Personal housing loan risk mainly refers to the loss caused by the borrower's failure to repay the loan bank on time. At present, commercial banks' personal housing loans mainly face the following risks: the risk of loans ultimately comes from the fact that the borrower's country has not yet established a complete personal credit evaluation system, nor has it objectively and fairly evaluated the personal credit of residents. (2) Risks caused by the poor management of the developer. Some of the houses sold by the developer can't have disputes with the developer on time or require the cancellation of the purchase contract, and it is often difficult to solve it in a short time. Once this happens, the bank loan will be repaid by stopping work, thus transferring the contradiction between customers and developers to the bank. In addition, the developer's development procedures are incomplete, and without obtaining the pre-sale permit of commercial housing, the property is sold and the funds are withdrawn, which leads to the invalidity of the signed purchase contract, thus affecting the performance of the loan contract. (3) Liquidity risk The term of bank liabilities is short, generally only a few months, while the term of individual housing loans is mostly more than 10 years. At present, medium and long-term personal housing loans account for a considerable proportion of consumer loans. The greater the impact on the bank's capital flow, it may pose a threat to the bank's capital flow. Personal housing loan of commercial banks is a high-quality asset of domestic banks at present, which is growing rapidly, so it is risky. (4) Management risk refers to the risk caused by loopholes in bank management, such as the risk of decision-making, the risk of internal operation and the lack of access mechanism for bank customer resources.
Second, the rise of bad risks of personal housing mortgage loans presents three characteristics.
At present, China's commercial banks are facing the dilemma of liquidity and profit pressure, and commercial banks have adjusted their credit structure one after another, taking personal housing loan business as the development focus and new business growth point. However, due to the lag of risk management, the development of personal loan business of commercial banks is facing difficulties. At the same time, with the further release of the national macro-control policy of real estate, the real estate market gradually returns to rationality. However, with the drastic fluctuation of the market, the risk of individual housing loan business has increased. Therefore, it is the key for commercial banks to analyze and guard against the risks in personal housing loan business.
At present, China's commercial banks are facing the dilemma of capital liquidity and profit pressure. In order to get rid of the predicament, various commercial banks have adjusted their credit structure one after another, taking individual housing loan business as the development focus and new business growth point. However, due to the lag of risk management, the development of personal loan business of commercial banks is facing difficulties. On the one hand, as far as banks are concerned, although banks are fully aware that the credit policy should be inclined to individual housing loan business, they lack effective risk identification technology and risk control measures, which has affected the development of individual housing loan business of commercial banks. On the other hand, from the social point of view, residents can improve their living conditions and living standards through personal housing loan business. However, due to some property buyers' speculation on the real estate market, the immature policies and regulations used by illegal institutions and individuals and the irregular operation of banks, the normal development of personal housing loan business of commercial banks has been seriously affected. Therefore, it is particularly urgent to explore and reveal all kinds of risks existing in the personal housing loan business of commercial banks, and sum up a series of risk prevention measures in combination with theoretical analysis and practice.
Characteristics and risk characteristics of individual housing loan
According to the relevant contents of the Measures for the Administration of Personal Housing Loans published by the People's Bank of China in May, personal housing loans of commercial banks refer to loans issued by lenders to borrowers for purchasing ordinary housing for their own use. Generally speaking, medium and long-term loans are the mainstay, and the borrower repays the loan principal and interest monthly or annually within the agreed time limit. Personal housing loan has three characteristics: the loan object is special and specific, and the object is a natural person with full civil capacity, which can only be used to pay the house price of the house he purchased; The loan period is long, mainly five to thirty years; The repayment method is special, and the loan principal and interest are repaid monthly. It is precisely because of the above characteristics that individual housing loans have the characteristics of dispersion, concealment and lag, which has caused certain difficulties in the actual management of loans and hindered the further development of this business.
Risk factors of personal housing loan business
(A) the risk caused by the underdeveloped credit information system and the borrower's repayment ability
Commercial banks usually have few means to investigate the credit of loan applicants. For example, at present, Shanghai can only index its credit status by ID card through the credit network of Shanghai Credit Information Co., Ltd., which was established in, and currently has only 8.56 million personal credit records. Most of these records are the files of people who have borrowed from major commercial banks in Shanghai or applied for credit cards. The utility project now only includes the telecommunication fee. Customers who don't have loans, credit cards or telecom cards to recharge generally have no credit history. For these customers, bank lending is quite blind, which will lead to moral hazard of borrowers.
(B) Risks caused by poor management of developers
Some real estate development enterprises, due to management mistakes, can't hand over the auction houses sold to the owners on time, which leads to disputes between buyers and developers or requests for cancellation of the purchase contract, which is often difficult to solve in a short time. Once this happens, customers who use personal housing loan business will often suspend the repayment of bank loans, thus transferring the contradiction between customers and developers to banks. In addition, the developer's development procedures are incomplete, and without obtaining the pre-sale permit of commercial housing, the property is sold and the funds are withdrawn, which leads to the invalidity of the signed purchase contract, thus affecting the performance of the loan contract.
(3) Risks caused by untrue transactions
Some small and medium-sized developers are slow-moving, and when they encounter difficulties, they try their best to sign sales contracts with dozens or even dozens of virtual buyers, and apply for housing mortgage loans from commercial banks accordingly to achieve the purpose of withdrawing funds. Some second-hand housing agencies join hands to evaluate institutions and borrowers, raise the transaction price of houses, achieve the purpose of reducing down payment, and thus increase the loan risk of banks. Intermediaries assist borrowers to fabricate business transactions, obtain bank mortgage loans, divert funds for other purposes, avoid investment restrictions of bank capital policies, and increase the risk of bank loan funds.
(D) Risks caused by weak management of commercial banks themselves
1. Decision risk. At present, all banks attach great importance to individual housing loan business, and the market competition is gradually becoming white-hot and disorderly. Many financial institutions have not fully established the scientific development concept and correct business philosophy. Under the double pressure of external market and internal assessment, they unilaterally pursue indicators, seize the market, relax loan conditions and lower the threshold for customers to enter. Moreover, in the decision-making process, the qualifications of customers are not subdivided, which leads to the implementation of the decision-making people using the same standards for all borrowers. Faced with the choice of market and risk, bank decision makers often choose the market, which will inevitably increase the risk of operation.
2. Risks of internal operation. With the rapid increase of personal housing mortgage loan business, in order to speed up the processing, banks will ignore the rigor of loan operation, resulting in the omission of relevant legal texts and procedures, such as the wrong filling, omission and arbitrary modification of contract elements, which will affect the legal effect of the contract itself and arise when it is legally recognized. Failure to strictly examine the identity of the borrower leads to the signing or forgery of the loan contract and related legal texts by others, which leads to the invalidity of the contract. Paying the loan before the mortgage registration procedure is not perfect makes the loan guarantee impossible to implement.
(V) Risks brought by imperfect laws and regulations to the mortgage business.
Since June, 65438, the promulgation of the Supreme People's Court's "Provisions on Sealing up, Seizing and Freezing Property in Civil Execution" has brought great legal risks to the collection and execution of overdue loans. This regulation sets restrictions on the debtor's sale and auction of collateral, which makes the collateral sealed up, but it cannot be freely transferred, resulting in the actual suspension of bank mortgage. Even for properties that can meet the disposal conditions, banks generally feel that the process is long, time-consuming and labor-intensive. And according to the relevant laws and regulations, after deducting the transfer fee of land use right (allocation and collective land), the proceeds from the bank's disposal of mortgaged real estate should be distributed in the following order: (1) paying the expenses for the disposal of mortgaged real estate; Deduct the taxable amount of mortgaged real estate; Repay the principal and interest of the mortgage and pay the liquidated damages. In general, legal fees, auction fees and real estate transfer fees should be paid before the loan principal and interest are repaid. The remaining money can be used to repay the loan, and it may not be enough to recover all the principal and interest in the end.
(VI) Risks brought by changes in the external economic environment of commercial banks
1. Fluctuation risk of real estate industry. Due to the long repayment period of individual housing loans, the real estate industry is closely related to the overall economic trend and macroeconomic cycle changes. When the real estate bubble burst, the public's desire to buy houses was frustrated, and the value of real estate depreciated sharply, which greatly threatened the recovery of bank loan funds. The economic depression has caused some borrowers to lose their jobs and have no source of repayment, resulting in non-performing loans.
2. Risk of interest rate changes. At present, individual housing loans adopt floating interest rates. From to, the interest rate has been in a downward trend, which has not affected the repayment of borrowers. Since the end of 2004, the loan interest rate has been raised many times, which makes the borrower's monthly repayment amount increase, the monthly repayment burden increase, and the loan default rate will also increase to some extent.
3. Liquidity risk. Liquidity risk is manifested as follows: the source of funds for individual housing loans is mainly residents' savings deposits, which is a short-term source of funds. However, the term of individual housing loans is generally long, and there are no means and channels to integrate cash in time, which makes commercial banks always face the problem of liquidity risk.
Precautionary countermeasures against the risk of personal housing loan in commercial banks
(A) as soon as possible to establish a sound personal credit system
The government should take establishing and perfecting the credit system as a major project at present, and unite financial institutions, political and legal departments, industrial and commercial departments, judicial organs, personnel units, household registration, social medical institutions, tax departments, public utilities, property management companies and other related enterprises and institutions to improve and perfect the credit system, so that information users can comprehensively evaluate the repayment ability and risk tolerance of the inquired person's assets, credit and health status. Gradually establish a complete personal credit system in the whole society.
3. I am the seller. Is it risky for the buyer to ask for a bank loan? I don't understand. First time selling a house?
howdy
Generally speaking, owners, property buyers, banks and intermediaries are all present to sign loan agreements. Some owners or property buyers have no time to sign loan agreements alone for special reasons.
However, the loan card is prepared by the bank loan officer for the owner in advance. On the day of transfer, the intermediary company will go to the loan bank with the customer owner to confirm the transfer and get their respective bank cards. The owner gets a new card designated by the bank to lend money, and the lender needs to pay back every month when he gets a new card. At the same time, the bank staff will inform the owner of the date when the loan arrives. Loan applicants can also receive monthly repayment details to facilitate repayment.
As for going to the bank 20 days after the real estate license comes out, that is, the new house needs to be put in the bank for mortgage procedures, that is, the bank staff takes the new house to the construction Committee to stamp the mortgage on the house, so there is no need to go.
At present, the management of personal loans, especially mortgages, is stricter than before. In the past, the loan could basically be released within three working days after the transfer, and the owner could get the money. Now it is estimated that it will take a month or even longer, which requires the owner to be psychologically prepared.
I hope my answer can help you.
4. What are the characteristics of individual housing loan risks of commercial banks?
I can't.