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Loan Application

Loan Application Flow

The Loan Application flow is the main one, performing an actual application with SBAB. It can be used to apply for new loans or transferring existing ones from other institutions to SBAB.

Note that, similarly to the Pre Application flow, requests for this flow requires a client credentials access token, not a end-user credentials token.

As a Loan Application request is received from the client, a Left to Live flow is executed with the received data:

  • If a negative left to live score is received, the Loan Application is rejected and the application data is not stored
  • If a positive left to live score is received, the flow continues with a creation of the signing process and the response object will contain the data to trigger BankID signing (the application is now in status loan_application_need_signing)

For the application to proceed, a successful BankID signature is required from the main applicant, and the client should require the initiation of the signature to our service. Please note that our service can not know that an applicant have failed to do a BankID signing (closed BankID, request timed out, etc), so the client must give the applicant time to do the signature and keep checking the status. If after 3 minutes (BankID's timeout) the application is still not signed, the client should offer the user to start a new BankID signing. Such operation can be repeated multiple times without adverse effects until the main applicant successfully signs with BankID, up until the expiration date of the process received on the application's response, when such application would automatically be rejected. This expiration date is defined as 45 days after the application is first received by the API.

After signed by the applicant, the application will transition into state loan_application_received. It will then be processed by our internal systems and after some time, usually between 30 seconds and one minute, it will transition into state loan_application_processing (if not rejected by other reasons, such as credit check).

By this point, a human review of the application will take place, and the result of that is the definition of a list of documents that need to be provided by the applicant in order to fully evaluate the applicant's loan request. Such list of documents will be returned as part of the periodic status request executed by the client. The documents will be sent by the applicant to the partner in whatever format it wishes to receive them (digital or physical), and they should ultimately be sent by the client in PDF format through the API.

Once all the documents are received and approved by SBAB's Customer Service, the loan documents are printed and sent to the applicant (alternatively, the applicant can log in to sbab.se to download and print the documents). The applicant signs and sends them to SBAB by physical mail or e-mail. Once the documents are approved by SBAB's Customer support, the loan can finally be disbursed.

Diagrams

Sequence diagram

"Loan application flow"

Flowchart

"Loan application boxes"

Request fields

There are two types of loan application, as defined by the purpose field:

  • new-loan: used when the customer has a new object (real estate property) they want to purchase;
  • transfer-loan: used when the customer has an existing object (real estate property) and want to move the loans from another financial institution to SBAB.

Note: familiarize yourself with the model of the request data for loan applications in our Sandbox environment.

For both types of applications, there are a few common fields that are applicable: loan_applicant, co_loan_applicants, child_information, collateral_for_loan (with some difference on the content), loan_amount, loans_to_keep, accommodations, notes and administrator.

New loan

For new loan applications, you have to set the field payment_date and shouldn't set loans_to_transfer.

If you apply for a new loan you leave transfer-loans empty, this is only set when you have actual loan to transfer. The amortization rule should only be set when the purpose is new-loan. Note that for loans-to-transfer it is good to provide condition_rollover_date if you have that information.

Below you can see a snippet of a new loan application object with some sample values:

{ "purpose": "new-loan", "payment_date": "2020-01-15", "loan_applicant": ... , "co_loan_applicants": [...], "child_information": ... , "collateral_for_loan": ... , "loan_amount": 5000000, "loans_to_keep": [...], "accommodations": [...], "notes": "Information for the loan review, e.g. about down payment, household income", "administrator": ... }

Transfer loan

For loan transfers, payment_date is not set and loans_to_transfer is mandatory. The field amortisation_rule_before_march2018 should also be set, according to the application or not of the new amortization percentage determined by Finansinspektionen (FI).

Below you can see a snippet of a loan transfer application object with some sample values:

{ "purpose": "transfer-loan", "loan_applicant": ... , "co_loan_applicants": [...], "child_information": ... , "collateral_for_loan": ... , "loan_amount": 5000000, "loans_to_transfer": [...] , "amortisation_rule_before_march2018": ... , "loans_to_keep": [...], "accommodations": [...], "notes": "Information for the loan review, e.g. about down payment, household income", "administrator": ... }

Other fields

For the common fields, here are some extra details about the purpose of some of them.

Administrator

In order to let SBAB know who helped the customer to send in the application, an administrator with a name and an internal ID can be informed:

{ ... "administrator": { "name": "Sven Svensson", "id": "123-abc" }, ... }

Collateral for loan

There are several fields that comprise collateral_for_loan, and which ones are required vary according to the type of the collateral, as well as if the application is a new loan or a transfer:

  • house or vacation-house (same fields apply for both, it only differes by type):
    { ... "collateral_for_loan": { "type": "house", "collateral_value": 5000000, "assess_value": 1200000, "living_space": 67, "property_designation": "Stockholm Södermalm 1:123", "postal_code": "12345" }, ... }
  • tenant-owned-apartment:
    { ... "collateral_for_loan": { "type": "tenant-owned-apartment", "collateral_value": 5000000, "street_address": "Drottninggatan 123", "postal_code": "12345", "apartment_number": "123", "number_of_rooms": 2, "living_space": 67, "monthly_cost": 4500, "tenant_owners_association_organisation_number": "7123456789", "tenant_owners_association_name": "BRF Namn" }, ... }

Also, the contents of collateral_value vary according to the type of loan application being submitted:

  • new-loan: the purchase value for the property (köpeskilling);
  • transfer-loan: estimated market value (either from the applicant or a calculated valuation).

Accommodations

Under this field is added information regarding objects that the applicant own or rent that will be kept. Loans associated to the accommodations are provided under loans to keep.

Here is an example of the described information:

{ ... "accommodations": [ { "type": "vacation-house", "monthly_cost": 2000, "assess_value": 750000, "ownership_share": 0.5 }, { "type": "house", "monthly_cost": 2000, "assess_value": 1000000, "ownership_share": 0.75 }, { "type": "tenant-owned-apartment", "monthly_cost": 2000 }, { "type": "rented-housing", "monthly_cost": 2000 } ], "loans_to_keep": [ { "type": "vacation-house-loan", "ownership_share_of_loan": 0.5, "loan_amount": 1100000 }, { "type": "house-loan", "ownership_share_of_loan": 0.5, "loan_amount": 1100000 }, { "type": "tenant-owned-apartment-loan", "ownership_share_of_loan": 0.5, "loan_amount": 1100000 }, { "type": "blanco-loan", "loan_amount": 100000 } ], ...

Applicants

When specifying the main applicant or co-applicants, required employment-related fields depend on the value of the employment_type field: if employed then employer, profession and date_of_employment are required; if self-employed then date_of_employment is requried; if retired, unemployed or student then none of these three fields are needed.

Example:

{ ... "loan_applicant": { "employment_type": "retired", "email": "email@email.com", "phone_number": "0700000000", "personal_identity_number": "193001010000", "marital_status": "married", "monthly_income": 30000 }, "co_loan_applicants": [ { "email": "mail@mail.com", "phone_number": "0701111111", "date_of_employment": "2017-10-01", "personal_identity_number": "198001019999", "marital_status": "married", "monthly_income": 40000, "employment_type": "employed", "employer": "Företag AB", "profession": "Arbetare" } ] }

Response examples

Here are some examples of possible responses:

  • a successful application, including signing information:
    { "loan_application_id": "6c0f2e94-1311-46fb-bf15-a8b907d3c827", "signing_process": { "created_at": "2021-03-25T15:24:41.015355", "expiry_date": "2021-05-09T15:24:40.908895", "signing_applicants": [ { "personal_identity_number": "193001010000", "applicant_id": "5c8fbb72-bafa-4d20-a9b4-28089b23c2bc", "signed": false } ] } }
  • a failure (HTTP 400) due to a failed Left to Live calculation (more likely if Left to Live is not executed before the application, or if the sent parameters are different in some way between both calls):
    [ { "message": "Left to live value is negative", "property_path": "LeftToLiveValue", "error_code": "Left to live value is negative", "invalid_value": "LeftToLiveValue: -189" } ]
  • a failure (HTTP 400) due to a high loan ratio:
    [ { "message": "Loan Amount too high compared to Collateral Value. Maximum ratio is 95%, calculated loan distribution values: mortgage amount: 3400000 blanco amount: 400000 non approved amount: 200000", "property_path": "LoanAmount", "error_code": "Loan ratio is too high", "invalid_value": "LoanAmount: 3900000, CollateralValue: 4000000" } ]
  • a failure (HTTP 400) due to a high debt ratio:
    [ { "message": "Debt ratio is higher than 5.5", "property_path": "DebtRatio", "error_code": "Debt ratio is too high", "invalid_value": "Debt ratio is : 6.39" } ]