•8.1Individual housing loans

•★ 8.1.1Types and innovation of the personal housing loan

•1The types of individual housing loans

-According to the loan interest points, can be divided into fixed rate and floating rate loans

-According to the loan period, can be divided into short-term, medium-term and long-term loans

- According to the amount of funds Points, can be divided into ordinary loans and large loans

- According to the use of the loans Points, can be divided into new house purchase loans, Second-hand housing loan , housing mortgage loans , housing and mortgage loans And commercial housing loans 

 

•Data

-For the first time home buyers to purchase second-hand housing clients, the bank can provide7The mortgage, but the interest rate to float10%

-China Merchants Bank Shoufu requirements4To maintain the benchmark interest rate, now can be

-Construction Bank said clearly Shoufu to4Into, and the interest rate broke surface30%

-ICBC requested3% Shoufu, if the loan records, whether or not repaid, interest rates will rise10%.

-2012-10-10

 

  ★ personal housing mortgage loans, the banks in handling individual housing loan borrowers in repayment period, due to the purchase of housing for sale, gift, inheritance, house property right and mortgage loan needs to transfer to others, and by the bank for the loan formalities for transfer of business

  The loan amount and duration of such banks require slightly different

 

•Loan amount

-Because of housing sold for refinancing, the maximum loan amount shall not exceed the value of the housing transaction price or evaluation (whichever is less)70%Commercial housing, not to exceed the maximum50%

-Because the housing grant, inheritance and other reasons to apply for refinancing, refinancing loans shall not exceed the amount of the original loan balance

•The term of the loan

-Individual housing loan refinancing period with the age and shall not exceed30Years, the personal commercial housing loan refinancing period shall not exceed10Years. At the same time the age generally not more than15Years

 

•★2The innovation of the personal housing loanP189

-Personal housing mortgage loans

-Issuing bank housing loans to individuals for existing customers to the original loan collateral as security for loans to purchase housing and Home Furnishing consumption

•Housing and mortgage loan example

•Mr. Zhang is in bank loans80Million yuan to buy a set of values110Million houses, also20After million mortgage, the property prices in the city200Million yuan, at this time, he for the mortgage loan business, to re evaluate the bank according to the market price, give him160Million yuan loan amount, than the original amount increase80Million yuan. Mr. Zhang took these money to buy a house for investment. Some simply into the stock market.

 

-Variable rate and fixed rate housing loans

-Graduated payment mortgage and grading

-Graduated payment mortgage refers to the first few years of payment is lower, and some even enough to pay the interest, after the monthly payments with annual sales growth and gradually increase

-Grading the mortgage of the period ranging from the repayment amount each installment loan amount formed a ladder shape step more and more 

-Reverse annuity mortgage

-The lender has owned housing ownership and bank mortgage, bank according to the assessment of the value of housing and the lender for the duration of the loan agreement with the borrower, lender and installment loan payment for its control

-Finally, the huge payment

-Shared appreciation mortgage

-Circulation of housing loans

-"Package"Mortgage loan transaction

 

•8.1.2The business of personal housing mortgage loan

-1The basic requirements of individual housing mortgage loan business

• Have a legitimate identity 

• A stable income, good credit, a loan servicing capacity 

• With the validity of the purchase, renovation of housing loan contract, agreement and other documents required 

•Has the full purchase price of housing30%The above self raised funds, and ensure the payment for the purchase of housing first payment

•Bank loans approved for a mortgage or pledge of assets, or (and) Corporation, have sufficient capacity to compensate for other economic organization or natural person as a guarantee

 

 

•2Individual housing loan structure

•Individual housing loan structure refers to the loan amount, term, interest rates and repayment methods set.

-Loan amount

-In order to control moral hazard of the borrower, banks usually require the borrower to pay a certain proportion of the purchase funds, it is setting the proportion of the first payment

-The term of the loan

-The longer the duration of loans, liquidity risk, credit risk and market risk is bigger

-Loan interest rates

-Fixed rate or floating rate

-★ repayment

-Individual housing loan repayment

Matching service law

Loan period equal to the monthly average loan principal amount (the borrowers monthly repayment of the same amount)

Matching principal law

The monthly repayment of principal and interest, calculated based on the remaining principal amount is more, early, then monthly decline.

 

In order to apply for individual housing loans bank50Million yuan, deadline30For example, the interest rate5.5%

Ø       The monthly repayment amount

Matching interest repayment law: for each2841.46Element

Matching principal repayment law: from the monthly3683.89Yuan decline to the end1395.26Element

Ø       Repayment pressure

Matching interest repayment law: equilibrium

Matching principal repayment law: the initial pressure, with the increased number of repayment,

Pressure decreases

Ø       The total repayment amount

Matching interest repayment law:1022925.6Yuan, interest522925.6Element

Matching principal repayment law:914246.6Element , interest414246.6Element

 

•3Housing mortgage loan business process

•Housing loan business processes as follows:

The borrower to apply for loans, loans, acceptance of the application for investigation and review of the loan approval and loan signing, loan procedures, loan

 

•★4Analysis of the risk of housing mortgage loan

-The borrower's credit risk: the risk of the borrower to default or rational default caused to the bank can not recover the loans

-The borrower prepayment risk: because of the early repayment of part or all of a loan to extend possibilities of loss loan bank

-The moral risk of the bank staff

-Interest rate risk: short-term market interest rates rise, the risk of bank assets and liabilities rate upside down, run behind one's expenses bring to the bank

-Policy risk

 

•★8.1.3Housing mortgage loan securitization and"The subprime mortgage crisis"

-Securitization of housing mortgage loan Refers to the lack of liquidity, but with the future cash flows of the housing mortgage loan together, through restructuring and credit enhancement , transforming it into the process can be sold and the flow of securities in the financial market to finance

 

-Housing mortgage loan securitization originated in20Century70In the America,20Century80Since the rapid development.

-2005Years4Month22DayPromulgation"Credit asset securitization pilot management approach"Mark our housing credit market officially launched two

-The general practice is to mortgage assets in the future expected cash to capital market issuance of residential mortgage bonds

 

 

•Subprime loans are those loans to credit quality is poor and low income borrowers

-It to those who are discriminated against or not in conformity with the mortgage market standards for borrowers to provide mortgage services in the minority, highly concentrated and economical not developed area is very popular. These people are often not entitled to require the borrower to have a good credit record lending

-Lenders are willing to lend to them, because the loan interest rate is often much higher than the lending rate, high return. But because borrowers with poor credit records, face the risk of subprime lending institutions is also more

 

•The subprime mortgage crisis(subprime lending crisis)Also known as the subprime mortgage crisis, also translated as the subprime crisis. It refers to a place in the USA, because bankrupt subprime mortgage institutions, investment funds have been forced to close, the stock market turbulence caused by the violent storm. It led to the world's major financial markets looming lack of liquidity crisis

-With the housing market cooling America especially short-term interest rates, mortgage repayment rates have also increased significantly, property buyers much heavier burden of repayment

-At the same time, the housing market continued to cool but also for the purchase of the sale of housing or housing mortgage refinancing difficult by. This situation led directly to a large number of subprime borrowers can not repay the loan, then triggered"The subprime mortgage crisis"

 

•2008Years9Month14DayAccording to American"The Wall Street Journal"Reports, USA bank14Day and USA's third largest investment bank Merrill Lynch agreed, USA bank will take about440Billion total turnover takeover of Merrill Lynch

 

•2008.09.15, Lehman Brother Holding Inc (AmericanLehman Brothers Holdings Inc) issued a formal announcement, declaration of bankruptcy, causing the biggest financial bankruptcy in US history

-1850Yeleman brothers was founded in Montgomerie, Alabama

-2001 Lehman brothers is the income standard & Poor's100Index

-2008Years9Month15Day, as affected by the subprime mortgage crisis, the company huge losses, filed for bankruptcy protection

 

In the sub-prime crisis, America's five largest investment bank in the Bell Sten, Lehman brothers and Merrill Lynch have a serious financial crisis, leading to concerns about American financial industry. The other two of Wall Street's oldest, most prestigious investment bank, Goldman Sachs and Morgan Stanley are now tentatively regression to customer service based business of Bank

 

8.2 Personal consumer loans

•★8.2.1Personal consumer loans meaning

•Personal consumer loans is a wide range of consumer loans, personal loans in the, in addition to housing loans, personal business loans and credit card debt, all kinds of loans are attributable to the comprehensive consumer loan. Mainly used for housing renovation, the purchase of durable consumer goods (cars, refrigerators, color TV and so on), education expenditure, and medical and other types of tourism consumption.

8.2.2Personal consumer loan borrowers requirements

1Have full capacity for civil conduct, at the age of65Years of age

2There are legitimate occupation and stable income, with repayment ability

3Good credit, no adverse credit record of the

4To provide legal, valid, reliable guarantee

5The use of the loans made clear

8.2.3Personal consumer loan structure

8.2.4Personal consumer loan process

8.2.5  Car loans

•★1Automobile loans

- Supply car loan is divided into" Between guest mode" And" Direct mode" Two categories. 

•"Between guest mode" Refers to the bank through the car dealer To carry out business activities to the customer and the formation of a lending relationship, most of the links of auto credit business is done by the dealer

•"Direct mode" Refers to the banks to directly face the customer to carry out auto credit business 

 

•2The basic requirement of auto loans

-Person with full capacity for civil conduct, a stable occupation and loan servicing capacity, good credit, to pay the first payment

-Enterprises have the qualifications of a legal person, have the ability to repay

-Are required to provide collateral, pledge or effective qualified guarantor

 

•3The amount and duration of the auto loan

-The auto loan amount depending on the guarantee way

• To pledge or by the bank, the insurance company as the guarantor For a car loan: Shoufu ≥20 %

•The chattel mortgage purchase a car or not For a car loan: Shoufu ≥30 %

•The third party guarantee (in addition to the bank, the insurance company) To apply for a loan: Shoufu ≥40 %

-Automobile general loan period at5Within a year

 

•4The auto loan risk management

-Auto loan credit risk 

-Risk management model of automobile loans in China 

• Insurance 

• Guarantee way 

-Strengthen our car loan risk management measures 

•" Car loan management approach" : auto loan period (including the extension) not more than5 Years, the second-hand car loan period of not more than3Years ; car, commercial car, second-hand car loan amount shall not exceed the price80 %,70 %,50 %. 

8.3  Personal business loans

•8.3.1Personal business loan and its development

•★1The meaning of personal business loans

-Bank loans for borrowers, legitimate business activities required capital turnover of RMB loans

-Personal business loan object is a natural person, but it does not belong to the category of personal consumption loans, its purpose is to profit for the purpose of business activities of the funds demand

 

•2The development of personal business loans

-2003Years Chinese Bank launched a personal business loans

-Joint-stock banks, city commercial banks more active in personal business loan business development, continuous innovation in their personal business loan amount, structure, flexibility, convenience, etc.

•China Merchants Bank launched a sustainable recycling loan--Business loan

•China Everbright Bank launched a convenient maximum mortgage loan--Loan to help the industry through train

 

•         8.3.2Personal business loan business

•         1The borrower and the loan purpose

-         Unlike personal consumer loans, personal business loan borrowers must be engaged in business activities of the subject, for example, individual industrial and commercial households, sole proprietorship or partnership enterprises shareholders or major investors, according to the law, they shall assume unlimited liability for the debts of the enterprise

•         2Personal business loan structure

-         The majority of personal business loans are secured loans

•         Collateral is usually the natural person, legal, effective, easily realizable in housing, commercial housing, office buildings, plant or other property, property age not more than20Years

-         Some banks to issue credit loans good credit quality customers

•         3Personal business loan after loan management

-         (1After the loan supervision key)

•         Guarantee the implementation, to prevent false mortgage Piandai events, false guarantee

-         (2The main contents of the loan after the inspection.)

•            The use of the loans, repayment ability

 

 

8.4  Credit card loans

•8.4.1The functions and characteristics of credit card

 

 

•8.4.2The emergence and development of credit card

- The famous international credit card organizations and companies: VISA International, MasterCard International, America Express, Diners Club, JCB...

-The development of China's credit card

•1985Years China bank Zhuhai Branch issued the first credit card.

•China's credit card according to whether the bank deposit into imprest credit card and quasi credit card.

 

•8.4.3The structure of credit card

-Line of credit Refers to the overdraft credit card cardholder can use .

• The bank according to the applicant's income, assets, occupation Credit data, comprehensive assessment of the applicant's credit. 

• Overdraft amount and interest must be paid within the prescribed time limit Otherwise, the bank will with the passage of time to charge higher interest rates. 

 

-There are three kinds of China's credit card repayment:

•Automatic transfer payments : to the repayment date automatically from the deposit account transfer 

•Semi automatic payments : telephone commissioned to transfer from the deposit account 

•Active loan repayment : Cardholder initiative from the deposit account transfer payments 

 

 

•8.4.4The credit card risk management

- The special risk of credit card 

-The credit card risk management 

• (1 Strengthen the business process risk management)

• (2 ) using chip cards to reduce pseudo risk

• (3 Strengthen the merchant risk management)

• (4 The construction and improvement of internal control system)

• (5 To strengthen external cooperation)

8.5Non bank financial institutions, personal loans

8.5.1Auto finance company loan

★1The automobile finance company concept

    The China Banking Regulatory Commission approved the establishment of the (Yin Jianhui), non bank financial institutions to provide financial services for car buyers and sellers within the China.

 

•2Development of automobile financial company

•Chinese first by the state financial institutions and domestic automobile manufacturers to set up a joint venture automobile financial company--Dongfeng Peugeot Citroen Automobile Finance Company Limited2006Years8Month23The day was set up in Beijing.

-By Chinese bank wholly owned subsidiary of Bank of China Group Insurance Company Limited, the Shenlong Automobile Co., Ltd., PSA Peugeot Citroen Group Financing Bank Holland subordinate finance company jointly funded the establishment of Dongfeng Peugeot Citroen Automobile Finance Company Limited, after two years of deliberation and preparation,2006Years5Month28The China Banking Regulatory Commission approval after the formal business.

 

•Dongfeng Peugeot Citroen Automobile Financial company's business is mainly divided into wholesale and retail business

-Wholesale business is based on the operating and financial conditions of the dealer, Dongfeng Peugeot Citroen Automobile Finance Company Limited to the dealer to certain amount of financing, to provide financing for the characteristics of the new bike, take the test drive financing and second-hand stock car financing, and the use of advanced computer system management

-Retail business is the dealer network, offer the installment payment and other forms of financing services to individual and corporate customers to buy Dongfeng Peugeot, Dongfeng Citroen and Peugeot, Citroen car, also to the end-user to buy second-hand car consumer credit services

 

•2009Years4Month21Day, jointly invested by Chery Ltd. and Huishang bank Chery Huishang Bank Auto Finance Company Limited (hereinafter referred to as"Chery Finance Corporation") held a press conference in Shanghai, announced the official opening.

•Chery Huishang Bank Auto Finance Company Limited registered capital5Billion yuan, of which Chery company4Billion yuan, accounting for80%Shares, Huishang bank capital1Billion yuan, accounting for20%Shares. The business of the company is divided into12Plate, the main business includes:

-Purchase a car consumption loans provide, provide automobile dealers procurement vehicle loans and operating equipment loans, including loans and accessories exhibition hall construction loans and repair equipment loans; provide auto financing lease business (except after sale and leaseback) etc.

 

•8.5.2Consumer Finance Companies loans

•★The concept of Consumer Finance Companies

-Consumer Finance Companies is a China Banking Regulatory Commission, established within the territory of the people's Republic of China, do not absorb public deposits, with small, scattered as the principle, provides the non bank financial institutions for the purpose of consumption loans for the residents China person

 

•Chinese first3Consumer Finance Companies2010Years1Month6The Chinese CBRC agree to reply, marks the Consumer Finance Companies that already exists in the western market economy400Years of financial institutions in the China finally"Break the ice".

•The first batch of approved Consumer Finance Companies sponsors were China bank, Beijing bank and the Bank of Chengdu, this3The company will be held in Shanghai, Beijing and Chengdu three to take the lead in the pilot.

 

•Consumer Finance Companies make consumer loans to buy a house and a car person cannot be used, mainly for durable consumer goods, home, travel, education, marriage etc.

•Loans shall not exceed the borrower's monthly income5Times

•Loans should limit does not exceed the automobile loans, almost3Million yuan

•Consumer loan repayment period of up to2Years

•Loan interest rates shall not exceed the bank loan interest rate4Times

 

•8.5.3The petty loan company loan

•★ petty loan company concept

•The petty loan company is a natural person, corporate and social organizations to set up investment, do not absorb public deposits, management of micro credit business of the limited liability company or Limited by Share Ltd

•For individuals and small business loans

•The amount of the loan is generally not more than50Million

 

 

•The application conditions:25Years of age to55Years of age; a stable occupation and income

•Application procedures: avoid cumbersome assessment, security procedures without any assets mortgage documents.

•Loan interest rates:

-1, ceiling lifted, but shall not exceed the corresponding interest rates on bank loans4Times

-2The lower limit, as announced by the people's bank benchmark interest rate loans0.9Times