Wenzhou farmers' housing mortgage loan is praised by the industry as "a reform subject that will stir up the whole rural homestead system"
However, the recent news that "Wenzhou rural housing mortgage loan was stopped due to land legal problems" surprised many people who care about the reform of farmers' housing mortgage.
Although the reform of farmers' housing mortgage loan has solved the mortgage guarantee problem of more than 800 million farmers in a certain sense, the direct conflict between the operation of farmers' housing mortgage loan and the Property Law, the Guarantee Law and the Land Law is inevitable, and the water test in the experimental area of rural financial reform in Wenzhou, China has come to an abrupt end.
However, the rural credit cooperatives in Heze City, Shandong Province creatively adopted the multi-household joint guarantee method, actively launched the "new rural" farmers' housing mortgage loan, which can obtain housing funds without mortgage, and tried it out in Xijiatun Village, Yuncheng County, a demonstration village of new rural construction in Shandong Province.
Recently, the rural credit cooperatives in this county have successively put in 42 1000 yuan of housing mortgage loans for farmers in "new countryside", benefiting 130 farmers. Now, farmers' housing can finally be mortgaged like urban commercial housing, which is of symbolic significance to the circulation of collective construction land and the construction of new countryside with urban-rural integration.
New rural "model house" designed by mortgage loan
In order to obtain the first-hand information of the pilot reform of farmers' housing mortgage loan, our reporter drove to Xijiatun, Huang An Town, Yuncheng County, Shandong Province for an interview. The village is a professional village for wood deep processing, with 6 natural villages, 525 households, 2 109 people and 2,600 mu of cultivated land. In 2007, the per capita net income of farmers in the village was 6900 yuan.
At the same time, relying on the unique local forest resources, the villagers started wood processing. At present, there are more than 0/00 large and small plate processing plants in the village, including 3 enterprises with an output value of more than 5 million yuan/kloc-0, which is a demonstration village for new rural construction in cities, counties and towns of Shandong Province.
Because most farmers moved their families to live in enterprises, the old houses they used to live in were damp, dark and even collapsed because of neglect of management. People from six natural villages all went to the villages and became "empty shell villages".
At the beginning of 2008, after extensively soliciting villagers' opinions through meetings and discussions, the village "two committees" decided to use the existing abandoned land to focus on building a new Xijiatun village.
The village cadres calculated an account for the masses. Now the old village covers an area of more than 700 mu, only 500 mu after concentrated living, which can save more than 200 mu of land for re-cultivation. This is indeed a good thing for future generations.
Everyone is full of praise for the new village construction measures, but some villagers are worried about the funding gap for building houses because plate processing takes up a lot of money.
"I want to build eight buildings up and down, still worrying about money! It happened that the rural credit cooperatives started the new rural farmers' housing mortgage loan, and soon after the application, they borrowed 65,438+10,000 yuan, which really solved the urgent needs of my family. " Villager Yang Chuanxing told this reporter with joy. Although I made a fortune in wood processing, I will expand the scale and projects in the future, and the liquidity is really tight.
After learning that the rural credit cooperatives launched the mortgage loan business for farmers' houses, Yang Chuanzi and dozens of villagers enthusiastically submitted applications, and soon the loans were available. This quick and convenient mortgage loan really helped farmers a lot.
In Xijiatun Village, this year, 129 farmers obtained housing mortgage loans from rural credit cooperatives like Lao Yang. They praised the measures taken by rural credit cooperatives to support the construction of new countryside and improve farmers' housing conditions.
The introduction of farmers' mortgage loan business in "new countryside" has effectively solved the problem of insufficient housing funds for farmers.
According to Yang Chuanxing, secretary of the Party branch of Xijiatun Village, the construction of the new village will take three years to complete. The whole village needs 50 million yuan of working capital and new housing every year, of which100000 yuan is needed for building houses. Although many villagers can build houses without applying for loans, the liquidity of production and life is really very small, which will restrict the rapid development of their own enterprises in the future, so they must obtain strong credit support from rural credit cooperatives.
More importantly, after the issuance of farmers' housing mortgage loans, the living environment of local farmers has been greatly improved, and farmers' dreams of "walking on a flat road, living in a clean house, drinking clean water and going to the toilet" have been realized.
Wu Longxiang, chairman of the Associated Press, told this reporter: "Most of the villagers in Xijiatun Village 138 helped this year are eight high-quality apartments built from top to bottom. Rows of new rural buildings with unique design and orderly planning are located in the tree-lined jungle, and every household will also use tap water and indoor toilets. The dirty, chaotic and poor environmental conditions in the village have been improved, and the gap between urban and rural areas is narrowing. ...
A new type of farmers' mortgage loan with multi-household joint guarantee as the core
Housing mortgage loans for farmers in "new countryside" mainly include land purchase loans, self-built housing loans and villagers' apartment loans. Land purchase and housing construction loans are divided into land purchase and housing construction loan approval, and the maximum amount is 60% of the land purchase price and construction cost respectively. The above loan interest rates are all down by more than 20% on the basis of the current interest rate, and the loan term is generally 5 years.
Multi-household joint guarantee consists of 3 to 10 households with housing loan demand in the same village voluntarily, and shall bear joint and several guarantee responsibilities according to the principle of "multi-household joint guarantee, timely repayment, mutual supervision and joint responsibility".
Professor Kong Xiangzhi, secretary of the Party Committee and executive vice president of the School of Agriculture and Rural Development of China Renmin University, believes that this kind of farmer housing mortgage loan with multi-household joint guarantee as the core can not only ensure that farmers with housing loan needs can obtain funds, but also provide effective risk compensation for rural credit cooperatives lacking effective collateral, which should be a "win-win" choice to solve the "loan difficulties" of farmers and rural credit cooperatives.
However, can farmers really get bank mortgage loans like urban residents?
At the beginning of 2008, Heze Rural Credit Cooperative did not copy the experience of farmers' housing mortgage loans in Zhejiang, Guangdong and other places, but went deep into the local farmers' homes to investigate and study the overall housing planning, the total housing demand of farmers, the cost of single household, self-raised funds and the funding gap, which provided a lot of information reference for starting farmers' housing loan business.
The survey also found that most local farmers have a high income level, and they have a high standard demand for building and rebuilding their own houses. Some towns and villages have made overall plans for farmers' housing construction, and started farmers' housing mortgage loans with the aim of improving farmers' quality of life, which has a good market space and broad development prospects.
Therefore, according to the local credit environment, urbanization level, farmers' housing market demand, farmers' income and consumption level, they strictly screened the pilot units of farmers' housing mortgage loans, and finally determined Xijiatun Village, Huang An Town, Yuncheng County as the first demonstration village of new rural farmers' housing mortgage loans.
Xijiatun village was chosen as the pilot because the village construction and design planning was reasonable and the capital demand was relatively strong. Xijiatun Village is a civilized new village planned and designed in 2003. The county planning and design department has designed the construction planning instruction and schematic diagram, and the overall design is scientific and reasonable. The village has a planned total land area of 530 mu, including nearly 300 mu of residential land, 506 planned households and 270 households built or under construction;
Moreover, the economic foundation of the village is relatively strong, and it is not a problem to return the loans of the rural credit cooperatives. Poplar processing is the main industry, and now it has developed into an industrial belt that has begun to take shape. It has two wood processing plants 12, plate production lines 18, and more than 80 wood processing households such as leather spinners and leather vendors, with a total annual tax payment of more than 5 million yuan.
More importantly, the villagers have a simple Qilu cultural tradition, and the farmers have a strong sense of "stressing honesty and keeping promises". In order to reach the evaluation standard of credit villages carried out by rural credit cooperatives, four village committee cadres paid off the loans owed in the 1980s by more than 30,000 yuan, which had a great influence and played a positive role in society.
Designing scientific and reasonable operating procedures and strict and meticulous organization are the guarantee for doing a good job in the pilot work.
First of all, they formulated the Measures for the Management of Farmers' Housing Mortgage Loan, which specified the operating procedures such as loan object, loan application conditions, application procedures, loan methods, loan term, loan interest rate and loan management, which provided institutional guarantee for farmers to apply for housing mortgage loans conveniently, and laid a solid regulatory foundation for accelerating credit brand innovation and business expansion of rural credit cooperatives and improving farmers' living conditions.
Secondly, the main information of villagers in this village has been further improved and updated, and the credit rating of farmers who need to build their own houses has been re-evaluated; Combined with the village Committee's evaluation of farmers, centralized credit was given to villagers with loan needs, and 26 joint loan groups for farmers' housing were established.
Finally, the village Committee will issue a certificate of villagers' building to the rural credit cooperatives to ensure the use of funds for mortgage loans issued by the rural credit cooperatives. On May 9, 2008, the Associated Press held the "Awarding Ceremony of Xijiatun Village Credit Village in Huang An Town, Yuncheng County and the Launching Ceremony of Farmers' Housing Mortgage Loan", and issued some preferential policies such as relaxing the amount of farmers' housing mortgage loan, extending the term, preferential interest rate and flexible loan methods.
After attending the credit granting ceremony, people in the surrounding villages are very envious of the benefits brought by the new loan brand promoted by the rural credit cooperatives. They are determined to become credit users and build a credit village. They also hope that rural credit cooperatives will start this new business for them as soon as possible.
Risk control needs policy breakthrough and bold innovation.
According to the statistics of the relevant state departments, there are about 3.7 million natural villages in China, with1910 million farmers and more than 859,000 rural residents. The construction of new socialist countryside clearly puts forward that it is necessary to arrange funds to support the preparation of village planning and carry out village governance pilot projects, so as to provide farmers with a free housing design model that is economical, safe, applicable, land-saving, energy-saving and material-saving.
Sun Lei, the supervision department of cooperative financial institutions of China Banking Regulatory Commission, believes that rural credit cooperatives should combine the credit policy with the planning of new villages and towns, and actively provide loan support for farmers' housing and public infrastructure construction in line with the planning of new rural construction.
Therefore, rural credit cooperatives should introduce urban commercial housing mortgage loans, vigorously support rural areas with high degree of urbanization, and support farmers who are qualified as borrowers, implement effective mortgage guarantees, have industrial support, have income and repayment sources, which is in line with the overall requirements of new rural construction and the main direction of national rural financial reform.
At present, farmers' housing mortgage loans mainly rely on the credit of multi-household joint guarantee to control risks, but the risk reliability and mortgage realization rate are far less than the mortgage effect of urban commercial housing.
The credit supervisor of the Associated Press also told this reporter that he originally wanted to learn from the farmers' housing mortgage loans provided by his counterparts in Wenzhou, Zhejiang Province, and issue loans after the mortgage registration of housing ownership.
However, there are many concerns in local land management and housing management departments: the Land Law clearly stipulates that rural homesteads belong to farmers' collectives; The guarantee law also clearly stipulates that rural homestead cannot be mortgaged; The Property Law explicitly prohibits the mortgage of the right to use rural homestead.
However, Professor Wei Xinjiang from the School of Finance of the University of Foreign Trade believes that Article 34 of the Guarantee Law stipulates that all houses and other fixed objects on the ground owned by the mortgagor can be mortgaged. Therefore, the law does not completely prohibit farmers from mortgaging or transferring their houses.
Although the right to use the homestead is the most important property of farmers, allowing rural credit cooperatives to apply for mortgage can broaden the sources of funds for farmers, and it is less likely that large-scale farmers will lose their houses. If the transfer and mortgage are restricted, the production and development of farmers will be seriously restricted. In fact, the phenomenon of private use right of homestead, house transfer and sale already exists in rural areas.
Therefore, Duan Yingbi, consultant of this journal, deputy director of Chinese People's Political Consultative Conference Economic Commission and former deputy director of the Central Financial and Economic Leading Group Office, believes that farmers should be allowed to mortgage their homesteads at this stage. Homestead is different from contracted land, and the mortgage of rural homestead including farmers' houses should be allowed to be bought and sold.
The reform of rural housing property registration system in Anhui Province also proves this point.
It is reported that according to the arrangement of "Key Points of Rural Construction in Anhui Province in 2008", Anhui will pilot the registration system of farmers' housing property rights, and plan to explore a new model of rural real estate mortgage loans through the registration and certification of rural real estate, so as to create conditions for rural real estate mortgage loans.
In this way, rural credit cooperatives can formulate measures for the implementation of farmers' housing mortgage loans according to the actual situation. Farmers who use rural housing mortgage loans must apply for mortgage registration with collective land use warrants and housing ownership certificates before applying for mortgage loans.