Home Loans Vs Land Loans

While home loans are easily available for salaried employees, what about a loan to buy a residential plot? Plot loans are also available without too much difficulty and, in most cases, at the same rates as a home loan. But other terms and conditions could be different. It definitely requires some planning. Let us understand more on Land Loans...

Basic Difference

The basic difference between the Home Loan and the Land Loan is in the end-use. The plot loan is for purchase of a piece of land for a residential purpose, unlike a home loan which is for the purchase or construction of a house.

Property Location and Type

Unlike home loans which are available on all properties irrespective of their location or type, you may get a land loan only for a residential plot. Also, the property should be located within municipal or corporation limits. Consequently, you cannot obtain funding for buying an agricultural land, or for buying a piece of land in a village. 

Lower Loan to Value (LTV)

The Loan to Value (LTV) for a plot loan could be lower than in a home loan. LTV is the ratio of the loan to the value of the property, in this case the residential plot. In a home loan for buying or construction of property, lenders offer up to 85 per cent of the property value. In a loan for a plot, the LTV could be lower, at 60-75 per cent. This essentially means that you have to cough up more money from your pocket to get the loan cleared.

Maximum Loan Amount

The restriction is not only in the LTV, but also on the maximum loan amount. Most banks keep a maximum upper limit on land loans. As an example, Punjab National Bank stipulate maximum loan availability of Rs 50 lakh for purchase of land. Check with your bank on the upper limit on loan amount before you shortlist your lender, as this can considerably affect your finances if you are looking for a big ticket loan for investing.

Construction Start Date

For a land loan, the construction must start within a stipulated time period stipulated by the local authority or as specified by the bank. If construction does not start within the defined stipulated period (Earlier of the two dates), bank may recall the loan or increase the rate of interest. For example, SBI requires that construction begin within two years of availing the loan.

Tenure
Loan Tenure could also be lower than home loan. For instance, in a home loan, lenders are willing to give loans even up to 30 years. For plot loans, this tenure is somewhere between five and 15 years.

Floating / Fixed Rate

As with home loans, both floating rate and fixed rate options are available for plot loans. Lenders such as ICICI Bank, State Bank of India (SBI), Housing Development Finance Corporation (HDFC) and PNB Housing offer plot loans at the same rates as home loans. Some lenders charge a higher rate on plot loans but this is case and profile dependent.

Tax exemption

Unlike a housing loan, which is eligible for income tax deduction for payment of both interest as well as the principal amount, 'pure' land loans do not offer any such benefit. You can avail tax deductions only if you are constructing a house in the plot. If you construct a house on the same plot, you will be able to claim tax benefits in respect of the loan from plot as well as from construction of house. 
The deduction in that case is applicable only for the loan amount taken against construction, and only after completion of the construction activity. Once the construction is completed, remember to submit copies of the completion certificate or occupation certificate to the bank so that the plot loan can be converted into regular home loan and borrower can avail income tax benefit.

Land Loan and NRIs

Non Resident Indians are a potential segment of property buyers in India. If you are a Non Resident Indian and seeking to purchase a plot through a land loan, an extensive search is required. Majority of banks do not offer land loans to Non Resident Indians. Even if offered, they may come at a higher interest rate. 

Prepayment or foreclosure

Floating rate home loans are exempt from prepayment charges by the Reserve Bank of India and National Housing Bank. However, some banks and housing finance companies have taken a view that plot loans are not included in this definition of a home loan and they may apply foreclosure charges in such cases. Customers must take a written clarification from the bank/housing finance company on this matter while availing the loan.

Eligibility conditions

As with a regular home loan, lenders will check borrowers' repayment capacity, which is based on monthly income, savings history, number of dependents in the family and spouse's income, if any.

In addition, while applying for a plot loan, borrowers need to present documents such as the copies of the allotment letter, approved drawings of proposed purchase, agreement for sale/sale deed from architect/engineer for the property to be purchased, and title deeds, including the previous chain of the property documents in resale cases.

For converted properties (change of land use, etc), banks check whether conversion charges and development charges have been paid. Non-availability of these may result in your application being rejected, despite your being eligible with regard to income and repayment criteria.

Due diligence

Unlike a built property, due diligence in case of a plot is more complex because land records are not digitised and buyers will have to refer to manual records. Buyers must check if the land ownership is single or joint or if family-owned. If so, does the seller have the right to sell or can any other family member claim the land?

A safer option is to buy a developed plot - residential ones with infrastructure like water, sewer, electricity and loans. Buyers can buy these from developers and construct their own houses.

Where and Who?

Buying a residential plot might not be possible in metro cities, where land prices are very high. But in towns like Nagpur, Aurangabad, Kanpur, Mangaluru, Bhopal, Vizag, Vijayawada, etc, developed plots are as easily available as residential flats. Some developers who offer developed plots are DLF, Unitech, BPTP, Vipul, Raheja, Aditya and Sobha.

In smaller cities, land is relatively less expensive. So, many buyers prefer to buy plots and construct their own houses. But buying a standalone plot is riskier. Not only because of the due-diligence, but because you might also have to protect it from encroachment. Guarding it, especially if it is another town, can be difficult and stressful at times.

Cheers

Manoj Arora

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