期房按揭贷款银行债权的风险分析及其法律保障
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摘要
随着国家住房改革的深入和房地产市场的飞速发展,个人住房按揭贷款在房地产市场快速发展的带动下获得了迅猛发展。然而在住房按揭贷款业务的权重不断加大的同时,伴随的是按揭贷款风险、尤其是期房按揭贷款风险的渐显突出。相信专题探讨期房按揭贷款银行债权的风险及其法律保障,对于改革中的商业银行预防风险、保护债权是有着重大理论价值和实践意义的。
本文共分四个章节对之进行了系统地论述。第一章为期房按揭的法律定性,从按揭的词源入手,指出我国的按揭不同于英美法和香港法律中的按揭,在引进中作出了适应我国法律体系的全新改造,并深入剖析我国按揭的法律特征和法律关系,最后主张我国期房按揭的法律定性在担保关系层面应认定为抵押,而在融资关系层面应认定为是以不动产买卖为基础、以银行贷款为成立条件、以抵押和保证为保障手段的复合性法律关系,并主张应为合同法所融入。
第二章承前启后深入分析银行在期房按揭贷款中所享有的权益和面临的各种风险。首先剖析出银行所享有的债权、抵押权、担保债权,并从三种权益的关系上分析出银行债权系主权利、根本性权利;继而从风险现状入手,抽象出一般的风险模式并加以理论化的分类,指出对法律风险要加强法律措施的安排,对自然和市场风险则要靠保险等社会保障机制的完善。
第三章在第二章系统分析风险的基础上,对在法律关系层面法律保障措施的加强进行了深入论述。分别针对开发商欺诈、买卖合同纠纷、购房者违约行为进行了相应的法律措施安排,并对在法律适用中的一系列矛盾和冲突问题进行了专题的论述。
第四章面对自然风险和商业风险,提出期房按揭贷款保险制度才是风险防
With the deepening of national housing reform and rapid development of real estate market, the mortgage loan with personal residence gains a great progress .With this progress, a lot of risks come into being. Among them, the risk of mortgage loan with personal residence being built becomes increasingly evident. This essay focuses on discoursing upon the risk analysis and legal protection of bank's creditor's rights on mortgage loan with personal residence being built .We believe it has theoretic value and great meaning to the practice of reforming banks' risk prevention and creditor's rights protection.This article uses four chapters to systematically dicuss this problem mentioned above. Chapter one mainly discusses the definition of mortgage loan with personal residence being built by law. It begins with the origin of the word, and then indicates its definition difference in China and the Common Law countries. During the course of borrowing this concept, we have made a great revision to it in order to make it suited to Chinese legal system. We also deeply analyze its legal characteristics and relationship. At last, we hold that it shall be considered as mortgage from the perspective of guaranty law. Yet, from the view of financing, it shall be considered as composite legal relationship which is characterized as based on the selling of real estate, on the conditon of bank's loan, and taking mortgage and surety as means to provide protection. We also think it should be included in the
contract law.Chapter two makes a deep analysis on the interests and rights enjoyed by banks and their risks on mortgage loan with personal residence being built. At first, by analyzing, we think that bank has common creditor's right, mortgage right and guaranteed creditor's right. Based on the analyzing of the relationship among the three rights and interests, we also think that bank's creditor's right is the principal right and basic right. After we analyze the present conditions of risks, we get the general risk modes and make them be classified. At last, we indicate that as for legal risks, we should reinforce our legal measures, as for nature and market risks, we should perfect social safegard system such as insurance system.Chapter three mainly discourses on how to reinforce legal protection measures based on the risk analysis of chapter two. This article provides corresponding legal protection measures to the real estate developer's cheat, the dispute in the purchase and sale contracts and the house buyer's breach of contract. What's more, we also make a monographic study on the contradictions and disputes in the law application.Chapter four points it out that as for nature and business risks, the insurance system is the key to prevent the risks in mortgage loan with personal residence being built. It also provides answers from the view of jurisprudence to all kinds of problems happening in the practice of insurance application. What's more, this article also holds that the insurance required by banks does not belong to coercive insurance, nor does it violate the principal of voluntariness. The bank should enter into the contract as the first insured. At last, we analyze bank's duty of notice in the insurance practice, and argue that we shall borrow the developed countries' experience on the insurance system, expand the insurance coverage so make it better to exert its function and power of risk transfer.
本文共分四个章节对之进行了系统地论述。第一章为期房按揭的法律定性,从按揭的词源入手,指出我国的按揭不同于英美法和香港法律中的按揭,在引进中作出了适应我国法律体系的全新改造,并深入剖析我国按揭的法律特征和法律关系,最后主张我国期房按揭的法律定性在担保关系层面应认定为抵押,而在融资关系层面应认定为是以不动产买卖为基础、以银行贷款为成立条件、以抵押和保证为保障手段的复合性法律关系,并主张应为合同法所融入。
第二章承前启后深入分析银行在期房按揭贷款中所享有的权益和面临的各种风险。首先剖析出银行所享有的债权、抵押权、担保债权,并从三种权益的关系上分析出银行债权系主权利、根本性权利;继而从风险现状入手,抽象出一般的风险模式并加以理论化的分类,指出对法律风险要加强法律措施的安排,对自然和市场风险则要靠保险等社会保障机制的完善。
第三章在第二章系统分析风险的基础上,对在法律关系层面法律保障措施的加强进行了深入论述。分别针对开发商欺诈、买卖合同纠纷、购房者违约行为进行了相应的法律措施安排,并对在法律适用中的一系列矛盾和冲突问题进行了专题的论述。
第四章面对自然风险和商业风险,提出期房按揭贷款保险制度才是风险防
With the deepening of national housing reform and rapid development of real estate market, the mortgage loan with personal residence gains a great progress .With this progress, a lot of risks come into being. Among them, the risk of mortgage loan with personal residence being built becomes increasingly evident. This essay focuses on discoursing upon the risk analysis and legal protection of bank's creditor's rights on mortgage loan with personal residence being built .We believe it has theoretic value and great meaning to the practice of reforming banks' risk prevention and creditor's rights protection.This article uses four chapters to systematically dicuss this problem mentioned above. Chapter one mainly discusses the definition of mortgage loan with personal residence being built by law. It begins with the origin of the word, and then indicates its definition difference in China and the Common Law countries. During the course of borrowing this concept, we have made a great revision to it in order to make it suited to Chinese legal system. We also deeply analyze its legal characteristics and relationship. At last, we hold that it shall be considered as mortgage from the perspective of guaranty law. Yet, from the view of financing, it shall be considered as composite legal relationship which is characterized as based on the selling of real estate, on the conditon of bank's loan, and taking mortgage and surety as means to provide protection. We also think it should be included in the
contract law.Chapter two makes a deep analysis on the interests and rights enjoyed by banks and their risks on mortgage loan with personal residence being built. At first, by analyzing, we think that bank has common creditor's right, mortgage right and guaranteed creditor's right. Based on the analyzing of the relationship among the three rights and interests, we also think that bank's creditor's right is the principal right and basic right. After we analyze the present conditions of risks, we get the general risk modes and make them be classified. At last, we indicate that as for legal risks, we should reinforce our legal measures, as for nature and market risks, we should perfect social safegard system such as insurance system.Chapter three mainly discourses on how to reinforce legal protection measures based on the risk analysis of chapter two. This article provides corresponding legal protection measures to the real estate developer's cheat, the dispute in the purchase and sale contracts and the house buyer's breach of contract. What's more, we also make a monographic study on the contradictions and disputes in the law application.Chapter four points it out that as for nature and business risks, the insurance system is the key to prevent the risks in mortgage loan with personal residence being built. It also provides answers from the view of jurisprudence to all kinds of problems happening in the practice of insurance application. What's more, this article also holds that the insurance required by banks does not belong to coercive insurance, nor does it violate the principal of voluntariness. The bank should enter into the contract as the first insured. At last, we analyze bank's duty of notice in the insurance practice, and argue that we shall borrow the developed countries' experience on the insurance system, expand the insurance coverage so make it better to exert its function and power of risk transfer.
引文
1、许月明,《英美法上的按揭(mortgage)》,民商法论丛第11卷,法律出版社1999年版
2、曲彦斌,《中国典当手册》,辽宁人民出版社1998年版
3、王闯,《让与担保法律制度研究》,法律出版社2000年版
4、李宗锷,《香港房地产法》,商务印书馆(香港)1998年版
5、梁慧星,《中国物权法草案建议稿》,社会科学文献出版社2000年版
6、强力、韩良,《贷款担保法前沿问题案例研究》,中国经济出版社2001年版
7、王利明,《物权法研究》,中国人民大学出版社2002年版
8、李凌燕,<商事法专题研究文库—消费信用法律研究》,法律出版社2000年版
10、江朝国,《保险法基础理论》,中国政法大学出版社2002年版
11、王文字,《新金融法》,中国政法大学出版社2003年版
12、田建华,《金融权益法律保障》,中国金融出版社2000年版
13、吴志攀,《金融法的四色定律》,法律出版社2003年版
1、黄志明/张琦,《论按揭的法律定位》,《法学家》2001年第9期
2、孟敏,《房地产按揭的法律特征》,《经济论坛》2002年第2期
3、施峰,《论楼花按揭中的担保链及其优越性》,《当代法学》2002年第5期
4、杨明,《预售商品放贷款担保法律性质之辨析》,《中国房地产金融》2003年第5期
5、刘玉清/唐作培,《论按揭的法律定性和法律定位》,《广西政法干部管理学院学报》2004年3月19卷2期
6、王雪琴,《按揭的法律问题初探》,《律师世界》2000年第12期
7、彭志贞/蒲夫生,《个人住房按揭物保人保并存时的法律适用分析》,《金融法苑》2003年第8期
8、凌常峰/张红,《个人住房贷款提前偿付风险问题研究》,《中国房地产金融》2002年第10期
9、郑斌,《个人住房贷款保险研究》,《中国房地产金融》2003年第1期
10、秦征,《推动中国住房保险业务的发展》,《北京金融》2000年第9期
11、徐菲/段合军,《从抵押住房保险纠纷透视中国保险业》,《上海保险》2004年第4期
12、戴敦峰,《房贷险:上海“破冰”》,《南方周末》2004年4月15日
13、温振军/邓晓玲,《关于抵押住房贷款保险合同中银行能否作为“第一受益人”的评析》,《中国工商管理研究》2004年第2期
14、陶丽琴/申进忠,《对住房按揭贷款两个保险问题的法律质疑》,《国家检察官学院学报》2002年4月第10卷第2期
15、黄小平,《个人住房按揭贷款的风险与防范》,《经济师》2001年第11期
16、李秋蓉,《浅谈个人住房按揭贷款的风险及防范策略》,《福建金融》2003年12期
17、李锐,《个人住房按揭贷款:商业银行信贷资产新的风险点》,《山东审计》2003年第2期
18、樊逛金,《借鉴美国经验,发展我国住房按揭贷款业务》,《金融科学—中国金融学院学报》97年4期
19、凌哲/冯蕾,《开发商在按揭合同中所承担的“回购责任”法律分析》,《经济与法》2001年7月
20、李敬语,《中国与美国个人住房贷款比较与借鉴》,《中央财经大学学报》97年12期
1、何娜,《让与担保研究》,中国民商法律网(www.civillaw.com.cn)
2、王涌泉,《住房按揭法律问题研究》,中国资产证券化网(www.chinasecuritization.com)
3、王瑛,《个人住房按揭贷款中银行债权的保护》,北大金融法研究中心(www.pkufli.net/htmi/institute-fayuan/3919.html.)
2、曲彦斌,《中国典当手册》,辽宁人民出版社1998年版
3、王闯,《让与担保法律制度研究》,法律出版社2000年版
4、李宗锷,《香港房地产法》,商务印书馆(香港)1998年版
5、梁慧星,《中国物权法草案建议稿》,社会科学文献出版社2000年版
6、强力、韩良,《贷款担保法前沿问题案例研究》,中国经济出版社2001年版
7、王利明,《物权法研究》,中国人民大学出版社2002年版
8、李凌燕,<商事法专题研究文库—消费信用法律研究》,法律出版社2000年版
10、江朝国,《保险法基础理论》,中国政法大学出版社2002年版
11、王文字,《新金融法》,中国政法大学出版社2003年版
12、田建华,《金融权益法律保障》,中国金融出版社2000年版
13、吴志攀,《金融法的四色定律》,法律出版社2003年版
1、黄志明/张琦,《论按揭的法律定位》,《法学家》2001年第9期
2、孟敏,《房地产按揭的法律特征》,《经济论坛》2002年第2期
3、施峰,《论楼花按揭中的担保链及其优越性》,《当代法学》2002年第5期
4、杨明,《预售商品放贷款担保法律性质之辨析》,《中国房地产金融》2003年第5期
5、刘玉清/唐作培,《论按揭的法律定性和法律定位》,《广西政法干部管理学院学报》2004年3月19卷2期
6、王雪琴,《按揭的法律问题初探》,《律师世界》2000年第12期
7、彭志贞/蒲夫生,《个人住房按揭物保人保并存时的法律适用分析》,《金融法苑》2003年第8期
8、凌常峰/张红,《个人住房贷款提前偿付风险问题研究》,《中国房地产金融》2002年第10期
9、郑斌,《个人住房贷款保险研究》,《中国房地产金融》2003年第1期
10、秦征,《推动中国住房保险业务的发展》,《北京金融》2000年第9期
11、徐菲/段合军,《从抵押住房保险纠纷透视中国保险业》,《上海保险》2004年第4期
12、戴敦峰,《房贷险:上海“破冰”》,《南方周末》2004年4月15日
13、温振军/邓晓玲,《关于抵押住房贷款保险合同中银行能否作为“第一受益人”的评析》,《中国工商管理研究》2004年第2期
14、陶丽琴/申进忠,《对住房按揭贷款两个保险问题的法律质疑》,《国家检察官学院学报》2002年4月第10卷第2期
15、黄小平,《个人住房按揭贷款的风险与防范》,《经济师》2001年第11期
16、李秋蓉,《浅谈个人住房按揭贷款的风险及防范策略》,《福建金融》2003年12期
17、李锐,《个人住房按揭贷款:商业银行信贷资产新的风险点》,《山东审计》2003年第2期
18、樊逛金,《借鉴美国经验,发展我国住房按揭贷款业务》,《金融科学—中国金融学院学报》97年4期
19、凌哲/冯蕾,《开发商在按揭合同中所承担的“回购责任”法律分析》,《经济与法》2001年7月
20、李敬语,《中国与美国个人住房贷款比较与借鉴》,《中央财经大学学报》97年12期
1、何娜,《让与担保研究》,中国民商法律网(www.civillaw.com.cn)
2、王涌泉,《住房按揭法律问题研究》,中国资产证券化网(www.chinasecuritization.com)
3、王瑛,《个人住房按揭贷款中银行债权的保护》,北大金融法研究中心(www.pkufli.net/htmi/institute-fayuan/3919.html.)
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