Při vyřizování hypotéky je potřeba pečlivě prostudovat veškerou smluvní dokumentaci. Stěžejním dokumentem je hypoteční smlouva, ve které jsou kromě smluvních stran podrobně popsány například podmínky čerpání a splácení hypotéky, dále je uvedena výše hypotéky, její splatnost, doba fixace, výše sjednané úrokové sazby a podrobná identifikace zastavované nemovitosti. Vyplatí se také nahlédnout do ceníku banky, kde jsou uvedeny veškeré poplatky související s úvěrem na bydlení. V ceníku se například dočtete, kolik vám banka naúčtuje za zaslání upomínky v případě prodlení se splátkou nebo jak vysoký bude úrok z prodlení. Nyní se společně podíváme na poplatky, pokuty a penále, které vám mohou banky v různých situacích naúčtovat.
TIP: Naši hypoteční specialisté s vámi rádi projdou online (telefonicky, e-mailem) jednotlivé smluvní dokumenty, vše podrobně vysvětlí a zodpoví případné dotazy.
Sankce za nečerpání hypotéky
Při nákupu nemovitosti si dávejte pozor na ošetření smluvních vztahů mezi vámi, zprostředkovatelem (realitní kancelář) a prodávajícím. Pokud kupujete nemovitost přes realitní kancelář, dopředu si ověřte, že má podepsanou trojstrannou rezervační smlouvu s prodávajícím. V této smlouvě lze totiž uplatnit vzájemné smluvní pokuty při nedodržení ujednaných závazků. V případě, že si prodávající obchod z nějakého důvodu rozmyslí, máte nárok na finanční kompenzaci. Abyste zbytečně neriskovali penále za nečerpání úvěru na bydlení, mějte již před podpisem hypoteční smlouvy podepsanou kupní smlouvu nebo smlouvu o smlouvě budoucí. Za nečerpání hypotéky vám může banka naúčtovat sankci až 5 % z nevyčerpané částky.
Sankce za nedočerpání hypotéky
Zejména u hypoték na výstavbu či rekonstrukci nemovitosti se může stát, že nevyužijete celou výši schváleného úvěru. Do této situace se můžete dostat například tehdy, když oproti plánovanému rozpočtu stavby výrazně ušetříte na nakoupeném materiálu nebo si část stavebních prací zajistíte levněji svépomocí. I když se v případě rekonstrukcí doporučuje počítat s finanční rezervou pro neočekávané výdaje, měla by být přiměřená. Nedočerpání hypotéky nad rámec 20 % je totiž zpoplatněno 5 % z nevyčerpané částky.
Příklad: Pan Procházka si sjednal hypotéku na výstavbu rodinného domu ve výši 4 miliony korun. V tabulce níže je spočítáno, že pokud by z přidělené hypotéky nevyčerpal například 600 tisíc korun, nemusí se obávat postihu ze strany banky. Pokud by ovšem nevyužil jeden milion korun, musel by uhradit sankci ve výši 10 tisíc korun z nevyčerpané části hypotéky.
| Nedočerpaná část hypotéky | 600 000 Kč | 1 000 000 Kč |
| Výše sankce za nedočerpání | 0 Kč | 10 000 Kč |
Poznámka: Bez sankce 20 % ze 4 000 000 Kč = 800 000 Kč. Výpočet sankce (1 000 000 – 800 000) x 0,05
Sankce při prodlení se splátkou hypotéky
Jakmile si sjednáte hypoteční úvěr, udržujte si na bankovním účtu dostatečnou finanční rezervu pro pravidelné měsíční splátky hypotéky. Když totiž splátka neodejde, bankéř vás na prodlení brzy upozorní. Některé banky vás na neuhrazení splátky nejdříve upozorní SMS zprávou. Když ani přes tuto výzvu splátku neuhradíte, přijde vám poštou upomínka. Za první upomínku si banky obvykle účtují 100 korun, za další již 500 korun nebo i více. Čím dříve dlužnou částku uhradíte, tím lépe. Banka vám může (ale nemusí) na základě uzavřené smlouvy naúčtovat penále za pozdní splátku úvěru a úrok z prodlení. Banky ovšem u krátkodobého prodlení v řádu dní a malé dlužné částky obvykle penále neúčtují.
V případě dlouhodobého nesplácení hypotéky začne banka půjčené peníze vymáhat. Banka po vás bude nárokovat nejen úhradu nezaplacené části jistiny, ale také veškerého příslušenství. Tím jsou míněny především úroky z úvěru, úroky z prodlení, smluvní pokuty, poplatky a náklady spojené s uplatňováním pohledávky. Úrok z prodlení stanovuje zákon a je dán součtem aktuální výše 2T Repo sazby a 8 %.
Pokuta za předčasné splacení hypotéky
Před účinností novely zákona o spotřebitelském úvěru (č. 257/2016 Sb.) hrozila vysoká pokuta za předčasné splacení hypotéky. Banky si běžně účtovaly i 10 % z předčasně splacené částky. Pokud dnes prodáváte nemovitost (po 2 letech od nabytí) a doplatíte celou hypotéku mimo období fixace, může vám banka naúčtovat maximálně 1 % z předčasně splacené částky, maximálně však 50 000 korun. V případě prodeje nemovitosti do 2 let od nabytí vám může banka ze zákona účtovat takzvaně účelně vynaložené náklady (např. náklady na zaměstnance banky, který s vámi vyřizuje předčasné splacení, náklady na tisk a kopírování dokumentů, poštovné, poplatky hrazené katastru nemovitostí či poplatky za notářské úkony).
Případné refinancování hypotéky před uplynutím doby fixace je dle zkušeností hyponamiru.cz zpoplatněno jen několika stokorunami. Tématu předčasného splacení se podrobně věnuje článek Předčasné splacení hypotéky.
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