment by employees of the bank's collateral service (usually for privileged clients).

Electronic registration of mortgages in Sberbank

In order to motivate borrowers to reduce the loan rate, Sberbank offers its clients to register a mortgage transaction without visiting the office of the registration authority. To do this, you will need to sign all the required documents, pay the state fee and electronically send a package of papers to Rosreestr.

The service is paid (from 5,550 rubles) and allows you to get a discount of 0.1 percentage points. from the base percentage. The entire procedure is carried out with the participation of a personal manager and allows you to avoid queues and long waiting times.

Paid services - assessment

When working with clients, Sberbank puts forward a requirement for an independent assessment of the property being purchased. The appraisal does not allow the borrower to deceive the bank and receive an amount greater than the value of the property.

The borrower has the right to choose an organization for this type of work independently; the main thing is that it must be accredited. At the moment, Sberbank has about 30 such companies.

Wherein:

• employees can impose a specific organization to carry out the assessment;
• based on the results of the work of appraisers, the value of the property may be underestimated or overestimated compared to the market price of the property;
• the client does not have the opportunity to influence the amount of payment to the appraiser;
• the borrower is obliged to comply with the results of the assessment.

Among all the pitfalls of Sberbank mortgages, this is considered the most common. The valuation of objects is usually underestimated, and the client receives an amount lower than what he expected.

The difference in the cost of the premises has to be paid from personal savings. It is important to remember that the established value will form the basis for compulsory insurance of collateralized property.

When providing property insurance, additional products may be imposed, such as insurance:

• life and health;
• risks of non-payment of mortgage;
• from loss of earnings;
• ownership rights to purchased housing, etc.

It is necessary to carefully evaluate how beneficial the proposed product is to the borrower. Otherwise, experts recommend avoiding additional expenses. It is cheaper if insurance occurs for the amount of the balance, and not for the entire volume of the mortgage.

Debt bondage

Unfortunately, many debtors view refinancing not as a tool for getting rid of debt obligations, but as an opportunity to take out new loans and receive a reduction in their monthly loan burden, says Elena Bobkova, an expert at the National Center for Financial Literacy. If you decide to refinance, you must remember that you cannot take out new loans.

«During refinancing, some banks may offer to slightly increase the loan amount so that you not only pay off your debt obligations to other banks, but also receive some “free” amount of money. Although this offer often sounds tempting, it is better not to take advantage of it. Interest on the loan will also be charged on this amount, because of it your new monthly payment will be slightly larger, and the final overpayment will increase more,” Bobkova points out.

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Sanction fees

Sberbank imposes fines only for late mortgage payments

Particular attention should be paid to the section of the contract that contains sanctions for violating its terms. Banks can set:

• fines;
• fines;
• increase the loan rate.

And also completely terminate the contract with the borrower. Sberbank imposes fines only for late mortgage payments.

They are spelled out in the contract as a penalty. In its typical form, it will be 20% per annum of the debt that has arisen due to non-payment.

Some of the subtleties that are important to consider are related to the fact that when applying for a mortgage, the property being purchased is pledged to the bank.

Restrictions on transactions with real estate

Collateral property has restrictions regarding its disposal prior to registration of ownership rights and removal of encumbrances. Real estate purchased with a Sberbank mortgage and registered as collateral cannot:

• sell;
  What are the pros and cons of a mortgage at Sberbank?
• to rent;
• transfer for free use;
• give;
• encumber property with the rights of other persons;
• change technically (by reconstruction or redevelopment).

This way the bank is guaranteed that the property will lose value. If the borrower cannot pay the lender, the bank has the right to sell the premises to pay off the debt.

In some cases, Sberbank may make concessions to the debtor if the required type of use is agreed upon with him in advance.

However, this is a right, not an obligation of a credit institution. The borrower, by signing the agreement, undertakes to preserve the property and prevent its damage or loss.

What is maternity capital used for?

State support is provided to families in which the first or second child was born. Funds can be spent in one of the following ways:

• Repay the loan in full if the amount is sufficient.
• Pay interest and partially the loan body.
• Contribute maternity capital as a down payment for a mortgage.

Money is given to one of the parents, most often the mother. A prerequisite is that a share in the apartment or house must be allocated for minor children. The transaction must be agreed upon with the pension fund and the bank that provided the loan.

Risks of loss of property

The owner of the mortgage is obliged to notify Sberbank in writing of any damage to the collateral property. In addition, the timing and types of repairs are agreed upon. If the object is completely lost, the borrower is obliged to provide new collateral for the loan within a month, or repay the debt ahead of schedule.

The contract should check:

• for what violations the contract is terminated;
• how the issue of seizure of collateral property is resolved;
• in which court is the resolution of controversial issues provided?

Often, despite federal laws, a bank may state in documents that it has the right to seize property before a court decision if the terms of the contract are violated. In this case, bankers can take the collateral through bailiffs, bypassing the court.

The location of the court provided for the resolution of legal disputes is also important. The requirement to consider cases under the agreement in the court at the place of registration of the bank has no basis.

Rights of third parties

When choosing real estate, especially on the secondary market and under a shared agreement, you should carefully check the presence of encumbrances. They may be hidden, but if discovered they will become a problem not for the bank, but for the borrower. If third parties claim rights to mortgaged housing, then its ownership will be decided in court.

If the rights are confirmed, the mortgage owner will be at a major disadvantage. He will have to transfer the property to the legal owners, and the bank will have to transfer the mortgage debt. The bank itself is completely protected from risks.

Additional expenses

Don't forget about the additional costs that accompany any mortgage transaction. You will have to pay a state fee for paperwork. Sberbank offers borrowers to use the electronic registration option. In this case, the bank can reduce the loan rate by 0.1% per annum.

Any document certified by a notary is an additional expense that should be taken into account. To avoid getting into an awkward position, you should first find out the full scope of expenses before getting approval for a mortgage from Sberbank.

The pitfalls of credit transactions can be so significant that they can change the borrower’s opinion about the need to take out a mortgage.

What else you need to know, tips

What do you need to know about mortgages at Sberbank? Experts do not give many recommendations to Sberbank borrowers. The organization has a good reputation, is quite stable and is supported by the state. Three basic tips before applying for a mortgage:

• study contracts and documents in detail before signing them, especially what is written in small print;
• if something in the documents raises questions or is not at all clear, you should find out information from several sources - from bank specialists and from an independent lawyer;
• Before applying for a mortgage, you must not only have personal savings that can cover mandatory expenses at the beginning of the transaction, but also a reserve fund that allows you to pay for 3-4 months of the loan in case of financial difficulties during the period of regular payments.

The fact that banks are not just trying to help citizens acquire personal property, but are trying to make money, does not require proof. The greater the benefit, the more interested the bank is in the client.

Advertising slogans do not disclose the risks and restrictions that the borrower will face during the period of obtaining and paying for the mortgage.

Therefore, before agreeing to a long-term loan with a low rate, you should study in detail all the conditions of Sberbank, including hidden costs and possible difficulties.

Refund of mortgage insurance at Sberbank:

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Discussion: 2 comments

1. Pavel says:
   02/07/2019 at 09:10

   Mortgage loans are becoming more expensive again and are already provided at more than 10% per annum! And Sberbank also wants to increase the down payment, and for this you will have to look for a regular consumer loan, and all this has a bad effect on the borrower!

   Answer

2. Ivan says:

   03/24/2019 at 19:23

   Is it possible to make a claim to the bank if the actual costs of the mortgage loan significantly exceed the full cost of the loan specified in the agreement? Where is the best place to file such a complaint?

   Answer

The amount is lower, the overpayment is higher

Typically, borrowers apply for mortgage refinancing or, if they have several loans with different financial institutions, to combine all loans into one. Most often - on more favorable terms: with a lower rate. But also with a longer repayment period. This is important because refinancing is a tool for reducing the current credit load, not the final one.

«Let's look at an example. Let's say you have two consumer loans: for 120 thousand rubles with a rate of 8% per annum for a period of three years in bank X and for 45 thousand rubles with a rate of 10% per annum for a period of one year in bank Y. The monthly payment on the first loan is 10.8 thousand rubles, for the second - 4,125 rubles. You liked the offer from Bank Z: 6% per annum for a period of five years.

We combine loans and reduce the payment amount to 3 thousand rubles per month. Thus, we reduced the amount of the monthly credit burden, but increased the period of complete relief from it ,” explains Igor Grigoryants, financial literacy consultant for the “yourfinance.rf” project.

If you find yourself in a difficult life situation, when your income has decreased and it is difficult to service loans, then refinancing on the principle of “lower rate, longer repayment period” will make it easier to overcome it. But we must remember that you will have to pay for this, since, most likely, the final overpayment will be higher, warns Grigoryants.

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