Risks of operating real estate mortgage loan

First, the risk of operating real estate mortgage loans

The first is to grasp market risks. Operating property mortgage loan has a long term, and there are many uncertain and unpredictable factors during the loan period. The economic development cycle and the real estate market cycle change, the borrower overestimates the value of the collateral or mortgages the projects with unsatisfactory rental-sales ratio to the bank, which may lead to insufficient mortgage, reduce the project rental rate and rent level, and thus affect the loan security. Therefore, it is necessary to truly and objectively evaluate the market value of collateral, strictly use loans, and prevent borrowers from reducing registered capital, reducing share capital, improperly distributing profits and other behaviors that harm owners' rights and interests.

The second is to grasp the risks of customers and projects. The loan object must be a high-quality customer with high credit rating, good development qualification, good financial status, excellent commercial real estate development performance or rich property management experience, strong investment attraction ability and market cultivation and operation ability. In principle, commercial property refers to a low-risk project located in downtown business district, central business district and other prosperous areas, which has been put into operation for a period of time, with high occupancy rate and good operating conditions.

The third is to grasp the interest rate risk. Pay attention to the influence of inflation rate and market interest rate changes on the real interest income of operating property mortgage loans. The fourth is to grasp the risk of post-loan management. Operating banks should keep abreast of the rental and sale of the project, accurately estimate the cash flow of the project operation, carefully supervise the project funds, formulate a scientific and reasonable repayment plan, ensure the repayment of the loan principal and interest on schedule, and effectively control and resolve the loan risk.

Second, what is an operating property loan?

Mortgage loan for operating property refers to the loan issued by the bank to the legal person of operating property, with the property owned by the bank as the mortgage, and the repayment source includes but is not limited to the operating income of operating property.

Operating property refers to commercial premises and office premises that have been completed and put into commercial operation, and have abundant operating cash flow, good comprehensive income and stable repayment sources, including commercial premises, star-rated hotels, comprehensive commercial facilities (such as shopping malls and shops) and other commercial premises. In principle, the longest period shall not exceed 8 years. (Maximum 15 years)

Three, the mortgaged property can operate property loans.

loan

1. Open a fund (card) in a bank with no bad credit record;

2. The credit rating of the Bank is above BB (inclusive), and the asset-liability ratio is not higher than 70% in principle;

BB level: refers to the adjustment of customers' market competitiveness, with weak solvency and high risk.

3. It is in good operating and financial condition and has the ability to repay the principal and interest;

4. Have all the property rights of the operating property, and hold legal and valid land use right certificates and property ownership certificates; The way to obtain the certificate of land use right is the transfer of state-owned land;

The policy agency agrees to use its operating property as loan collateral;

6. Intermediary businesses such as gold settlement, collection and payment are handled in banks, which accept the income and expenditure of property management.

Mortgage loan for operating property refers to a loan in which the bank takes the property legally owned by the operating property as the loan collateral, and the repayment source includes but is not limited to the operating income of the operating property.

Fourth, the risk of operating mortgage loans.

1. Default risk Even if the mortgagee is a bank, there is a default risk when the borrower applies for a real estate mortgage loan. The risk of default includes compulsory default and rational default. Compulsory breach of contract refers to the borrower's forced breach of contract due to his own reasons and insufficient ability to pay, which shows that the borrower is willing to repay, but unable to repay. Rational breach of contract refers to the borrower's active breach of contract. According to the equity theory, in a perfect capital market, the borrower can only make a decision whether to breach the contract by comparing the unique rights and interests in his house with the size of mortgage debt. 2. Liquidity risk There are some sexual risks in real estate mortgage loans, including liquidity risk. Liquidity risk refers to the risk that short-term funds and long-term loans are difficult to realize. Nowadays, the liquidity risk of real estate mortgage loan is reflected in the fact that housing loans in China mainly come from provident fund and savings deposits. Savings deposits absorbed by banks belong to short-term deposits, generally only three to five years, while housing mortgage loans belong to long-term loans. 3. Economic cycle risk is relatively rare, which refers to the risk generated in the process of repeated fluctuations in the overall level of the national economy. Compared with other industries, the real estate industry is more sensitive to the economic cycle. 4. Interest rate risk I believe everyone understands that interest rate risk refers to the risk brought by the change of loan interest rate level to the value of bank assets. Interest rate risk is determined by the capital structure of its short-term deposit and long-term loan business, and the fluctuation of interest rate will bring losses to banks whether it rises or falls. If the interest rate rises, the interest rate of housing mortgage loans will also increase, which may increase the repayment pressure of borrowers. The higher the loan amount, the longer the loan term and the greater the impact, thus increasing the risk of default. In accordance with the provisions of Article 402 of the General Principles of the Civil Law of People's Republic of China (PRC), if the property specified in Items 1 to 3 of the first paragraph of Article 395 of this Law or the building under construction specified in Item 5 of this Law is mortgaged, the mortgage registration shall be handled. The mortgage is established at the time of registration.