Real estate project development loans basic flow

 

A definition, development loans

Real estate development loan is the issuance of real estate development enterprise, required for housing construction, land development in the process of loan.

Two, the main borrowing

Approved by the real estate industry department, the administrative department for Industry and commerce registration and have obtained the business license of enterprise legal person "" real estate development enterprises.

Three, the loan conditions

1 must be approved by the competent departments of the state registration of real estate, the administrative department for Industry and commerce, the business license of enterprise legal person and through inspection, obtained the certificate of qualifications issued by the departments in charge of industry real estate development enterprises in the real estate development enterprises.

2 a loan card, open basic accounts or general account at a bank.

3 development projects of its qualification grade.

Develop procedures 4 project files complete, complete, true and effective, should be made use of the land, construction land planning permits, construction planning permits, work permits (SHI), according to the provisions of payment of land leasing.

5 the project's actual function and planning is fit for purpose, can effectively meet the needs of local residential market demand, have good market rental prospects.

The project budget, construction plans 6 projects comply with the relevant provisions of the state and local government, the project budget total investment can meet the project before completion due to inflation and unpredictable factors such as additional budget.

7 the use of the loans in accordance with the relevant regulations and policies of the state.

More than 8 of project capital should reach 35% of the total investment of the project budget, and shall be put into the project before the bank loans in place.

Four, the loan required materials

(a) the basic material

Corporate business license 1 (original and copy) approval and construction management qualification certificate;

2 corporate code certificate (original and copy);

3 tax registration certificate (original and copy);

4 business credit card;

5 Department of finance or accounting (AUDIT) firms approved before the three annual financial statements and audit reports, established companies less than three years since the establishment of the annual audit report submitted and recent statements;

6 of the articles of association of the company (original and copy);

7 the capital verification report (original and copy);

8 certificate of the legal representative, the specimen signature;

    9 members of the board of directors and the principal responsible person, the person in charge of Finance lists and specimen signature;

10 if the client is a limited liability company, Limited by Share Ltd, joint ventures or contracting enterprise, the board of directors or the consent of the employer's resolution or documents (original);

11 loans provided by the client for the business power of attorney of the legal representative (original);

12 other materials required.

(two) loan project materials

1 state-owned land transfer contract;

2 state-owned land use permit;

3 the bid winning notice;

Pay 4 of land leasing certificate;

Land use planning permit of construction 5;

The 6 construction project planning permit;

7 construction permit;

8 construction general contract;

The fund and the construction with a total investment estimated that 9 projects;

Project feasibility report 10;

11 other related materials.

(three) secured materials

    Provide materials according to different requirements guarantee, mortgage or pledge.

Five, the loan interest rate

Loan interest rates by the people's Bank of the relevant provisions of Chinese floating interest rates. The general rise 15% - 30%.

Six, the loan program

1 the borrower to apply for loans, should first fill out the "application form" loans, and loan conditions proposed by the lenders and provide the relevant materials as required.

2 the bank accepts the borrower for the post, according to the prescribed procedures specified bank, investigate the borrower investigators compliance with loan conditions, to assess the feasibility of project and budget, determination of loan risk degree. COMMENTS - and no loans, loan amount, term, interest rate and guarantee mode.

Survey report, 3 bank examiners to investigators provide assessment report and based on the data, documents for examination and verification, put forward examination opinions. Based on the investigation, review, approval by the banks loan.

Commercial housing development loan approval authority, in accordance with the bank issued the relevant long-term loans authorized regulations.

    4 the Lender Loans, should according to the "loan general" provisions and borrowers signed the "loan contract", and according to the provisions of relevant laws, legitimacy, effectiveness and reliability of critical review of guarantee, and go through the relevant formalities.

 

 

Real estate development loan types and application conditions

 

According to the development of the different elements, loans to real estate development has the following several types:

1, the development of housing loans, the bank issued to the real estate development enterprises for the development of the construction to the market sales of housing loans.

2, commercial housing development loans, the bank issued to the housing enterprises for the development of the construction market, mainly for the commercial behavior rather than use of the loans family living.

3, land development loans, the bank issued to the real estate development enterprises for land development loans.

4, the real estate development enterprises liquidity loans, referring to real estate development enterprises due to cash flow required to apply for the loans, not associated with a specific project, the final is still used to support real estate development, so this type of loans are loans to real estate development.

 

In addition to the general loan conditions, for real estate development loan borrowers should also meet the following conditions:

1, the business license of enterprise legal person.

2, has made the loan project of land use rights, and termination of land use right time is longer than the termination of the loan time.

3, has obtained the loan project investment planning permits, construction permits, construction permits, export Housing permits, and the completion of the project procedures, and all project documents complete, real, effective.

4, the loan project reporting purposes consistent with function, and can effectively meet the needs of local city planning and real estate market demand.

5, the loan project budget, construction plan in accordance with relevant regulations of the state and local government. The project budget total investment can meet the project before completion due to inflation and unpredictable factors such as additional budget.

6, have a certain proportion of its own funds (general should reach 30% of the total investment in the project budget), and can be put into construction in bank loans before.

7, open a bank account to maintain normal business.

8, developers are required to build the real estate insurance, and the first beneficiary bank loans.

              

 

Real estate development loan application materials

 

The 1 basic materials

Corporate business license (copy or photocopy);

Corporate code certificate (copy or photocopy);

The certificate of the legal representative, the specimen signature (original and photocopy);

Loan (card) (original and photocopy);

The Department of finance or accounting (AUDIT) firms approved before the three annual financial statements and audit reports. New enterprises set up free to submit; less than three years of business, submit an annual and recent statements since inception;

The tax department for tax registration certificate of inspection;

Tax liquidation statement;

Company contract (original and photocopy);

The articles of association of the company (original and photocopy);

The board of directors of the enterprise and the main responsible person, the person in charge of Finance lists and specimen signature etc..

If the client is a limited liability company, Limited by Share Ltd, joint ventures or contracting enterprise requirements, the board of directors or the consent of the employer's resolution or documents (original);

The loan by the client for the need to provide corporate power of attorney of the legal representative (original)

2 loan project materials

Feasibility study report on the development project and the approval document (original and photocopy);

Authorities approved project, implementation and development of files and programs (original and photocopy).

3 guarantees material

Provide materials according to different requirements guarantee, mortgage or pledge.

4 have the customer evaluation and within the validity period of the customer, such as no change, but do not need to provide basic materials for customers, only need to provide the loan project materials and guarantee material.

5 credit customers only need to provide the loan project materials, guarantee material and "loan card (card)".

6 require customers to provide materials in the "credit Chinese bank application Checklist" related column labeled "u".

 

                       

Real estate development loan program 

 

The operation flow of real estate development loans are as follows:

Submit the application -- accepts the investigation -- project evaluation -- Verification and approval

To complete the formalities -- data archiving -- management after loan -- loans withdrawn

　(a) Borrower qualifications

The borrower to apply for loans to real estate development, must meet the following conditions:

1, the borrower is approved by the administrative department for Industry and Commerce (or authority) approved the registration of enterprises (thing) industry corporate, other economic organizations.

2, the administrative department for Industry and Commerce approved for registration and inspection of the corporate business license or authority to establish documents.

3, a sound management system, financial condition.

4, good credit, repayment of the loan with interest.

5, the loan certificate, and open basic accounts or general account in bank loans.

6, a lender approved effective guarantees.

7, the loan project has been incorporated into national and local development plans, the project file, complete legal, real, effective.

8, the borrower has made "construction land planning permit", "construction planning permit", "use of state-owned land", "construction work permits".

Results 9, loan project applications and project planning, in accordance with the needs of the local market, with a feasibility study report specification.

Project budget report 10, reasonable real loan.

11, the lender plans to invest loan project of its own funds of not less than the prescribed proportion of the bank, and investment projects before the use of bank loans.

12, corporate credit rating and risk degree meets the requirements of the lender.

Other conditions provided by the lender, 13.

　　Two. The loan application documents

Developers should submit the relevant documents, and loans to banks.

1, the unit of data

1. Upon inspection and approval and registration of the copy of the corporate business license, legal representative or his authorized agent certificate and signature samples, the loan authorization (stock company), the loan certificate inspection certificate, credit card (card) and copy;

    2. Unit constitution, approval was established;

3. The accounting firm valided nearly three years of annual report and the financial statements;

4. The administrative department of industry and commerce registration capital verification report, the account opening licenses and tax registration certificate copy;

5. Corporate code certificate copy, annual report;

6. Real estate development business qualification certificate;

7. The loan application report;

8. The highest authority of the company or the authorized agencies agree to apply for a loan decision;

9. If the third provide credit guarantee loan, guarantee shall also be submitted before the 5 data and report the loan guarantee commitments; if the mortgage or pledge guarantee loans, are required to submit collateral or qualitative inventories, the valuation report, the ownership or use right certificate and disposal mortgage or pledge of the people agree proof of their commitment;

10. Company leaders and staff resume cultural structure list.

2, the project data

1. Approval, feasibility study report and project budget project;

2. Construction land planning permit;

3. Construction project planning permit;

4. Contract and planning red line graph, the state land use permits transfer of land;

5. The photocopy of the certificate for the price to pay;

6. The construction permit;

7. Real estate budget license;

8. The cooperation project approval is required to provide cooperative development contract or authority to cooperate in the development of.

　Three. The examination and approval of loans for real estate development

Loan review to the policy loan review department according to the loan "three" principle and the loan, to verify the loan survey data, evaluation of loan risk, retest loan risk degree, put forward suggestions for loan loan decision, decision reference.

The main content of loan review [A]

1, review the investigation department of the data, the information is complete.

2, according to the national industrial policies, principles of loans loans in compliance with the provisions of the review.

3, whether the loan project needs assessment, there is no report, whether the super authority assessment, assessment report has been approved, the project is feasible.

    4, review the loan application is lawful and reasonable, the loan amount can meet the needs of the project, whether interest rates in the upper and lower limits within the prescribed scope, the repayment ability of borrowers, whether there is a dependable source of repayment.

5, review the loan period. Real estate development project loans for a maximum period of 3 years, the longest term loan of not more than 1 years in the construction industry.

6, review the guarantee legality, compliance, reliability.

Pledge loan: including certificates of deposit, treasury bills and other securities pledge loans.

Mortgage: including real estate, commercial vehicle mortgage.

Loan guarantees: (1) the guarantor must be a person with subprime borrowers ability to repay debts, other organization or a citizen, "guarantee law" provisions of the state organs, schools, hospitals and other public institutions, non enterprise legal person authorized branches cannot be guaranteed; (2) check to ensure the authenticity, legality guarantee views, such as joint-stock companies to the resolution of the board of directors; (3) review the guarantor of the ability.

7, repeat loan risk, loan assets risk. The formula for computing:

Comprehensive risk loan project loan risk factor X = [corporate credit rating coefficient X (1-Y) + project risk rating coefficient X Y]

The total amount of investment of Y= project / (a total investment of enterprise net tangible assets + project)

Loan assets risk = (normal loan amount x project loan risk degree * 1.0+ overdue loan amount x project loan see ceremony * 1.3+ dead loan amount x project loan risk degree * 1.8+ bad loan amount x project loan risk degree x 2.5) / total loans

8, review the loan issuance, the total balance enterprise loan has no more than the enterprise loan ceiling, there is no more than a single enterprise credit loans to total bank loans the highest proportion of 10%.

9, according to the authorization management approach, to determine the final approval of the loan.

Loan review Gang think opinion assessment report, survey of Posts submitted are not detailed enough, can put forward to supplement the survey content, survey Gang added evaluation and investigation of return.

The main contents and conclusions of the loan review by the review of personnel to fill in "real estate development loan approval form" cross examination by the administrative review. The review Gang supervisor agreed to review, according to the authorization and credit approval authority submitted entitled to sign.

[B] of loan approval

And real estate development loan to loan approval rights and permissions management according to the project evaluation.

1, the loan signing of people signing the loan in the scope of authority, and decided to loan types, amount, term, interest rate, mode.

    2, those who report to a higher level for approval, shall be by the subordinate to superior for review submitted the bank credit review committee to investigate the loan project examination opinions, and the president signed report. Superior review review according to the examination and approval authority to submit credit review committee or the right to sign people signing. Examination of the content of superior bank review of basic and loan reporting line review of the same.

3, the loan is approved, the investigation department loan formalities. Review or approval of people do not agree to loan, to explain the reasons, the relevant information is returned to the loan investigation department, and notify the enterprise loan investigation department.

　(four) loans

The provisions of the approved loan approval after being examined, the loan officer notice to the borrower, guarantor officially signed loan contracts, guarantee contract or mortgage (pledge) contract, and completed in accordance with the provisions of relevant notary (witness), mortgage registration, insurance and other procedures. Before borrowers obtain loans, should be dealt with effectively building insurance for the project. In order to housing as collateral, have fully repaid the loans before interest, should gradually according to the insurance amount not less than the amount of the charge for the house accident insurance, and for a period of at least six months longer than the loan period. The insurance contract should be clear loans made the first beneficiaries of the insurance, the original insurance policy by the lending bank executive control.

If the mortgage (pledge) guarantee, the borrower will collateral (pledge) ownership and the relevant registration documents, insurance to the lender reception custody, and shall issue receipts to the borrower. The borrower must use by lenders custody of documents or information for the relevant sales procedures, must issue IOU to refund formalities completed, namely the lender.

If is the housing development project loans, conditional loans should be granted the project loans, signed the "mortgage loan business cooperation agreement with a mortgage loan borrowers on the loan project after sales".

The loan review Department of the loan contract, agreement, all loan procedures of the various elements, signature and so on all loans procedures after verifying correct, loan officers to fill out loan transfer voucher, the borrower finds, and approval is issued, the accounting department, according to the degree of stubble is and the relevant clauses, staging, batch the money directly to open the borrowers in the loan bank accounts.