In the past 2020, affected by the epidemic, a series of rescue measures for small and micro enterprises were introduced, so most banks began to relax mortgage loans, operating loans and other loan projects, but these preferential loans that should have been used to support the real economy gradually flowed to the real estate market.
In the above hot cities, the shadow of commercial loans frequently appears in the property market. Participants in this banquet include: banks, guarantee companies and lending institutions. They formed a strict gray industrial chain, and made use of the convenience of channels and the accessibility of information to become the biggest winners in this property market feast.
Unconsciously, the real estate speculators with commercial loans as the starting point have set off a new feast of making wealth. Under the abuse of financial products, the property market has become? Adventurer's paradise? And those who just need to buy a house who are trying to make a down payment are still struggling in the property market.
The ins and outs of commercial loans
Wang Yang, who lives in Fengtai, Beijing, didn't have much anxiety when he frequently reported "one million luxury houses flash every second" and "one million tea fees" in Shenzhen property market. But when she heard that the loan was as low as 3.85%, Wang Yang couldn't sit still and decided to invest in buying a house again.
The minimum annual interest rate is 3.85%, and the longest loan is 20 years. ? This is the interest rate offered by the manager of a lending institution in Beijing, which is nearly 300 basis points lower than the previous mortgage interest rate in Wang Yang. Based on the existing mortgage of 3 million yuan in Wang Yang, if it can be replaced successfully, she can pay back about 5,000 yuan less every month, and save more than 6,543,800 yuan in interest expenses in 20 years.
Figure/vision china
Seeing the price difference, Wang Yang was heartbroken. However, when she inquired further and learned about a series of subsequent unconventional operations, she suddenly became a little worried. The only way to get the above low interest rate is to operate the loan with mortgage. So-called? Mortgage loan? In fact, it is a kind of bank-to-public business in the mortgage loan operated by enterprises. Compared with credit loans, operating mortgage loans are mainly used for the daily operation of enterprises, and they need collateral to apply.
In March, 2020, a series of preferential financial policies were introduced at the national level to support small and medium-sized enterprises, including subsidizing the operating loans of small and medium-sized enterprises and individual industrial and commercial households. The starting point of the policy is good, but it also makes investors smell new leverage opportunities. Compared with mortgage loans, the interest rate of mortgage loans is lower, which has also become the arbitrage space of the property market.
Specifically, in the operation link, the buyer only needs to have a company with a business license, and can raise the bridge funds to buy a house in full. After the house is transferred to the buyer's name, he will take the house as collateral in the form of commercial loans and make commercial loans in the bank to repay the bridge funds.
For most property buyers, if they want to get low-interest commercial loans, they face two major problems: first, they must have a company under their name, and the bank's running water meets the loan quota requirements; Second, do you need an advance payment? Cross the bridge? Pay off the existing mortgage, cancel the mortgage, and take it? Clean? Apply for a loan from the bank.
These two necessary conditions could have prevented most buyers, including Wang Yang, from operating loans. But in the eyes of intermediaries in Beijing, Shenzhen, Shanghai and Hangzhou, it is not difficult to avoid these two thresholds.
In the past 2020, Zhang Yang, who was in charge of the loan business, was very busy. Zhang Yang's lending company is an established lending institution in Hang Cheng. They can provide one-stop services for buyers, including shell company registration, bridge financing, company evaluation and other processes. This strict industrial chain also allows them to break through trading restrictions one by one.
Zhang Yang told AI Finance and Economics that there are two kinds of people who are keen on operating loans at present, one is to save the existing monthly payment cost. Customers need to pay off the mortgage in full first, then take the mortgage as an operating loan and replace the existing mortgage with a low-interest operating loan to save the monthly supply. The other is directly used to buy a new house. First of all, you need to pay the full amount in advance to buy a house. After you get the house, you can make a commercial loan, and you should also reduce the advance payment.
But no matter what kind of people, they need to solve the first problem: the running water of the company under the name of the individual, and this business has become the key service content of various intermediaries.
This also makes Zhang Yang quite complacent. The loan interest rate we can reach now is generally 4. 15%, and the lowest can reach 3.85%. It is necessary to have a business license registered in Hangzhou under the customer's name, because it is newly registered, and the bank will not check the past business situation. ? More mysteriously, Zhang Yang said they could help customers? Manufacturing? Banks are flowing. Just use a few hundred thousand yuan for several rounds, and the total amount will be almost the same as your loan. The other is to look at the credit information. Generally speaking, as long as it is not too late, it is ok. ?
However, for most buyers who want to operate commercial loans, they still need to face how to raise the full amount of funds to obtain housing mortgage loans before obtaining the approval of commercial loans, and this business has also been taken away by intermediaries, and services have been specially created for this purpose.
Use fees can be charged for the advance payment of crossing the bridge, some are 1 1,000 yuan a day, and the discount point also needs one day in 980 yuan, depending on the actual use days. ? Zhang Yang said that the number of days to use the money is determined by two time nodes. First, the money will be returned to the mortgage bank when I call you. How long can the mortgage bank settle it for you? Second, after the mortgage bank is settled, it is necessary to go to the real estate registration center and mortgage the house to the new loan bank. At this time, we need to confirm with the housing management department about how long it will take. Generally speaking, it can be done in three days in Hangzhou and seven days in Shanghai and Shenzhen 10. ?
In this way, after some clever packaging by intermediary companies, the mortgage loan products originally used to support small and medium-sized enterprises were used by buyers and middlemen. For property buyers, commercial loans with a minimum annual interest rate of 3.6% replace mortgage loans with an annual interest rate of more than 5%, saving a lot of interest. Customers only need to pay 1%-3% service fee to the intermediary, and they can incite banks to operate loans of millions of yuan.
Neglected risk
Pass the parcel game, which manages loans, has made the property market investors flood in, and also made Zhang Yang unexpectedly busy in the past year. I was so busy that I slept until midnight every day last year. Of the 65,438+00 businesses, 7 are used to buy houses. At the lowest time, we can reach the interest rate of 3.6%. In this case, I have been busy for nearly a year. ?
Faced with low interest rates, no one wants to miss this good opportunity. However, people ignore the borrowing risk behind it. In fact, the bank's risk control system has set up its own alarm mechanism in commercial loans that explicitly prohibit buying a house. Once the consumer transfers the money in the card to the property market, it will immediately trigger this mechanism to recover the money.
Figure/vision china
The introduction of this alarm mechanism has installed a "firewall" for money? , but in? There are policies above and countermeasures below? In the intermediary's view, this fire prevention mechanism has also been cracked into a variety of solutions.
Zhang Yang said, of course, it is impossible for the money lent by banks to flow directly to the securities market and the housing market. There must be at least five or six turning points, and it is better to have a process of withdrawing cash. ? China People's Bank is monitored by computer system, and most transfer systems have records. This monitoring system has certain rules. In the past, it was monitored two or three times, and it was not monitored after two or three times. Now it's five or six times of monitoring, so your transfer will be relatively safe as long as it exceeds the range of computer monitoring times. ?
According to Ai Finance, many intermediaries have given different types in controlling the risk of loan repayment. Risk control management system? , such as cash withdrawal and batch transfer. However, in the actual operation process, it is more and more difficult to withdraw cash involving a large amount, and the batch transfer method, even if it can avoid the systematic tracking of a single bank, is difficult to avoid the verification of the CBRC.
A securities analyst analyzed, Now many people will withdraw cash to avoid the supervision of bank's capital return? He also stressed that? You know, the crown number is recorded. As long as the supervision is tightened, the money can still be checked, and who enters the account is clear. ?
In addition to the risk of bank lending, how to avoid the risk of tripartite entrusted payment in the process of capital lending also tests the wisdom of lenders. According to the requirements of the bank, the approved loan needs to go through the entrusted payment process, and the bank lends the money to a third-party account. How to avoid supervision and ensure that the money in the third-party account is safely returned to your own hands is another difficult problem.
The manager of a lending institution in Beijing said that because some banks' personal corporate accounts collect limited money every year, such as China Merchants Bank, a corporate account can only be used six or even three times a year at most, so a company can't always borrow, and banks that exceed the quota will also have monitoring systems. Therefore, the three-party company that borrows money cannot always be this one, and we can also help find a third-party account. ? But what the intermediary didn't tell most customers was that such companies might get involved in some other gray businesses, and there was a risk that they would be seized if they didn't transfer the loans after lending.
Intensify the pursuit and interception
Actually? Housing to commercial loans? Not only now, but also in recent years, it has become a long-standing real estate speculation model in the market. Only under the special discount policy of the country during the epidemic period, the loan business quota of banks began to be unprecedented abundant. This is just to make some? You have a heart? Take advantage of loopholes.
A bank researcher revealed to AI Finance. In 2020, the central bank will decentralize a large amount of funds to support the development of enterprises, banks will increase the support funds for small and micro enterprises, and the loan indicators will be relaxed accordingly. However, due to large regional differences, financial institutions themselves are also quite different, and individual institutions have illegal lending behavior. ?
Under the carnival, investors are blatant? Bonus hunter? Finally, it became the behind-the-scenes pusher of the hot property market.
Figure/vision china
What's more, the mentality is distorted, the banker said. In a loose monetary environment, both investors and operators are now looking for high-quality safe-haven assets. For many business owners, it is better to invest money in the property market than to invest in production. In terms of banks, the risk of bad debts will also drop a lot for operating loans with houses as collateral. ?
However, at the beginning of 20021,with the prelude of the quiet rise of the property market in first-tier cities, the prelude to cracking down on the illegal inflow of credit funds into the property market was once again opened.
After banning fake divorce, increasing the exemption period of value-added tax, restricting the purchase of houses, and suspending the purchase of tax loans, the Shanghai property market, which has offered four waves of regulation, once again released heavy regulation overnight. On the evening of October 29th, 65438/KLOC-0, Shanghai Banking Insurance Regulatory Bureau issued a document, requesting a comprehensive self-examination of consumer loans, business loans and personal housing loans issued since June 2020. Following the pace of Shanghai, Beijing Banking Regulatory Commission 65438+1October 30th also indicated that banks should conduct a comprehensive self-inspection on the compliance of newly issued personal consumption loans and personal business loans from the second half of 2020.
According to media reports, since 20021,Xiamen Bank, Quzhou Branch of ICBC, Jiangxi Dexing Rural Commercial Bank and many other banks have received tickets for illegal funds entering the property market. For example, Yuhang Suntech Rural Bank and Zhejiang Fuyang Hengtong Rural Bank were fined 350,000 yuan and 300,000 yuan respectively for misappropriating operating loans and consumer loans to purchase houses.
On February 1, it was reported that a number of real estate agencies in Beijing jointly signed the "Commitment Letter on Stabilizing the Capital Real Estate Market", including: No Participation? Commercial loans, down payment loans, consumer loans? And other illegal financial activities. On February 2nd, China Everbright Bank Beijing Branch also adjusted the entry threshold for personal business loans, and the highest interest rate has been raised to 4.8%.
The aforementioned bank researchers also said that banks are now strengthening the review of their own loans, including the review method, to prevent illegal funds from flowing into the housing market. Another banker also said,? In the era of big data, financial supervision is everywhere. It is not as difficult as expected to strictly investigate the illegal entry of commercial loans into the property market. Now it has become one of the key concerns of the regulatory authorities, and the prevention of financial bubbles should be put in the first place. ?
At the same time, according to Ai Finance, in Beijing, Shenzhen, Shanghai and other cities, compared with the past, the interest rate of operating loans has also begun to rise. Then, the intermediary agencies mainly engaged in loan business also made emergency adjustments, Zhang Yang said? The operating loan interest rate in Hangzhou rose from 3.85% to 4.00, that is, overnight, some banks began to tighten the audit threshold. ?
Although Zhang Yang found this business difficult at first, he was ready. Supervision will be late, but never absent, and the business itself will not last long. ?