我国商品房按揭法律风险防范研究
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摘要
中国大陆按揭与香港法中的按揭存在根本区别,通过比较按揭与抵押、让与担保及权利质押的区别,可以认为,中国大陆的按揭是一种新型的担保物权形式。商品房按揭涉及多方当事人,所涉各方主体主要包括银行、开发商、购房人(亦即借款申请人)、保险公司。上述主体在按揭贷款中包括了商品房买卖、借款、抵押、保证等一系列民事法律行为及各方当事人的权利和义务。商品房按揭法律风险有不同的类型。依照商品房按揭法律风险产生的根源分,包括开发商导致的风险、购房者导致的风险、银行导致的风险,还有被抵押房产自身导致的风险和政策变化、利率调整带来的风险;按照风险的承担主体分,包括开发商承担的风险,购房者承担的风险和银行承担的风险。
为有效防范和化解商品房按揭中的法律风险,可以采取几个方面的措施。首先增强对按揭贷款合同效力的认定,有效认定有借款人真实签名的借款合同的效力,认定以伪造借款人签名的购房合同和借款合同的效力,强化对假按揭、违规按揭的法律惩罚机制。其次,银行加强对自身法律风险的防范,做好对开发商、开发项目的调查工作,健全、完善对按揭人的审查机制,做好按揭贷款后的监管工作,加强内部管理,采取防范措施,加强贷款发放的透明度。再次,尽快完善房地产评估制度和个人信用机制,以评估价格为基础确定按揭房产贷款数额,以成本法作为评估的方法,提高房地产估价报告的技术含量,明确优先受偿款的内容;建立个人资信档案登记、评估制度,建立个人信用风险预警、管理制度。最后,创新银行自身处置抵押物的处置按揭房产的方法,引进保险机制,分散和转移住房按揭银行的风险。
Fundamental differences exist in the mortgage law between the mainland of China and Hong Kong. By comparing the mortgage with other related similar actions, it can be said that the mortgage in China is just one new type of securities interests. Multiple parties involve in the commercial real estate mortgage. The main parties involved include banks, developers, buyers (that is, the borrowing applicant) and insurance company. The principal actions concerned in the mortgage loans include the sale of commercial real estate, loan, mortgage, guarantee and other acts of civil law. Different parties have differentiated rights and obligations in different legal relationship. Thus, the legal risks in commercial real estate mortgage have different types according to some standards. According to arising root sources, the risks conclude those lead by developer, buyer, bank and others. According to the borne subjects, the legal risks conclude those born by developer, buyer, bank and so on.
In order to effectively prevent and resolve those risks, several measures can be taken. First of all, identify the mortgage loan contracts to enhance its effectiveness, effectively identify the signature by the true borrower of the loan contract and the forged the signature in the purchase contracts. It is necessary to strengthen the legal punishment mechanism against the false mortgages, non-mortgages. Second, banks should enhance their own legal risk prevention, make good investigations of developers, of development projects, perfect the review mechanism against the mortgager, make a good supervision after the mortgage loan, strengthen internal management, take preventive measures to enhance the transparency of the loan. Thirdly, it is emergent to improve the real estate appraisal system and individual credit mechanism, the amount of real estate mortgage loans should be price-based on the evaluation. The evaluating method adopted should be cost method so as to improve the technical content of the evaluation report. A clear priority should be made for the repayment. The individual credit files registration &evaluation system should be established. And early warn and management systems about individual credit risk should also be establishment. Finally, the disposal methods for the bank's own mortgage collateral property should be innovated, such as introducing an insurance mechanism to decentralize and transfer the risk of mortgage banks.
为有效防范和化解商品房按揭中的法律风险,可以采取几个方面的措施。首先增强对按揭贷款合同效力的认定,有效认定有借款人真实签名的借款合同的效力,认定以伪造借款人签名的购房合同和借款合同的效力,强化对假按揭、违规按揭的法律惩罚机制。其次,银行加强对自身法律风险的防范,做好对开发商、开发项目的调查工作,健全、完善对按揭人的审查机制,做好按揭贷款后的监管工作,加强内部管理,采取防范措施,加强贷款发放的透明度。再次,尽快完善房地产评估制度和个人信用机制,以评估价格为基础确定按揭房产贷款数额,以成本法作为评估的方法,提高房地产估价报告的技术含量,明确优先受偿款的内容;建立个人资信档案登记、评估制度,建立个人信用风险预警、管理制度。最后,创新银行自身处置抵押物的处置按揭房产的方法,引进保险机制,分散和转移住房按揭银行的风险。
Fundamental differences exist in the mortgage law between the mainland of China and Hong Kong. By comparing the mortgage with other related similar actions, it can be said that the mortgage in China is just one new type of securities interests. Multiple parties involve in the commercial real estate mortgage. The main parties involved include banks, developers, buyers (that is, the borrowing applicant) and insurance company. The principal actions concerned in the mortgage loans include the sale of commercial real estate, loan, mortgage, guarantee and other acts of civil law. Different parties have differentiated rights and obligations in different legal relationship. Thus, the legal risks in commercial real estate mortgage have different types according to some standards. According to arising root sources, the risks conclude those lead by developer, buyer, bank and others. According to the borne subjects, the legal risks conclude those born by developer, buyer, bank and so on.
In order to effectively prevent and resolve those risks, several measures can be taken. First of all, identify the mortgage loan contracts to enhance its effectiveness, effectively identify the signature by the true borrower of the loan contract and the forged the signature in the purchase contracts. It is necessary to strengthen the legal punishment mechanism against the false mortgages, non-mortgages. Second, banks should enhance their own legal risk prevention, make good investigations of developers, of development projects, perfect the review mechanism against the mortgager, make a good supervision after the mortgage loan, strengthen internal management, take preventive measures to enhance the transparency of the loan. Thirdly, it is emergent to improve the real estate appraisal system and individual credit mechanism, the amount of real estate mortgage loans should be price-based on the evaluation. The evaluating method adopted should be cost method so as to improve the technical content of the evaluation report. A clear priority should be made for the repayment. The individual credit files registration &evaluation system should be established. And early warn and management systems about individual credit risk should also be establishment. Finally, the disposal methods for the bank's own mortgage collateral property should be innovated, such as introducing an insurance mechanism to decentralize and transfer the risk of mortgage banks.
引文
[1]易宪容.对美国次贷危机的深刻反思[N].中国经济时报,2008-09-18
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[3] Qiang Fu, Michael LaCour-Little, Kerry D.Vandell.Commercial Mortgage Prepayments under Heterogeneous Prepayment Penalty Structures[J]. Revision for Journal of Real Estate Research, 2002,42(10):38
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[9]陈祥健.担保物权研究[M].北京:中国检察院出版社,2004:310
[10]董燕,余慧华.试论楼花按揭的法律属性[J].政法论丛,2004,(4):27
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[12]王泽鉴.债法原理(第1册)[M].北京:中国政法大学出版社,2001:111
[13]陈本寒.担保物权法比较研究[M].北京:法律出版社,2003:185
[14]刘桂林.律师在楼宇按揭中如何维护消费者权益.北京晨报,2007-05-02
[15]卢琼.房地产楼花按揭研究.中国房地产法研究(第一卷) [M].北京:法律出版社,2002:184
[16]王泽鉴.民法学说与判例研究(一) [M].北京:中国政法大学出版社,1998:146
[17]蔡翅忠.中国房地产法研究[M].北京:法律出版社,2002:335
[18]胡婕.房地产贷款风险与未来发展[J].中国城市金融,2005(10):54
[19]Boot.A.W and A.Thakor.Can Relationship Banking Survive Competetion[J]. Journal of Finance, 2000, 55(2): 579
[20]林华.外资银行争抢房贷“蛋糕”[J].现代商业银行,2006(6):42
[21]陈样健,孟旭.借贷合同的基本原理与风险防范[M].北京:中国政法大学出版社,2001:91
[22]刘水杏,李芝芬.房地产保险走出“双冷”局面的理论探讨[J].中国房地产金融.2003,(2):35
[23]郑翔.防范房地产贷款风险的政策建议[J].新重庆城市开发与建设,2003,(8): 201
[24]李真,夏元凯,王恺.个人住房贷款业务中新出现的法律风险[J].房地金融,2004(12):48
[25]丁巧云.金融纠纷案件审理实务[M].北京:法院出版社,2006:30
[26]王建英,王海平.个人住房按揭贷款业务风险及防范[J].现代商业银行,2006,(6):21
[27]李金泽.银行法律与业务(第1卷) [M].北京:中信出版社,2005:23
[28]王新玉.如何防范消费信贷的风险[J].现代商业银行,2006,(2):56
[29]斯考特.博格.零售贷款业务发展迅猛[J].李昭蓉.金融管理与研究,2006,(6):75
[30]杨凯生.银行风险防范和危机化解.国际比较研究[M].北京:中国金融出版社,2000 :48
[31]莉莎.布鲁姆,杰里·马卡姆.银行金融服务业务的管制案例与资料(第2版) [M].李杏杏,沈哗,王宇力.北京:法律出版社,2006:293-294
[32]彭兴韵.中国房贷也有美国次级债风险特征.上海证券报[N],2007-08-10
[33]林永洪.从源头上防范金融风险.房地产抵押估价新规解析[N].厦门日报,2006-05-19
[34]李琼瑶.个人抵押商品住房保险若干问题研究[J].浙江金融,2006,(6) : 12
[35]彭万林.民法学[M].北京:中国政法大学出版社,1999:245
[36]曼纳尔.阿曼.信用风险评估——方法.模型.应用[M].杨玉明.北京:清华大学出版社,2004:11
[37]Pennington-Cross, Anthony and Chomsisengphet Souphala . Suprime Refinancing:Equity Extraction and Mortgage Termination[J].Real Estate Economics,2007, 35(2) : 233-263
[38]阿诺德.希各尼.信用风险度量与管理.任若思等[M].北京:中国财政经济出版社,2005:398
[39]Anthony Saunders. Financial Institutions Management-a modern Perspective. Boston [M].The Press of Havard University , 2001:577
[40]Anthony M. Santomero. Commercial Bank Risk Management: an Analysis of the Process[J]. Financial Institutions Center. Wharton School, 1996, 45(1): 124-126
[2]梁慧星.民商法论丛[M].北京:法律出版社,1998:280
[3] Qiang Fu, Michael LaCour-Little, Kerry D.Vandell.Commercial Mortgage Prepayments under Heterogeneous Prepayment Penalty Structures[J]. Revision for Journal of Real Estate Research, 2002,42(10):38
[4]李泽沛.香港法律大全[M].北京:法律出版社,1992:327
[5]李宗锷.香港房地产法[M].北京:商务印书馆,1997:16
[6]王闯.让与担保法律制度研究[M].北京:法律出版社2000,101-102,119-121,130,
[7]李希.试论按揭的法律属性[J].政治与法律,1999,(3):23
[8]陈力.楼宇按揭对我国抵押权制度理论发展的影响[M].北京:人民法院出版社,1997:15-16
[9]陈祥健.担保物权研究[M].北京:中国检察院出版社,2004:310
[10]董燕,余慧华.试论楼花按揭的法律属性[J].政法论丛,2004,(4):27
[11]王利明.物权法研究[M].北京:中国人民大学出版社,2002:602
[12]王泽鉴.债法原理(第1册)[M].北京:中国政法大学出版社,2001:111
[13]陈本寒.担保物权法比较研究[M].北京:法律出版社,2003:185
[14]刘桂林.律师在楼宇按揭中如何维护消费者权益.北京晨报,2007-05-02
[15]卢琼.房地产楼花按揭研究.中国房地产法研究(第一卷) [M].北京:法律出版社,2002:184
[16]王泽鉴.民法学说与判例研究(一) [M].北京:中国政法大学出版社,1998:146
[17]蔡翅忠.中国房地产法研究[M].北京:法律出版社,2002:335
[18]胡婕.房地产贷款风险与未来发展[J].中国城市金融,2005(10):54
[19]Boot.A.W and A.Thakor.Can Relationship Banking Survive Competetion[J]. Journal of Finance, 2000, 55(2): 579
[20]林华.外资银行争抢房贷“蛋糕”[J].现代商业银行,2006(6):42
[21]陈样健,孟旭.借贷合同的基本原理与风险防范[M].北京:中国政法大学出版社,2001:91
[22]刘水杏,李芝芬.房地产保险走出“双冷”局面的理论探讨[J].中国房地产金融.2003,(2):35
[23]郑翔.防范房地产贷款风险的政策建议[J].新重庆城市开发与建设,2003,(8): 201
[24]李真,夏元凯,王恺.个人住房贷款业务中新出现的法律风险[J].房地金融,2004(12):48
[25]丁巧云.金融纠纷案件审理实务[M].北京:法院出版社,2006:30
[26]王建英,王海平.个人住房按揭贷款业务风险及防范[J].现代商业银行,2006,(6):21
[27]李金泽.银行法律与业务(第1卷) [M].北京:中信出版社,2005:23
[28]王新玉.如何防范消费信贷的风险[J].现代商业银行,2006,(2):56
[29]斯考特.博格.零售贷款业务发展迅猛[J].李昭蓉.金融管理与研究,2006,(6):75
[30]杨凯生.银行风险防范和危机化解.国际比较研究[M].北京:中国金融出版社,2000 :48
[31]莉莎.布鲁姆,杰里·马卡姆.银行金融服务业务的管制案例与资料(第2版) [M].李杏杏,沈哗,王宇力.北京:法律出版社,2006:293-294
[32]彭兴韵.中国房贷也有美国次级债风险特征.上海证券报[N],2007-08-10
[33]林永洪.从源头上防范金融风险.房地产抵押估价新规解析[N].厦门日报,2006-05-19
[34]李琼瑶.个人抵押商品住房保险若干问题研究[J].浙江金融,2006,(6) : 12
[35]彭万林.民法学[M].北京:中国政法大学出版社,1999:245
[36]曼纳尔.阿曼.信用风险评估——方法.模型.应用[M].杨玉明.北京:清华大学出版社,2004:11
[37]Pennington-Cross, Anthony and Chomsisengphet Souphala . Suprime Refinancing:Equity Extraction and Mortgage Termination[J].Real Estate Economics,2007, 35(2) : 233-263
[38]阿诺德.希各尼.信用风险度量与管理.任若思等[M].北京:中国财政经济出版社,2005:398
[39]Anthony Saunders. Financial Institutions Management-a modern Perspective. Boston [M].The Press of Havard University , 2001:577
[40]Anthony M. Santomero. Commercial Bank Risk Management: an Analysis of the Process[J]. Financial Institutions Center. Wharton School, 1996, 45(1): 124-126