The hidden commission of realtors for services means the amount they receive without the consent of their client. Unfortunately, to this day this phenomenon occurs in the real estate market, just as there are unscrupulous private brokers and agencies. The realtor's hidden commission schemes are different: here is the participation of an additional agency and broker in the transaction, and the imposition of additional conditions on the other party to the transaction.

Hidden realtor commissions - popular schemes

• Scheme No. 1 – the realtor represents the seller. Let’s say a buyer has been found to buy out a share in an apartment or the entire property, but suddenly an agent starts bidding, offering to give up a certain amount under various pretexts. In such cases, the realtor’s hidden commission scheme is based on receiving a bonus on the buyer’s agency side.
• Scheme No. 2 – the realtor represents the buyer. Having agreed with his customer on the amount and conditions, the agent contacts the seller’s representative and asks for a discount, which he intends to receive himself, and not provide to his client. If an agreement fails, he will most likely announce his refusal to deal and will look for more accommodating partners.

Consequences of the work of unscrupulous agents

Ultimately, cooperation with such masters of hidden schemes has a negative impact on the customers, on both sides: deals fall through and time is wasted. Despite the fact that it is often necessary to urgently sell an apartment or, conversely, buy it. On the other hand, there are additional financial costs and the risk of receiving less money than planned.

Hidden commissions of realtors: violation of professional ethics or outright fraud?

From a legal point of view, the implementation of a hidden commission scheme by a realtor can be interpreted as theft of property (money) through deception or abuse of trust. Such cases can be considered under Article 159 of the Criminal Code of the Russian Federation, Part 2: fraud committed by a group of persons by prior conspiracy.

After all, the realtor of the second party also participates in the transaction, depriving his client of the opportunity to receive additional profit. An unscrupulous agent receives money without any legal basis, which is essentially fraud.

Unfortunately, in order to bring an agent to justice, a personal appeal to the judicial authorities of the victim is required, i.e. the one at whose expense the realtor received the bonus. Unfortunately, such cases are very rare.

17/01/2011

There are legends about fabulous fees in the real estate business. This article will discuss the legality of receiving these fees by hiding part of the cost of the objects being sold from clients, the so-called “hidden commissions”.

P Before studying a phenomenon as such, it is necessary to describe it and, if possible, define it. What is a hidden commission? Under what circumstances is it possible? How is it removed? Who and how is involved in the process of obtaining it? Let's consider two typical cases of a purchase and sale transaction in which the interests of both parties are represented by realtors.

In the first example, agency M buys an apartment from agency N. Relations with clients are formalized by appropriate agreements, which stipulate remuneration for services provided. The price of the apartment is agreed with the buyer. When making an advance payment to N, his representatives ask on the eve of the transaction to give them additional money and not to discuss the price with the owner of the apartment during the transaction itself. The offer is accompanied by a hint that if refused, the property will be sold to another buyer. M representatives agree. The deal is going through. Agency N, in addition to the commission agreed upon in the contract with the seller, pockets a significant amount that their client does not know about, which is called a “hidden commission.” Such examples are often found in practice in the seller's market, when the number of people wishing to purchase an object significantly exceeds the number of offers.

In the second example, just like in the first, agency M buys an apartment from agency N. Relations with clients are formalized by appropriate agreements, which stipulate remuneration for services rendered. But the final price of the object has not been agreed upon with the buyer. When making an advance payment to N, representative M asks to increase the cost of the object and return the difference between the real and increased price to him after the transaction. The offer is accompanied by a hint that if refused, he will convince the buyer to purchase another property. N's representatives agree. The deal is going through. Agency M, in addition to the commission agreed upon in the contract with the buyer, pockets a significant amount that their client does not know about, which is also called a “hidden commission.” Such examples often occur in practice in a buyer's market, when the number of offers significantly exceeds the number of actual buyers.

Hidden commission is a sum of money received by a realtor as a remuneration in the process of providing a service, which is not fixed in the contract with the client or otherwise agreed upon with him.

During a discussion on one of the most famous online real estate forums on the permissibility of hidden commissions in the work of a professional realtor, the three most common points of view were identified:
- hidden commission is unacceptable under any circumstances;
- there is no point in working without a hidden commission;
- in certain situations, hidden commission is acceptable.

At the same time, almost all the participants in the discussion who advocated the inadmissibility of hidden commissions did not deny that they repeatedly had to help counterparties hide part of the money from their client when conducting joint transactions. This was explained by the fact that they acted exclusively in the interests of their own client, who knew about the hidden commission, but did not refuse to carry out the transaction. Without touching on the moral and ethical side of such an argument, we will try to analyze the actions of all participants in the process of concealing the commission, based solely on the norms of criminal law. First of all, let's answer the question: is receiving a hidden commission a crime? To do this, we will check for the presence of all the necessary elements of a crime.

The object (main feature) in this case is private property, and the subject (optional feature) is the client’s monetary values.

The objective side consists of causing property damage to the owner through deception or abuse of trust in the form of concealing the real amount received from the sale of the property.

The subjective side is characterized by direct, usually premeditated intent and selfish motive.

The subject is, strictly speaking, the realtor himself, meeting two mandatory criteria: sanity and reaching the age of criminal responsibility. In my many years of experience communicating with colleagues, I have never met anyone under 16 years of age, which I cannot say regarding sanity. Anything has happened. Let’s assume that (before reading this article) they won’t send a fool for a hidden commission.

Thus, all the signs of a crime are evident. Now let's try to (unofficially) qualify it. Because We have already established the factual circumstances of the “case”; we will focus on establishing a specific norm of criminal law that provides for liability for this crime.

Let's start with the simpler second example, in which the buyer's realtor, through fraud or breach of trust, takes possession of his client's property. This act falls under Art. 159 of the Criminal Code of the Russian Federation “fraud”, which is one of the forms of theft of someone else’s property. A fraudulent realtor uses the special trust relationship that has developed between him and the client, which is based on a civil contract. In the absence of trust, a fraudulent realtor deliberately distorts the actual state of affairs, deliberately misinforms the client, and deliberately misleads him regarding the price of the property. In both cases, the purpose of the action is to encourage the client, of his own free will (falsified, however, by false information or omission of the truth), to transfer a significant amount to the fraudster.

Let's move on to consider the first example. In this case, actions to receive a hidden commission cannot be classified as fraud, because at the time of criminal influence, the amount of money constituting the hidden commission had not yet come into the possession of the owner and, therefore, the necessary signs of theft were absent. There is “causing property damage to the owner by deception or abuse of trust,” defined by criminal law as a crime under Art. 165 of the Criminal Code of the Russian Federation. The main difference from fraud here is the nature of the material damage. In case of theft (fraud), the damage is expressed in the real deprivation of the owner of his valuables. Property damage in the crime in question consists of losses in the form of shortfall in what is due, in the form of lost material benefits, but not real damage associated with a decrease in the owner’s property, which always occurs in theft.

In conclusion, we will dwell on the qualifying features inherent in both articles and determined by the amount of damage caused and the presence of accomplices. We will not dwell on the qualifying feature determined based on the amount of damage. Criminals who receive a hidden commission are so confident in their impunity that they think little about whether large or especially large amounts of damage will be charged to them. But the topic of complicity is very relevant, especially for those who, hiding behind the interests of their clients, enter into a conspiracy with criminals. Let's start this time by looking at the first example.

In the actions of the buyer's representative (realtor M), who secretly transferred a sum of money from the owner of the purchased object to realtor N, there are signs of complicity. Obviously, facilitating the commission of a crime by promising in advance to hide the fact of the shortfall from the victim. What is important is the fact of the promise itself, and not the reality of its fulfillment. Those. if during the transaction the owner did not ask the counterparty about the real purchase price, and he did not have to lie, this does not exclude complicity and does not affect the qualifications of complicity. Why? Because, without having previously received a promise to hide the crime, the contractor of agency N would have refused (in his own words, he would not have carried out a transaction with this buyer) from his criminal plan.

The second example is more complex and ambiguous in the distribution of roles of accomplices. Let's first analyze the actions of the buyer's representative (realtor M). There are signs of incitement on the face. M's inciting actions (by persuasion and threat to refuse the transaction) are carried out with direct intent and cause N's determination to commit a crime. In addition, in the active actions of M (for example, in the form of restricting communication between the parties to a transaction in order to hide the true value of the object from his client), there are signs of complicity. And who is the performer? The performer in both examples is realtor N. The only difference is that in the first example N implements his own criminal plan, and in the second example - the plan of a fellow fraudster.

Let's summarize. Hidden commissions have flourished in the real estate market in the last few years. There are several reasons for this, the main one of which is the huge influx of random people into the ranks of realtors. Discussions on the permissibility of receiving hidden commissions periodically arise both between realtors and between realtors and clients. Unfortunately, representatives of law enforcement agencies ignore this phenomenon, do not participate in public discussions, and do not comment on it from the point of view of the law. The author of this material tried, due to his knowledge and mental abilities, to give a legal assessment of the actions to obtain a hidden commission. I really hope that this article will help my colleagues correctly put a comma in its title, if, of course, they have not done so yet .

Now I’m back to the topic of brokerage commissions. Since 2007, I have been working with BKS Company LLC, and in principle I am satisfied with everything. I even opened an account in Novosibirsk - without ever appearing at the BCS office - by email, scans and originals by regular mail (then I lived in a small Siberian town 300 km east of Novosibirsk, where there were no brokers, three banks and one Internet the provider Sibirtelecom, with whom there were problems, that it was easier to do the Internet through a satellite dish, and what a time), transferred the money through the bank.

Since the beginning of this year, I have withdrawn all the money for personal needs - there are only 4 kopecks left in the account...) And now I will start it up again, and in the future I plan to regularly replenish the account with 30-50 thousand rubles per month when possible for purchases.

What do we have regarding commissions?

Moscow Exchange commission – 0.01%.

BCS broker commission. I have a “Professional” tariff. The one most suitable for me, the company has other tariffs, but they are more like a “money scam”.

Tariff plan “Professional”

but not less than 35.4 rubles per day (minimum amount of remuneration per day) and not less than 177 rubles per calendar month (minimum amount of remuneration per calendar month), if at least one transaction during this day (month).

Servicing a trading securities account (trading section of a securities account) (for a month, if there are transactions on the account), the remuneration of BCS Company LLC when working through CJSC Depository Clearing Company is: 177 rubles.

The monthly fee for using a computer program, the QUIK MR "Broker" system or the webQUIK system is 300 rubles (VAT is not charged), if on the last working day of the reporting month the total value of assets in the Client's account is less than 30,000 (thirty thousand) rubles. The monthly fee for using the computer program “Workstation of the QUIK information and trading system for pocket personal computers PocketQUIK” (hereinafter referred to as the QUIK Workstation for PocketQUIK PDAs) is 200 rubles (VAT is not charged), if on the last working day of the reporting month the total value of assets on the Client’s account is less than 100,000 (one hundred thousand) rubles.

Recently, BCS introduced a minimum commission for accounts less than RUB 100,000. even without carrying out transactions.

25. Minimum broker fee

25.1. In addition to the remuneration of BKS Company LLC for the provision of brokerage services as a professional participant in the securities market, paid by the Client in accordance with this Appendix and (or) the Additional Agreement to the General Agreement, The Client, who, within the framework of the General Agreement, makes transactions and (or) other operations for his own account, on a monthly basis, regardless of the fact that the Client submits instructions and concludes transactions in execution of these instructions in the corresponding month, pays BCS Company LLC the minimum broker's remuneration in the amount 200 (Two hundred) rubles, reduced by the following types of remunerations, commissions, fees withheld or subject to withholding from the Client in the corresponding month:

25.1.1. remuneration to BCS Company LLC for making transactions in all trading systems in which the Client is served in accordance with the terms of the General Agreement, including the trading system of Moscow Exchange OJSC (Foreign Exchange Market), and on the over-the-counter market; etc. ...

I’ve always been amazed at lawyers’ ability to confuse things so much. That’s why it couldn’t be simpler to write this: “The client who, within the framework of the Master Agreement commits transactions and (or) other operations at its own expense, on a monthly basis, regardless of the fact that the Client submits instructions and concludes transactions in execution of these instructions in the corresponding month, LLC "BCS Company" pays the minimum broker's remuneration in the amount of 200 (Two hundred) rubles, reduced by the following types of remunerations, commissions, fees withheld or subject to withholding from the Client in the corresponding month.”

Those. « A client who, within the framework of the Master Agreement makes transactions and (or) other transactions for one’s own account, on a monthly basis” and does not perform - “regardless of the fact that the Client submits instructions and concludes transactions in execution of these instructions in the corresponding month.” How to understand this??? There will be a commission even if there are no transactions or if there were. It seems that even if it wasn't.

It turns out that if your account is 100,001 rubles. and you didn’t make any transactions - they won’t take anything from you, and if it’s 99,999 rubles, then 200 rubles, which is 0.2% per month or -2.4% per year. The policy to combat small investors is in full swing.
There are also costs if you take leverage, but I will resort to this option very rarely (almost never) - for example, if the RTSVX volatility index is more than 110 points (this happened during the 2008-2009 crisis), now it is below 25.

Conclusions.

It is clear that the broker is interested in large clients, so it is better not to go with an initial amount of less than 100,000 rubles (and you will not be of much use with amounts less than 100 thousand rubles) - giving 200 rubles a month just isn’t worth it. And then you shouldn’t make purchases for small amounts (5-25 thousand rubles). Sometimes I come across recommendations to regularly buy at least a little (5,000-10,000 rubles per month) shares and then you will become rich. But very rarely overhead costs are taken into account in such calculations. Another thing is to save up to the required amount in a bank deposit, and then buy shares if the share prices are acceptable.

I calculated the total overhead costs of an investor, if, let’s say, he already has more than 100,000 rubles in his account and makes purchases once a month for one trading day on the “Professional” tariff at BCS. I am most interested in the range of 30-100 thousand rubles.

Graphically it looks like this




The larger the transaction amount, the more profitable. In principle, expenses are acceptable at 360-364 rubles per month for purchases of 60,000 - 100,000 rubles (0.36-0.60% of the amount), since I think I won’t be buying every month, and the money will accumulate.

It probably wouldn’t be right to write only about BCS, maybe I’ll change the broker.

Sberbank. Tariff plan “Independent”

In Sberbank there are no depository costs and no minimum commission limits (not yet), as a result, the figures are 3-7 times lower for amounts of 30-100 thousand rubles than in BCS (!). But there is some strange fee for a USB key of 1990 rubles, this is a one-time fee, as I understand it, only for how long, then you won’t need to change it again??? But apparently, this was all invented for security reasons...)

Alfa Bank. Tariff plan “Optimal”

I don’t fully understand the tariffs at Alpha. It’s so expensive for them with the KVIC program, but if you work for Alfa-Direct, then it’s actually a penny cheaper than in Sberbank??? Another 500 rubles for a flash drive with digital signature. Plus the depositary takes 0.06% per annum of the market value of securities (!), up to 2-3 million rubles is still profitable.


VTB 24. Tariff "Investor standard"

And here it’s 2 times cheaper than in BKS...


Finam Tariff plan “Daily”

It seems that the tariffs are quite low, but there is a very important point - “At the same time, the amount of the Broker’s commission for the execution (partial execution) of one Client’s order, with the exception of instructions to carry out transactions on the Standard market, is at least 41 rub. 30 kopecks", which changes everything. The amount of commissions will end up being much larger than in my calculations. Finam - definitely not.

IT-Invest. Tariff plan “Favorite”

Only here there is no usual KVIC, the tariffs are higher than those of BCS, if I understood correctly the minimum 300 rubles for the broker and 300 rubles for the depositary will be charged from you if there were transactions...

Opening Tariff"Professional"

The results were the lowest rates - lower even than in Sberbank. If the account is less than 50 tr, then they also take a minimum commission of 295 rubles in any case. If I haven’t missed anything, the depository doesn’t take money, if that’s the case, then everything is correct. Colleagues, please write in the comments.

As a result, it turns out that BCS is not so good in terms of tariffs...

I was interested in Sberbank, Alfa and Otkritie. Clients of Sber, Alfa and Otkritie, write in the comments - how is the quality of the service and the tariffs, is everything correct??? If I need to make transactions no more than once a month on shares on the MICEX for amounts of 30-100 tr.???

After all, if the tariffs in BCS are several times higher than in Sberbank, Alfa and Otkritie, then why don’t clients switch there from BCS? And there are other brokers - KIT-Finance, Uralsib, ALOR and so on... Is it worth leaving BCS for another broker for 100-250 rubles per month???

Judging by the statistics for this year and last June, volumes are falling, but why is the “expensive” BCS not falling more??? Should I or should I not bother???
June 2013

June 2012

Waiting for comments...

More broker rates on the FORTS derivatives market -

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It is difficult to find a person who would be indifferent to the loss of tens, and even more so hundreds of thousands of rubles. This is exactly how much you can lose by contacting dishonest real estate agents. They seek to receive this money in the form of a hidden commission (that is, in addition to the main remuneration). Our expert, manager of the Monolith Estate Academy, Sergei Mikhailovich Sorochan, talks about how to avoid deception.

What do we pay agents for?

The most provocative question about commissions is: “Why do you take that kind of money?” With an indispensable emphasis on “such”. To begin with, I will say that we do not take money - the client pays the realtor for the work done. Now about “that kind” of money. Let me remind you that our real estate market, and with it prices, have been formed over two decades. Commissions, of course, too. They vary around 4-8%. It depends on the complexity of the work and possible risks.

In trade (the sale of real estate belongs to this type of activity, but is a more complex and responsible action), the markup ranges from 25 to 200 (or more) percent. The buyer pays and that's it. Real estate is an expensive commodity, therefore, the amount as a percentage of its cost seems large. However, we can afford to throw away the purchased rotten herring by paying 50% of the trade markup for it. And no one would want to lose real estate or money for it. This means you need to find a good specialist from a good company and pay a decent remuneration.

Another question is that the majority do not have a culture of paying realtors for their work. More precisely, the desire to do it. This has been discussed several times. This is due, first of all, to clients’ lack of understanding of the seriousness of the work performed by realtors. And also, with the inability of some agents to explain and justify the cost of the service. Some people, trying to start their career in the real estate business, leave there with the words: “I can’t. That's not mine". And only a few, after a more frank conversation, say: “In fact, your job is just hellish.” To understand, I suggest that any client take a month and a half to two months off, and spend this time with the agent, plunging headlong into his work.

Miser pays twice

The greed of both clients and some dishonest would-be agents allows the latter to receive a hidden commission.

Therefore, the most important advice on how to avoid this is very simple: pay money and you will not be deceived. Just pay real specialists from normal companies.

When conducting a transaction, a real estate specialist, in addition to the cost of the work, provides for possible risks, which is automatically included in the amount of the commission.

Unfortunately, many, despite the risk of losing real estate and money, decide to save money: do everything themselves or underpay the intermediary. This gives rise to an attempt to obtain money beyond the established amount. Of course, if the agency is reputable, and the client declares that he is not ready to pay the cost of services, then the agent will simply refuse to work. The company is ready to make concessions only as long as it is profitable and generally acceptable. But there are agents, and sometimes even entire companies, who say: “Yes, we agree to work for 5 kopecks.” Then the question arises: “Why?” But because they, declaring a small commission, strive to keep the client at any cost, and get theirs in a hidden way. There is no other reason! Let's say that in one agency the commission is stated at 200 thousand, and the client goes to a broker or a small company, where they promise to take only 30 thousand from him, but in reality they will take all 250. This happens often. It's a shame, but the client chooses himself.

Any client can be influenced by an agent. It happens that you can find a much better and cheaper option, but this is not profitable for the real estate intermediary. Then he will look for even the worst option, but where he can make money. At the same time, he will easily find and emphasize the disadvantages in the “wrong” option (by and large, not significant), and the advantages (also not playing a serious role) in the “right” one, which is not needed by the customer, but convenient and beneficial for the intermediary himself, and will convince the client! After all, people working in this business are also psychologists. Of course, this is unprofessional. If you don't want to work for that kind of money, don't work. And those who agree, but begin to cheat, interfere with real professional agents. Clients, having heard their unrealistic promises, are then surprised to learn the amount of commission in a reliable and honest company.

As Bender said, there are “four hundred relatively honest ways to take money.” Agents have thousands of them. Another specialist may pat you on the shoulder, saying: “Why pay you so much? I will do everything for you out of friendship.” And then you find out that he took more for himself than completely unknown specialists could get

Nobody wants to work for nothing. Sometimes I can help my friends for free. Just help. As a rule, advice. But if they contact me with a complex exchange option or a request to find something exclusive, I will not promise them work without a commission. Agents have many acquaintances, and if they work for everyone for free, they will be left without money. And at the same time they will be completely loaded with work.

Some agents may assure you, “You don’t have to pay anything, the buyer pays everything.” But keep in mind that they tell the buyer that the seller will pay everything. A professional will never say that: both parties must pay for the work of specialists.

"Left Deals"

Everyone who works in the real estate industry (both large companies and small firms, brokers, and simply intermediaries) adheres to certain rules regarding what the size of the commission should be. If they offer to “save money,” then in reality they are doing everything to get the same money and even much more. There are many cases when a person is registered in a company, but makes money “from fraudulent transactions.”

Many have long been accustomed to living by the principle: first you receive, then you pay. Comfortable! Yes, and loans have become accessible today. At least that's what the advertising promises. But how much do bank loans actually cost, and how can their terms change taking into account the so-called “hidden” fees?

We calculate the cost of the loan

In order to make it convenient for customers to evaluate credit conditions, many banks post special ones on their official websites. For consumers, this is really convenient. He has the opportunity, without leaving home, to calculate and compare the terms of several potential loans at once, and choose the option that is profitable for himself.

But, unfortunately, not everything is so smooth. The calculator shows an approximate result, and the word “approximate” is not always appropriate here. Sometimes, when the final payment is made by a bank employee, it turns out that the amount of overpayments will be 30-40% higher than you expected.

This is explained by the fact that the program does not take into account many of the nuances of your particular situation and does not take into account all kinds of insurance premiums, commissions and others. pitfalls that increase the cost of the service so significantly.

The Low Interest Rate Myth

Those who have ever received bank cards are well aware that they have to pay not only interest on the money borrowed, but also a service fee. As a rule, in commercial banks such payments are not one-time – you have to pay constantly. These are the so-called account maintenance costs. In different banks they can be called differently: payment for maintaining a loan account, fee for arranging a loan, commission for cash management services, etc.

You may hear: “Only 1% commission for maintaining a current account.” Before agreeing to such “favorable” banking conditions, check what amount the fee is calculated from and how often the payment is charged.

The bank may require a loan servicing fee either once a year or monthly. And the amount of the commission for providing the service in many cases is calculated as a percentage of the amount of the remaining debt. Thus, the amount of monthly contributions will gradually decrease.

Much more dangerous is another calculation of payments, when the interest is calculated not on the balance, but on the amount of the entire loan. This means that a fairly impressive and fixed amount will be added to your monthly payment. Calculate the amount of overpayments for the year. In many cases, the amount of service fees is equal to the interest and often turns out to be even higher.

There is an even more expensive option, when you have to pay a percentage not of the loan amount, but of the cost of the goods. In this case, the down payment is not taken into account, and you overpay even more.

In November 2009, the Presidium of the Supreme Arbitration Court issued a ruling according to which banks no longer have the right to charge a fee for opening and servicing a loan account (you can find out more about this). This resolution is not a direct law, but the Prosecutor's Office, FAS and Rospotrebnadzor can now fine banks if borrowers whose loan agreements stipulate this commission raise this issue. The reality is that for many it is easier to pay extra interest than to go to court to deal with the bank. However, today many large banks have canceled these duties.

It's the little things that make the biggest difference

Additional payments are not limited to the above surcharges. Banks find other, no less solid reasons to fish out an extra penny from your pocket.

The most common is the interest for processing a loan case or the commission for providing a service - this is a one-time payment. Some banks charge a percentage for opening an account or for depositing funds into it. Additional payments may also include fines and daily interest for late payments. Some even impose penalties for early repayment of the loan.

A separate line of expenses is insurance payments. Initially, insurance was practiced for mortgages and today it is offered everywhere. Insurance, as well as service fees, may be charged annually or monthly. Do not forget that you can refuse to pay it, but this must be provided for at the stage of drawing up the contract.

How to avoid unpleasant surprises?

Most people find themselves on the verge of financial collapse due to their inattention and unwillingness to delve into the essence of banking programs. This is how favorable lending conditions ultimately turn out to be ruinous.

Be vigilant when contacting the bank. Credit experts are reluctant to talk about all sorts of hidden commissions and additional payments. But it's worth persevering. Do not forget that you have the right to demand clarification of what the amount of monthly payments consists of. In the end, your risks largely depend on this. The formula for calculating the real cost of a loan is established by the Bank of Russia’s directive No. 2008-U dated May 13, 2008 “On the procedure for calculating and communicating to the individual borrower the full cost of the loan.” It is possible that after final payments you will want to contact another bank, with a higher nominal interest rate, but with a lower real interest.

Unfortunately, the myth about a low interest rate on a loan is just a myth and where the interest rate is lower, the balance is established by increasing fees. And the best way to protect yourself is to carefully study all the nuances