In my impression, real estate developers are nouveau riche, and they must be super rich. Look at Wanda Group again. However, many real estate development projects also need loans to complete. Real estate development loans refer to loans issued to real estate development enterprises for housing construction and land development. So what are the conditions and procedures for real estate project loans?
First, the conditions of real estate development loans
(a) to open a basic settlement account or a general deposit account in China Construction Bank, and to settle all or part of the operating income and expenses in China Construction Bank;
(two) normal production and operation, sound management system, good financial situation;
(3) It has a good reputation and the ability to repay the loan principal and interest on schedule;
(4) Being able to provide sufficient and effective mortgage, pledge or guarantee with high credit rating;
(five) the development and construction projects can effectively meet the local housing development market demand through feasibility prediction, analysis and demonstration, and the market sales are good;
(six) the development and construction projects have been incorporated into the national or local housing construction development plan, and the project documents are complete, true and effective;
(seven) has obtained the land use right of development and construction projects;
(eight) the project budget and construction plan of the development and construction project conform to the relevant provisions of the state and local governments;
(nine) the borrower intends to invest in the development and construction projects of its own funds not less than the prescribed proportion.
Two. The operation process of real estate development loan is as follows:
Submit application-accept investigation-project evaluation-approval-formalities-archives-post-loan management-loan collection and surrender.
The number of loans for general real estate projects will not be small. For such a large loan, the review and issuance process is definitely stricter than that of ordinary personal loans. Finally, after the loan review department verifies all loan procedures such as the loan contract and related agreements, the loan transfer voucher will be filled in by the loan officer, which will be submitted to the accounting department after being approved by the borrower step by step. According to the specific conditions and relevant agreed terms, the funds will be directly transferred to the borrower's account of the loan bank in stages.
Provisions on real estate development loans
Real estate development is bound to face the situation of loans, so it is essential to understand some relevant provisions of real estate development loans. Let me introduce you to the rules of real estate development loans.
Provisions on real estate development loans: general rules
Article 1 In order to strengthen and standardize the operation and management of our real estate development loans and effectively prevent loan risks, these Measures are formulated in accordance with the Guidelines on Risk Management of Real Estate Loans of Commercial Banks, our credit policies, national laws and regulations and relevant regulations of regulatory authorities.
Article 2 The term "real estate development loans" as mentioned in these Measures refers to loans granted by banks to borrowers for the development and construction of real estate projects and supporting facilities, including housing development loans and commercial housing development loans, excluding land reserve loans, affordable housing development loans and shantytown renovation business.
Housing development loans: loans granted to real estate development enterprises for the development and construction of commercial housing and its supporting facilities.
Commercial housing development loans: loans granted to real estate development enterprises for the development and construction of office buildings, shopping malls, hotels, industrial plants, warehouses and other commercial projects and supporting facilities.
For commercial and residential development projects, residential investment accounts for more than 50% of the total investment (the proportion can be determined according to the commercial and residential area), which should be included in the scope of housing development loans, otherwise it should be included in the management of commercial housing development loans.
The issuance of real estate development loans must conform to the general direction of national real estate development, abide by national laws and regulations, the credit policy of the Head Office and relevant regulations, conform to the credit policy of the Bank in the real estate industry, optimize customers and projects, and prevent operational risks.
Affordable housing and shantytown renovation business are not within the scope of these measures, and shall be handled in accordance with the relevant provisions of our bank on shantytown renovation business.
Article 3 The closed management of real estate development projects is the key to risk management. Branches should strictly follow the requirements of project closure management and the requirements of these Measures, strengthen the management of "two sections" of loans and sales returns, monitor the use of loan funds, monitor the sales progress, monitor the sales returns of our bank, and recover loans in time. If it cannot be closed for management, if it cannot open a collection account in our bank and accept the management requirements of our project account, it will not be handled.
Article 4 Real estate development loans shall be used for the development and construction of real estate projects and their supporting facilities, and shall not be used for the payment of land transfer fees or other purposes.
Article 5 Loans shall not be granted to real estate development enterprises that have been verified by the land and resources departments and the competent construction departments to have illegal acts such as hoarding land, houses and houses.
Article 6 In principle, real estate development loans can only be used for real estate development projects within the jurisdiction of tier-one branches, and may not be used across regions. When a large-scale high-quality real estate enterprise group lends money to the headquarters, it can be led by the branch where the project is located, and the branch where the enterprise group is located participates in the formation of an intra-bank syndicate.
Article 7 These Measures are applicable to all institutions within the territory of the Bank. The overseas institutions of banks authorized by the Head Office are engaged in real estate development loans, and management measures shall be formulated separately.
Article 8 The access standards, audit contents and closed management requirements of non-standard creditor's rights assets such as financing and wealth management products related to real estate development projects issued by banks and self-owned capital investment related to real estate development projects shall be implemented with reference to these Measures.
Provisions on real estate development loans: business access standards
Article 9 A borrower shall meet the following basic conditions:
(1) An enterprise legal person approved and registered by the administrative department for industry and commerce.
(2) Having the qualification of real estate development above Grade II (inclusive) and having been engaged in real estate development and operation for more than 2 years (including the controlling shareholder); If the borrower is a project company, and the development qualification is provisional, the provisional qualification shall not exceed 3 years from the date of initial approval, and the shareholders shall have the second-class qualification or above.
(three) clear property rights, sound corporate governance structure, standardized management, high quality core management personnel.
(4) Having a good financial position and credit record, and having the ability to repay the loan principal and interest on schedule.
(5) Open a basic account or general account with a valid loan card.
(6) The credit rating assessed by the bank is above 6C in principle; If the borrower is a project company, the credit rating of its controlling shareholder shall be above 6C (inclusive).
(seven) is a foreign-invested enterprise, foreign investment approval procedures are complete, the registered capital in accordance with the relevant provisions of the state.
(8) Willing to accept the requirements of closed management of banks.
(9) Real estate development projects generally use the sales income after the completion of real estate as the source of repayment. If the commercial real estate project is not sold externally after completion, but rented or operated by the developer, and the rental/operating income of the property is used as the repayment source, you can apply for a development loan in the business model of commercial property development. The development and operation mode requires the borrower or its parent company to have more than two successful experiences in operating commercial properties, to have a unique business operation mode and brand effect, and to ensure the source of rent/operating income after the property is completed; And accept the supervision of our bank on rental operating income to ensure repayment.
(10) Other conditions stipulated by the bank.
Tenth real estate development projects should also meet the following conditions:
(1) The projects within the administrative area of the tier-one branch of the handling bank (inter-bank syndicated projects can be described as off-site projects) have been included in the national or local construction and development plans, and the project initiation or filing documents are legal, complete, true and effective, which meet the requirements of environmental assessment.
(2) Possess the state-owned land use certificate, construction land planning permit, construction project planning permit and construction permit. The land transfer and transfer procedures of the loan project have been completed and the land transfer fee has been paid in full.
(3) The capital ratio of the project conforms to the national policy on the minimum capital ratio of the corresponding project, and can be put in place before using the bank loan. Debt funds such as shareholder loans and bond financing shall not be used as project capital.
(4) The project meets the local market demand, and the market prospect is expected to be good, the estimated net cash flow is sufficient, and the loan repayment source is stable and reliable.
Loans related to real estate or real estate development, operation and consumption activities refer to
Real estate loan.
Real estate loans also belong to special fixed assets loans, which refer to loans related to real estate or real estate development, operation and consumption activities. Real estate development loans include housing development loans and commercial housing development loans.
How does the bank account manager connect with the developer when making a mortgage?
Bank account managers do the docking process between mortgages and developers.
I. Definition: Real estate development loans refer to special loans provided by banks to real estate development enterprises for the development and construction of houses and office buildings. Generally speaking, enterprises provide land with land use rights, and real estate or enterprise shareholders provide guarantees with housing ownership as collateral.
2. Applicable objects: The Bank's real estate development objects are all kinds of real estate development enterprises approved by the national real estate administrative department, registered in the industrial and commercial administrative department, and obtained the business license and qualification certificate of real estate development enterprises issued by the administrative department.
Three. Financing process: Understand the bank's recent policies, risk control, post-loan inspection and other measures. At the same time, make project declaration for several banks according to the relevant information required by banks, and communicate with banks about the preliminary loan scheme (credit line, interest rate, financing period, guarantee conditions, loan conditions, repayment plan, post-loan management, etc.). ). During the application process, the bank will ask questions about the project itself (not limited to financial report analysis, total investment and investment amount, project).
Then, after the bank forms a plan and reports it to the branch or the head office, it will be approved by the loan review Committee, and finally the approval documents will be issued. If the real estate developer has no objection to the approval of the above-mentioned agreed credit line, interest rate, term and guarantee method, he can sign relevant cooperation agreements with the bank and start the procedures of land mortgage and equity pledge according to the guarantee conditions.
General bank contracts will stipulate the pre-conditions for lending, and relevant information can be provided according to the pre-conditions for lending.
Fourth, pay attention to the main points:
(1) Banks value borrowers most, and mortgage is an additional guarantee, so they will focus on the borrower's business ability and solvency, rather than just paying attention to mortgage guarantee;
(2) The following types of companies will be selected as the target:
First, large state-owned real estate companies have the advantages of strong shareholder background, standardized management and large scale.
Second, large private real estate enterprises have the advantages of high development efficiency, high speed and flexible sales methods. Large private real estate development enterprises are generally experienced and have a good market reputation.
Third, powerful foreign real estate companies have abundant funds and mature project operation experience.
(3) Newly established project companies generally do not have the second-level qualification required by banks, so they need to penetrate the equity and establish a company with the second-level qualification within the whole group.
(4) The applicant should know and master the basic situation of the project, which is not limited to location analysis, market expectation analysis, price evaluation of surrounding projects, project profit calculation, etc.
If it is a cooperative project, it is also necessary to understand the ownership structure, shareholding ratio, cooperation mode, profit distribution, exit plan, guarantee ratio, etc.
Finally, the recovery of the loan should match the operation node of the project and arrange the land mortgage time reasonably. Of course, this is a very broad answer, and there will be many details to be scrutinized and controlled in the actual operation process.
What is a real estate development loan?
Real estate development loans are loans provided by banks for medium and long-term real estate development projects such as residential houses and commercial houses. Generally, borrowers of real estate development loans are registered persons with real estate development qualifications. The loan period of real estate development loans is up to 3 years, and the specific loan interest rate fluctuates according to the benchmark loan interest rate issued by the central bank. The main types of loans are housing development loans, commercial housing development loans, land development loans and real estate development.
What does development loan mean?
Hello development loan refers to the loan generally used to develop natural resources. Its characteristics include long recovery period, and once the loan is invested, it cannot be moved.