长沙农行房地产贷款业务风险及控制研究
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摘要
房地产业的发展关系国计民生。中国经济的又好又快发展推动了城市化和住房商品化的快速发展,有力地促进了房地产业和房地产信贷的发展,并对调整经济结构,促进经济平稳、快速增长发挥着越来越重要的作用。然而,房地产业是典型的资金密集型行业,需要大量资金支持。目前我国房地产融资渠道狭窄。近年虽然有部分国内外上市的房地产公司和个别海外房地产投资信托基金,但对于开发商和购房者,融资的主要方式还是银行贷款,通过土地储备贷款、房地产开发贷款、建筑企业流动资金贷款以及住房消费贷款等,商业银行实际上直接或间接地承受了房地产市场运行中各个环节的市场风险和信用风险。
长沙农行是中国农业银行垂直管理下的二级分行,在长沙地区开设15家支行,前期,房地产信贷业务的发展不容乐观。全行房地产法人不良贷款率和个人住房不良贷款率均远远超过警戒水平,不良率长期高居不下,而且潜在风险继续不断暴露。本文以长沙农行房地产信贷的实践为研究对象,以长沙市房地产业发展的现状与态势为背景,客观地分析了长沙市房地产行业及金融发展情况,剖析了长沙农行房地产贷款的结构、风险管理现状,并着重对长沙农行房地产贷款的风险进行全面研究,从宏观政策、企业经营、银行信贷三个层面提示已经或可能面临的风险,从贷款管理的各个环节分析了风险产生的原因。并以国内外房地产贷款业务风险控制理论为依据,对长沙农行房地产信贷风险控制从体制建设、操作风险控制、环境建设等方面提出了十二条措施和建议。
其风险控制的设想具有普遍性、针对性、前瞻性。在风险分析中,根据长沙农行的房地产贷款的特点,围绕土地开发、楼盘项目建设、销售、最终成为购房者的消费品的各个循环周期描述贷款的风险点,站在商业银行的视角,具体分析其产生的内因和外因。美国是房地产金融领先的国家,也是许多房地产金融产品的创立国。作者针对长沙农行房地产贷款的风险点,结合美国在贷款分析、风险评价、住房贷款证券化等方面的做法和先进经验,从建立健全营销管理体制、控制操作风险、建设外部环境等三个方面进行了深入研究,提出了细分市场、专业化经营、动态监督、精细化管理等房地产贷款业务新观念。
The development of the real estate industry is connected with the national economy and the people's livelihood. Chinese economy has been growing well and rapidly, which stimulates the development of the urbanization and the house commercialization as well as the real estate industry and credit. And it has exerted important influence on adjusting economy structure and speeding up the economy development. Moreover, the real estate industry is a typical fund-focused industry that needs a lot of capital support. Now the real estate financing channel in our country is narrow. These years, to the developers and buyers, the main financing way is banking loan in spite of some overseas investing trust fund and real estate agencies marketed at home and abroad. Commercial banks directly or indirectly endure all marketing risks and credit risks formed in the course of the development of the real estate industry through land reserving loan, real estate developing loan, floating capital loan of construction industry and housing consumption loan .
The Agricultural Bank of China Changsha Branch is a second grade branch under the vertical management of the H.O. with 15 sub-branches in Changsha zone. In the past, the development of the real estate credit business is not very good in Changsha Branch. The bad loan rate of real estate corporation and individual housing is far exceeding the warning level. The bad loan rate can not be brought down. The potential risks are constantly uncovered. The author studies the real estate loan practice of the Agricultural Bank of China Changsha Branch. He analyzes impersonally the present development of the real estate industry and finance in Changsha City on the background of real estate status quo in Changsha Ctiy. The author analyses the real estate loan structures and risks management status in Agricultural Bank of China Changsha Branch. He prompts the present and future risks in three sides such as macroscopical policy, enterprises management and banking loan. Moreover, he analyses the reasons why risks are formed in all the steps in the loan management. The article puts forward twelve measures and suggestions in areas of system building, operation risks control and environmental construction.
The proposal of the risk and control has the pertinency, catholicity and forward looking. According to the characteristics of the real estate loan in Changsha Branch, the author concretely analyzes the intrinsic factor and extrinsic factor of the risks in the area of landing developing, building projects and selling house in Changsha Branch. He presents all kinds of risks in the aspect of the commercial bank. As we know, USA is not only the leading country in real estate finance, but also the founder of many real estate finance products. For the risks in the real estate loan in Changsha Branch, the author puts forward new concepts like fractionizing markets, specialization work, dynamic supervision and fine management. He gives a deep study in three areas such as setting up marketing management system, controlling operation risks and building up external environment via referring to advanced experiences in loan analysis, risks evaluation and housing loans securitization from USA.
长沙农行是中国农业银行垂直管理下的二级分行,在长沙地区开设15家支行,前期,房地产信贷业务的发展不容乐观。全行房地产法人不良贷款率和个人住房不良贷款率均远远超过警戒水平,不良率长期高居不下,而且潜在风险继续不断暴露。本文以长沙农行房地产信贷的实践为研究对象,以长沙市房地产业发展的现状与态势为背景,客观地分析了长沙市房地产行业及金融发展情况,剖析了长沙农行房地产贷款的结构、风险管理现状,并着重对长沙农行房地产贷款的风险进行全面研究,从宏观政策、企业经营、银行信贷三个层面提示已经或可能面临的风险,从贷款管理的各个环节分析了风险产生的原因。并以国内外房地产贷款业务风险控制理论为依据,对长沙农行房地产信贷风险控制从体制建设、操作风险控制、环境建设等方面提出了十二条措施和建议。
其风险控制的设想具有普遍性、针对性、前瞻性。在风险分析中,根据长沙农行的房地产贷款的特点,围绕土地开发、楼盘项目建设、销售、最终成为购房者的消费品的各个循环周期描述贷款的风险点,站在商业银行的视角,具体分析其产生的内因和外因。美国是房地产金融领先的国家,也是许多房地产金融产品的创立国。作者针对长沙农行房地产贷款的风险点,结合美国在贷款分析、风险评价、住房贷款证券化等方面的做法和先进经验,从建立健全营销管理体制、控制操作风险、建设外部环境等三个方面进行了深入研究,提出了细分市场、专业化经营、动态监督、精细化管理等房地产贷款业务新观念。
The development of the real estate industry is connected with the national economy and the people's livelihood. Chinese economy has been growing well and rapidly, which stimulates the development of the urbanization and the house commercialization as well as the real estate industry and credit. And it has exerted important influence on adjusting economy structure and speeding up the economy development. Moreover, the real estate industry is a typical fund-focused industry that needs a lot of capital support. Now the real estate financing channel in our country is narrow. These years, to the developers and buyers, the main financing way is banking loan in spite of some overseas investing trust fund and real estate agencies marketed at home and abroad. Commercial banks directly or indirectly endure all marketing risks and credit risks formed in the course of the development of the real estate industry through land reserving loan, real estate developing loan, floating capital loan of construction industry and housing consumption loan .
The Agricultural Bank of China Changsha Branch is a second grade branch under the vertical management of the H.O. with 15 sub-branches in Changsha zone. In the past, the development of the real estate credit business is not very good in Changsha Branch. The bad loan rate of real estate corporation and individual housing is far exceeding the warning level. The bad loan rate can not be brought down. The potential risks are constantly uncovered. The author studies the real estate loan practice of the Agricultural Bank of China Changsha Branch. He analyzes impersonally the present development of the real estate industry and finance in Changsha City on the background of real estate status quo in Changsha Ctiy. The author analyses the real estate loan structures and risks management status in Agricultural Bank of China Changsha Branch. He prompts the present and future risks in three sides such as macroscopical policy, enterprises management and banking loan. Moreover, he analyses the reasons why risks are formed in all the steps in the loan management. The article puts forward twelve measures and suggestions in areas of system building, operation risks control and environmental construction.
The proposal of the risk and control has the pertinency, catholicity and forward looking. According to the characteristics of the real estate loan in Changsha Branch, the author concretely analyzes the intrinsic factor and extrinsic factor of the risks in the area of landing developing, building projects and selling house in Changsha Branch. He presents all kinds of risks in the aspect of the commercial bank. As we know, USA is not only the leading country in real estate finance, but also the founder of many real estate finance products. For the risks in the real estate loan in Changsha Branch, the author puts forward new concepts like fractionizing markets, specialization work, dynamic supervision and fine management. He gives a deep study in three areas such as setting up marketing management system, controlling operation risks and building up external environment via referring to advanced experiences in loan analysis, risks evaluation and housing loans securitization from USA.
引文
[1]李木祥等.中国房地产泡沫研究.北京:中国金融出版社,2007,33
[2]佚名.长沙房地产与物业管理市场调研报告.www.gw76.com,2007-8-15
[3]牛凤瑞,李景国,尚教蔚.中国房地产发展报告NO.3.北京:社会科学文献出版社,2006,11
[4]张纪康.金融风险.辨认与管理.成都:四川人民出版社,2001,3-7
[5]王仁祥.金融风险管理.武汉:武汉大学出版社,2004,3-5
[6]约翰.伊特韦尔,艾斯.泰勒等.金融风险监管.成家军,郑薇译.北京:经济科学出版社,2001,85-86
[7]李恩辕,王妙英.国内外商业银行房地产贷款风险管理比较研究.学术交流,2003,(01):1-4
[8]胡彦斌.香港银行业防范房地产信贷风险的措施.新金融,2006,(08):1-2
[9]张淼.商业银行信贷风险管理.北京:中国金融出版社,2005,1
[10]张岚东,田昆.从资金平衡的视角来看房地产开发贷款的风险防范.WWW.gw76.com,2007-4-12
[11]魏金萍.我国房地产个人信贷风险防范研究.上海:复旦大学出版社,2006,2
[12]周志鹏.商业银行房地产信贷风险与控制探析.北京:中国金融出版社,2005,3
[13]寇慧丽,刘艳,陈丽红.房地产金融.北京:人民交通出版社,2007,34
[14]朱亚兵.房地产开发经营与管理.北京:立信会计出版社,2007,14
[15]左斌.房地产营销与风险防范.北京:中国建筑出版社,2006,34
[16]李启明,郑磊,邓小鹏等.现代房地产项目全寿命周期管理.南京:东南大学出版社,2006,137
[17]宋源.中国农业银行湖南省分行信贷管理制度新编.长沙:中国农业银行湖南省分行,2007,379-380
[18]季爱东.住房金融新业务与法规.北京:中国金融出版社,2004,40
[19]王仁祥,喻平.金融风险管理.武汉:武汉理工大学出版社,2004,214
[20]王倩.2004.年-2007年长沙房地产市场分析.长沙房地产,2007-10-12
[21]刘仪.长沙房地产市场发展趋势分析.长沙楼市,2007-7-5
[22]佚名.长沙房地产市场分析报告.www.csfdc.gov.cn,2007-7-8
[23]魏金萍.房地产金融实务.上海:上海财经大学出版社,2007,25-26
[24]杨明生等.中国农业银行信贷经营管理必读.北京:中国农业银行,2005,450-451
[25]刘国岭等.经济纠纷法律招待工作法律指引.北京:中国农业银行,2005,35
[26]刘洪玉,赵榕.住房抵押贷款中的被迫违约风险及其评价.中国房地产金融,2007,(6):1
[27]卡罗尔.亚历山大.商业银行操作风险.陈林龙译.北京:中国金融出版社,2005,137
[28]汉斯·乌里希·德瑞克.金融服务运营风险管理手册.查萍译.北京:中信出版社,2004,171
[29]特瑞斯·M·克劳瑞特.房地产金融原理和实践(第三版).北京:经济科学出版社2006,112-116
[30]Mike,B.Tony,D.Falling Out of Home Ownership:Mortgage Arrears and Defaults in Australia.University of Queensland Press for the Australian Housing and Urban Research Institute,Brisbane.1999
[31]Burrows,R.Mortgage indebtedness in England:an"epidemiology",Housing Studies,1998,13(1):5-22
[32]Terrence M.Clauretie,G.Stacy Sirmans,Real Estate Finance:Theory and Practice,New Jersey:Prentice Hall,1998,189-190
[33]郑之杰.中国房地产金融实践与创新.北京:中国金融出版社,2004,156
[34]李祥玉.金融发展与稳定.北京:中国金融出版社,2005,56
[35]唐国正,刘力.金融学案例.北京:北京大学出版社,2007,202-203
[36]陈柏东.房地产金融.北京:中国财经出版社,2006,38
[37]佚名.长沙市"十一五"住宅发展规划纲要.WWW.csfdc.gov.cn,2006-11-2
[38]林建伟.房地产法基本问题.北京:法律出版社,2006,119
[39]拉尔夫·布洛克.房地产投资信托.张兴,张春子译.北京:中信出版社,2007,l90
[40]李忠武.关于对房地产信贷潜在风险的探讨.科技情报开发与经济,2005,(9):116-117
[41]王喻,卢阳春,康荔.经济周期影响房地产抵押贷款风险的机制分析.河南金融干部管理学院学报,2004,(2):70-71
[42]胡鹏,钟叔平,苗维亚.房地产按揭贷款违约风险分析.2003,(12):125-126
[43]牛锡明.我国商业银行贷款风险度管理的理论研究.经济研究.1998.(3):58-66
[2]佚名.长沙房地产与物业管理市场调研报告.www.gw76.com,2007-8-15
[3]牛凤瑞,李景国,尚教蔚.中国房地产发展报告NO.3.北京:社会科学文献出版社,2006,11
[4]张纪康.金融风险.辨认与管理.成都:四川人民出版社,2001,3-7
[5]王仁祥.金融风险管理.武汉:武汉大学出版社,2004,3-5
[6]约翰.伊特韦尔,艾斯.泰勒等.金融风险监管.成家军,郑薇译.北京:经济科学出版社,2001,85-86
[7]李恩辕,王妙英.国内外商业银行房地产贷款风险管理比较研究.学术交流,2003,(01):1-4
[8]胡彦斌.香港银行业防范房地产信贷风险的措施.新金融,2006,(08):1-2
[9]张淼.商业银行信贷风险管理.北京:中国金融出版社,2005,1
[10]张岚东,田昆.从资金平衡的视角来看房地产开发贷款的风险防范.WWW.gw76.com,2007-4-12
[11]魏金萍.我国房地产个人信贷风险防范研究.上海:复旦大学出版社,2006,2
[12]周志鹏.商业银行房地产信贷风险与控制探析.北京:中国金融出版社,2005,3
[13]寇慧丽,刘艳,陈丽红.房地产金融.北京:人民交通出版社,2007,34
[14]朱亚兵.房地产开发经营与管理.北京:立信会计出版社,2007,14
[15]左斌.房地产营销与风险防范.北京:中国建筑出版社,2006,34
[16]李启明,郑磊,邓小鹏等.现代房地产项目全寿命周期管理.南京:东南大学出版社,2006,137
[17]宋源.中国农业银行湖南省分行信贷管理制度新编.长沙:中国农业银行湖南省分行,2007,379-380
[18]季爱东.住房金融新业务与法规.北京:中国金融出版社,2004,40
[19]王仁祥,喻平.金融风险管理.武汉:武汉理工大学出版社,2004,214
[20]王倩.2004.年-2007年长沙房地产市场分析.长沙房地产,2007-10-12
[21]刘仪.长沙房地产市场发展趋势分析.长沙楼市,2007-7-5
[22]佚名.长沙房地产市场分析报告.www.csfdc.gov.cn,2007-7-8
[23]魏金萍.房地产金融实务.上海:上海财经大学出版社,2007,25-26
[24]杨明生等.中国农业银行信贷经营管理必读.北京:中国农业银行,2005,450-451
[25]刘国岭等.经济纠纷法律招待工作法律指引.北京:中国农业银行,2005,35
[26]刘洪玉,赵榕.住房抵押贷款中的被迫违约风险及其评价.中国房地产金融,2007,(6):1
[27]卡罗尔.亚历山大.商业银行操作风险.陈林龙译.北京:中国金融出版社,2005,137
[28]汉斯·乌里希·德瑞克.金融服务运营风险管理手册.查萍译.北京:中信出版社,2004,171
[29]特瑞斯·M·克劳瑞特.房地产金融原理和实践(第三版).北京:经济科学出版社2006,112-116
[30]Mike,B.Tony,D.Falling Out of Home Ownership:Mortgage Arrears and Defaults in Australia.University of Queensland Press for the Australian Housing and Urban Research Institute,Brisbane.1999
[31]Burrows,R.Mortgage indebtedness in England:an"epidemiology",Housing Studies,1998,13(1):5-22
[32]Terrence M.Clauretie,G.Stacy Sirmans,Real Estate Finance:Theory and Practice,New Jersey:Prentice Hall,1998,189-190
[33]郑之杰.中国房地产金融实践与创新.北京:中国金融出版社,2004,156
[34]李祥玉.金融发展与稳定.北京:中国金融出版社,2005,56
[35]唐国正,刘力.金融学案例.北京:北京大学出版社,2007,202-203
[36]陈柏东.房地产金融.北京:中国财经出版社,2006,38
[37]佚名.长沙市"十一五"住宅发展规划纲要.WWW.csfdc.gov.cn,2006-11-2
[38]林建伟.房地产法基本问题.北京:法律出版社,2006,119
[39]拉尔夫·布洛克.房地产投资信托.张兴,张春子译.北京:中信出版社,2007,l90
[40]李忠武.关于对房地产信贷潜在风险的探讨.科技情报开发与经济,2005,(9):116-117
[41]王喻,卢阳春,康荔.经济周期影响房地产抵押贷款风险的机制分析.河南金融干部管理学院学报,2004,(2):70-71
[42]胡鹏,钟叔平,苗维亚.房地产按揭贷款违约风险分析.2003,(12):125-126
[43]牛锡明.我国商业银行贷款风险度管理的理论研究.经济研究.1998.(3):58-66
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