论银行期房按揭贷款的风险防范机制
摘要
至2000年以来,中国银行业期房按揭屡创新高,而中国按揭立法尚处于起步阶段,社会信用制度不完善,金融防范手段还比较薄弱,导致银行业期房按揭风险加大,按揭风险有待加强防范。从香港及相关国家和地区的立法及实践来看,对银行期房按揭风险的防范措施各不相同,但都是趋向于体系化的法律防范.
目前我国期房按揭风险日益显形,理论界和实务界均期望通过对银行期房按揭风险探根溯源,以从根本上防范于未然,故如何选择适合中国国情的措施,进而形成一套完善的期房按揭防范体系,已成为关注的焦点。目前主流观点多从按揭属性,按揭风险的种类,按揭风险防范措施等众多方面阐述,尽管很多见解颇为独到,但其多从经济的视野着眼,缺乏宏观性,稳定性和国家强制性,收效难尽如人意。
当前银行业期房按揭风险不断加大,中国可以借鉴香港的按揭制度对按揭制度进行适当的法律属性改造,并针对《商业银行法》、《担保法》等相关银行抵押的条款进行改造,肪范银行按揭风险法律规制的失灵,维护良好的社会主义金融秩序。
就国内目前解决期房按揭风险问题的措施而言,一般采用抵押的方式,而国外除抵押方式以外,还有诸如回购、按揭贷款证券化、按揭保险等措施,并且这些措施能对银行按揭风险多方位的进行防范和缓解风险。中国有必要对国内外的按揭保险进行比较和研究.并结合中国按揭保险的现状和问题,健全和完善中国房地产按揭风险和防范制度。
The legislation of the mortgage in our country is still in the initial stage and social credit system is imperfect. The financial means of prevention is relatively weak, and we are lack of management experience and information support. The author got the theme of On Banking Risks of Mortgage Loans and Legal Regulations, gave a detailed explanation in the forming of China's banking mortgage loan risks and combines with the successful international experience in guarding against the risks of mortgage loans.
The author got into the etymology of mortgage and analyzed mortgage status of our country.
The author combined the present conditions of the mortgage system with the analysis in the rights and interests of the banks in the mortgage loans providing. In this part, the author pointed out that the banks expose to several kinds of risks in the process of mortgage loans providing, and laid down the foundations for constructing the mortgage risk prevention system.
The author pointed out that there are still some barriers in the law system for the resolution of the legal risks. Consequently, the author attempted to have further study on the construction of the mortgage law.
The author interpreted some repurchase practices in the mortgage and the essence of the repurchase, and got the idea that the developers enjoy the obligation of repurchase.
The author suggested that the building of the prevention system to the fake mortgage should be conducted from several aspects, such as completing the legal system, improving the concept of corporations and individualities.
The author stated the target of Atrioventricular MBS which is based on the analysis of the liquidity risks of the mortgage and the present conditions of the mortgage in our country. The author also assumed that the role of the government in macro-control should be strengthening, and the legislature makes some amendment to concord the law system with securitization system. Furthermore, the formulations about legitimate investment status of the institutional investors should be laid down.
The author made a study of a series risks may emerge from the banking mortgage, and carried on comparable study with the mortgage insurance at home and abroad. In this chapter, the author introduces some new measures in perfecting the system of real estate mortgage insurance.
In conclusion, though the being built mortgage is now widely used, as a matter of fact, the mortgage system has never been really built up. Due to the lack of property rights transfer of the mortgage factor, in addition, mandatory under the law to achieve the mortgage is very limited. Thus the mortgage system which is carried on in our country is unable to fully play its role in protecting banks (mortgage owners). For have been engaging in personal real estate loan processing and management of many years of experience in the bank, the author connected with authoritative departments to conduct in-depth investigation and understanding and raised operational advice in the construction of mortgage risk prevention mechanism. Besides, it is necessary that the being built mortgage system should be completed and fully protect the mortgage right of the banks. Then can the banks make use of the relevant institutions and measures, and make claims to be the most adequate relief Thereby, the banks can effectively reduce and resolve its risks.
目前我国期房按揭风险日益显形,理论界和实务界均期望通过对银行期房按揭风险探根溯源,以从根本上防范于未然,故如何选择适合中国国情的措施,进而形成一套完善的期房按揭防范体系,已成为关注的焦点。目前主流观点多从按揭属性,按揭风险的种类,按揭风险防范措施等众多方面阐述,尽管很多见解颇为独到,但其多从经济的视野着眼,缺乏宏观性,稳定性和国家强制性,收效难尽如人意。
当前银行业期房按揭风险不断加大,中国可以借鉴香港的按揭制度对按揭制度进行适当的法律属性改造,并针对《商业银行法》、《担保法》等相关银行抵押的条款进行改造,肪范银行按揭风险法律规制的失灵,维护良好的社会主义金融秩序。
就国内目前解决期房按揭风险问题的措施而言,一般采用抵押的方式,而国外除抵押方式以外,还有诸如回购、按揭贷款证券化、按揭保险等措施,并且这些措施能对银行按揭风险多方位的进行防范和缓解风险。中国有必要对国内外的按揭保险进行比较和研究.并结合中国按揭保险的现状和问题,健全和完善中国房地产按揭风险和防范制度。
The legislation of the mortgage in our country is still in the initial stage and social credit system is imperfect. The financial means of prevention is relatively weak, and we are lack of management experience and information support. The author got the theme of On Banking Risks of Mortgage Loans and Legal Regulations, gave a detailed explanation in the forming of China's banking mortgage loan risks and combines with the successful international experience in guarding against the risks of mortgage loans.
The author got into the etymology of mortgage and analyzed mortgage status of our country.
The author combined the present conditions of the mortgage system with the analysis in the rights and interests of the banks in the mortgage loans providing. In this part, the author pointed out that the banks expose to several kinds of risks in the process of mortgage loans providing, and laid down the foundations for constructing the mortgage risk prevention system.
The author pointed out that there are still some barriers in the law system for the resolution of the legal risks. Consequently, the author attempted to have further study on the construction of the mortgage law.
The author interpreted some repurchase practices in the mortgage and the essence of the repurchase, and got the idea that the developers enjoy the obligation of repurchase.
The author suggested that the building of the prevention system to the fake mortgage should be conducted from several aspects, such as completing the legal system, improving the concept of corporations and individualities.
The author stated the target of Atrioventricular MBS which is based on the analysis of the liquidity risks of the mortgage and the present conditions of the mortgage in our country. The author also assumed that the role of the government in macro-control should be strengthening, and the legislature makes some amendment to concord the law system with securitization system. Furthermore, the formulations about legitimate investment status of the institutional investors should be laid down.
The author made a study of a series risks may emerge from the banking mortgage, and carried on comparable study with the mortgage insurance at home and abroad. In this chapter, the author introduces some new measures in perfecting the system of real estate mortgage insurance.
In conclusion, though the being built mortgage is now widely used, as a matter of fact, the mortgage system has never been really built up. Due to the lack of property rights transfer of the mortgage factor, in addition, mandatory under the law to achieve the mortgage is very limited. Thus the mortgage system which is carried on in our country is unable to fully play its role in protecting banks (mortgage owners). For have been engaging in personal real estate loan processing and management of many years of experience in the bank, the author connected with authoritative departments to conduct in-depth investigation and understanding and raised operational advice in the construction of mortgage risk prevention mechanism. Besides, it is necessary that the being built mortgage system should be completed and fully protect the mortgage right of the banks. Then can the banks make use of the relevant institutions and measures, and make claims to be the most adequate relief Thereby, the banks can effectively reduce and resolve its risks.
引文
[1]卢琼:《房地产期房按揭研究》,载蔡耀忠主编:《中国房地产法研究》(第1卷),法律出版社2002年第1版,第332-333页。
[1]程力:《楼宇按揭对我国抵押权制度理论发展的影响》.载马原主编:《房地产案件新问题与判解》,人民法院出版社1997年版,第15-16页。
[2]刘晋:《期房按揭的理论研究与法律调整》,载马原主编:《房地产案件新问题与判解》,人民法院出版社1997年版,第6页。
[3]吴传华:《期房预售中的按揭及其法律调整》,载马原主编《房地产案件新问题与判解》,人民法院出版社1997年版,第48-49页。
[4]王闯:《让与担保法律制度研究》,法律出版社2000年版,第448页.
[1][美]波斯纳:《法律的经济分析》(上),蒋兆康译、林毅夫校,北京:中国大百科全书出版社1997年版,第29页。
[1]刘振华:《香港与内地楼宇按揭贷款制度比较分析》,硕士论文,CNKI数字图书馆,2002年11月、第45页.
[1]张炜主编:《住房金融务与法律风险控制》,北京:法律出版社 2004年版,第160页。
[2]符启林主编:《期房预售法律制度研究》,北京:中国政法大学出版社 2002年版,第154页。
[3]黄廷智:“香港商业银行期房按揭贷款业务的考察报告”,《广西农村金融研究》2001年第4期,第49页。
[1]符启林主编:《期房预售法律制度研究》,北京:中国政法大学出版社 2002年版,第160页。
[1]许月明.英美法上的按揭(mortgage)[M].民商法论丛第11卷,北京:法律出版社,1999.
[2]陈耀东.商品房买卖法律问题专论[M].北京:法律出版社,2003.
[3]李宗愕.香港房地产法[M].香港:商务印书馆(香港),1998.
[4]梁慧星.中国物权法草案建议稿.北京:社会科学文献出版社,2000.
[5]强力,韩良.贷款担保法前沿问题案0例研究[M].北京:中国经济出版社,2001.
[6]王利明.物权法研究[M].北京:中国人民大学出版社,2002.
[7]李凌燕.商事法专题研究文库一消费信用法律研究[M].北京:法律出版社,2000.
[8]徐洁.抵押权论[M].北京:法律出版社,2003.
[9]梁慧星.物权法[M].北京:法律出版社,2003.
[10]田建华.金融权益法律保障[M].北京:中国金融出版社,2000.
[11]吴志攀.金融法的四色定律[M].北京:法律出版社,2003.
[12][英]戴维·M·沃克.牛津法律大辞典[M].北京社会与科技发展研究所组织翻译.北京:光明日报出版社,1989.
[13]宋雷.英汉法律术语大词典[M].北京:法律出版社,2004.
[1]黄志明,张琦.论按揭的法律定位[J].法学家,2001,(9).
[2]孟敏.房地产按揭的法律特征[J].经济论坛,2002,(2).
[3]施峰.论楼花按揭中的担保链及其优越性[J].当代法学,2002,(5).
[4]杨明.预售商品放贷款担保法律性质之辨析[J].中国房地产金融,2003,(5).
[5]刘玉清,唐作培.论按揭的法律定性和法律定位[J].广西政法干部管理学院学报,2004,19(2).
[6]周刚.试析商业银行实现抵押权的法律问题[J].法商研究,1999,(2).
[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[J].金融法苑,2003,(8).
[8]凌常峰,张红.个人住房贷款提前偿付风险问题研究[J].中国房地产金融,2002,(10).
[9]郑斌.个人住房贷款保险研究[J].中国房地产金融,2003,(1).
[10]秦征.推动中国住房保险业务的发展[J].北京金融,2000,(9).
[11]徐菲,段合军.从抵押住房保险纠纷透视中国保险业[J].上海保险,2004,(4).
[12]戴敦峰.房贷险:上海“破冰”[J].南方周末,2004.
[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[J].中国工商管理研究,2004,(2).
[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[J].国家检察官学院学报,2002,10(2).
[15]黄小平.个人住房按揭贷款的风险与防范[J].经济师,2001,(11).
[16]李秋蓉.浅谈个人住房按揭贷款的风险及防范策略[J].福建金融,2003,(12).
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[1]中华人民共和国民法通则
[2]中华人民共和国合同法
[3]中华人民共和国担保法
[4]中华人民共和国刑法
[5]最高人民法院关于建设工程价款优先受偿问题的批复
[6]最高人民法院关于人民法院民事执行中查封、扣押、冻结财产的规定
[7]最高人民法院关于适用<中华人民共和国担保法>若干问题的解释
[8]最高人民法院关于审理商品房买卖合同纠纷案件适用法律若干问题的解释
[9]三亚市住房制度改革办公室、中国建设银行三亚市分行、中国工商银行三亚市分行关于向三亚市商品住宅提供按揭贷款的暂行办法
[10]关于开展商品房预售(楼花)和按揭贷款公证及登记备案业务的通知,珠海市房地产管理局和司法局
[11]关于在深圳市统一实施房屋按揭保险业务的通知及深圳市房屋按揭保险统一条款,中国人民银行深圳经济特区分行
[1]德国民法典
[2]法国民法典
[1]程力:《楼宇按揭对我国抵押权制度理论发展的影响》.载马原主编:《房地产案件新问题与判解》,人民法院出版社1997年版,第15-16页。
[2]刘晋:《期房按揭的理论研究与法律调整》,载马原主编:《房地产案件新问题与判解》,人民法院出版社1997年版,第6页。
[3]吴传华:《期房预售中的按揭及其法律调整》,载马原主编《房地产案件新问题与判解》,人民法院出版社1997年版,第48-49页。
[4]王闯:《让与担保法律制度研究》,法律出版社2000年版,第448页.
[1][美]波斯纳:《法律的经济分析》(上),蒋兆康译、林毅夫校,北京:中国大百科全书出版社1997年版,第29页。
[1]刘振华:《香港与内地楼宇按揭贷款制度比较分析》,硕士论文,CNKI数字图书馆,2002年11月、第45页.
[1]张炜主编:《住房金融务与法律风险控制》,北京:法律出版社 2004年版,第160页。
[2]符启林主编:《期房预售法律制度研究》,北京:中国政法大学出版社 2002年版,第154页。
[3]黄廷智:“香港商业银行期房按揭贷款业务的考察报告”,《广西农村金融研究》2001年第4期,第49页。
[1]符启林主编:《期房预售法律制度研究》,北京:中国政法大学出版社 2002年版,第160页。
[1]许月明.英美法上的按揭(mortgage)[M].民商法论丛第11卷,北京:法律出版社,1999.
[2]陈耀东.商品房买卖法律问题专论[M].北京:法律出版社,2003.
[3]李宗愕.香港房地产法[M].香港:商务印书馆(香港),1998.
[4]梁慧星.中国物权法草案建议稿.北京:社会科学文献出版社,2000.
[5]强力,韩良.贷款担保法前沿问题案0例研究[M].北京:中国经济出版社,2001.
[6]王利明.物权法研究[M].北京:中国人民大学出版社,2002.
[7]李凌燕.商事法专题研究文库一消费信用法律研究[M].北京:法律出版社,2000.
[8]徐洁.抵押权论[M].北京:法律出版社,2003.
[9]梁慧星.物权法[M].北京:法律出版社,2003.
[10]田建华.金融权益法律保障[M].北京:中国金融出版社,2000.
[11]吴志攀.金融法的四色定律[M].北京:法律出版社,2003.
[12][英]戴维·M·沃克.牛津法律大辞典[M].北京社会与科技发展研究所组织翻译.北京:光明日报出版社,1989.
[13]宋雷.英汉法律术语大词典[M].北京:法律出版社,2004.
[1]黄志明,张琦.论按揭的法律定位[J].法学家,2001,(9).
[2]孟敏.房地产按揭的法律特征[J].经济论坛,2002,(2).
[3]施峰.论楼花按揭中的担保链及其优越性[J].当代法学,2002,(5).
[4]杨明.预售商品放贷款担保法律性质之辨析[J].中国房地产金融,2003,(5).
[5]刘玉清,唐作培.论按揭的法律定性和法律定位[J].广西政法干部管理学院学报,2004,19(2).
[6]周刚.试析商业银行实现抵押权的法律问题[J].法商研究,1999,(2).
[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[J].金融法苑,2003,(8).
[8]凌常峰,张红.个人住房贷款提前偿付风险问题研究[J].中国房地产金融,2002,(10).
[9]郑斌.个人住房贷款保险研究[J].中国房地产金融,2003,(1).
[10]秦征.推动中国住房保险业务的发展[J].北京金融,2000,(9).
[11]徐菲,段合军.从抵押住房保险纠纷透视中国保险业[J].上海保险,2004,(4).
[12]戴敦峰.房贷险:上海“破冰”[J].南方周末,2004.
[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[J].中国工商管理研究,2004,(2).
[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[J].国家检察官学院学报,2002,10(2).
[15]黄小平.个人住房按揭贷款的风险与防范[J].经济师,2001,(11).
[16]李秋蓉.浅谈个人住房按揭贷款的风险及防范策略[J].福建金融,2003,(12).
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[1]中华人民共和国民法通则
[2]中华人民共和国合同法
[3]中华人民共和国担保法
[4]中华人民共和国刑法
[5]最高人民法院关于建设工程价款优先受偿问题的批复
[6]最高人民法院关于人民法院民事执行中查封、扣押、冻结财产的规定
[7]最高人民法院关于适用<中华人民共和国担保法>若干问题的解释
[8]最高人民法院关于审理商品房买卖合同纠纷案件适用法律若干问题的解释
[9]三亚市住房制度改革办公室、中国建设银行三亚市分行、中国工商银行三亚市分行关于向三亚市商品住宅提供按揭贷款的暂行办法
[10]关于开展商品房预售(楼花)和按揭贷款公证及登记备案业务的通知,珠海市房地产管理局和司法局
[11]关于在深圳市统一实施房屋按揭保险业务的通知及深圳市房屋按揭保险统一条款,中国人民银行深圳经济特区分行
[1]德国民法典
[2]法国民法典