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Buyer:

1, ID card, household registration book, marriage certificate and temporary residence permit (signed by both husband and wife)

2. Academic certificate

3. Tax payment certificate or social security

4. Income certificate (official seal)

5. List of bank payroll cards (printed by the bank)

6. Copy of the business license of the unit (with official seal)

7. Down payment voucher

Seller:

1 ID card (husband and wife)

2 hukou book

3 marriage certificate

4 square book

Second, briefly describe the general decision-making procedures of commercial bank loans?

Loans of commercial banks are mainly divided into credit granting, contract signing, credit granting and post-loan management.

Third, the current situation of credit risk management of personal consumption loans in commercial banks in China

Personal consumption credit is a monetary loan used by banks and other financial institutions to buy durable consumer goods or pay other expenses. Durable consumer goods or other expenses refer to the high expenses paid for purchasing consumer goods with high value and popularization trend, as well as living consumption such as education, medical care and tourism. In recent years, China's commercial banks' personal consumption loans have developed rapidly, and their proportion has increased year by year, and gradually become the main force of banks.

First, China's commercial banks personal consumption credit development status

The earliest personal consumption credit in China began in the mid-1980s, but it was restricted by factors such as economic development level and consumption concept, and the total consumption credit in China was 10.23%. In response to the adverse impact of the Southeast Asian financial crisis on the economy, the China government has formulated and implemented a policy of expanding domestic demand. In order to stimulate private consumption demand, the People's Bank of China has issued a series of policies and measures to encourage entrepreneurship. In the eighth year, the People's Bank of China issued two important documents to promote financial institutions to actively carry out personal consumption credit: Measures for the Administration of Personal Housing Loans and Guiding Opinions on Improving Financial Services to Support National Economic Development. 1999 "Guiding Opinions on Developing Personal Consumer Credit" was issued, and financial institutions intend to develop consumer credit business for urban residents.

Since 1997, China's personal consumption credit has developed rapidly. By the end of the first quarter of 2009, the balance of consumer credit in China was 3.94 trillion yuan, which was the continuous expansion of the scale of 22 loans from 1997. The market space of personal consumption credit is expanding, and personal housing consumption loans, automobile consumption loans, student consumption loans and personal travel loans are developing rapidly. The problems existing in this business and the data at the end of the first quarter show that China occupies 9 trillion yuan, accounting for nearly 90% of the total balance of consumer credit, and it is still the main form of personal consumer credit in China. In the past few years, housing consumption loans have developed rapidly, and the conditions for issuing housing loans have led to an increase in non-performing loans. From the experience of foreign countries, the risk of individual housing loans generally appears gradually after the loan is issued 10 years, which makes the potential mortgage balance of housing loans issued after 2000 more than 80%, which means the risk will increase.

Personal consumption credit has a wide range of objects, a long loan period and great difficulty in collecting credit, which brings hidden risks to banks to some extent. Commercial banks should strengthen the analysis and identification of personal consumption credit risks in order to take timely measures to prevent problems before they occur.

Second, the causes of personal consumption credit risk of commercial banks

Consumer credit risk refers to the possibility that bank consumer credit cannot be recovered on time, resulting in the loss of credit funds. There is great uncertainty in personal consumption credit, which implies risks. For consumer loan business, the most important risk faced by commercial banks is credit risk, that is, the risk caused by individual consumers not acting in accordance with the agreement signed with banks on the income of bank credit assets.

1, system

(1) The relevant legal system is not perfect.

So far, China has not established legal norms to regulate consumer credit activities, especially the laws and regulations to protect bank claims are not perfect, and the punishment methods for breach of trust and breach of contract are not specific. Consumer credit has a long term, scattered customers and many uncertain factors. Bank risk control is difficult to implement, and it is easy for some borrowers to use legal loopholes to commit fraud. In addition, regarding the disposal and auction of collateral, banks lack effective legal protection and market protection when dealing with personal mortgaged property. The secondary market of consumer goods in China is still in its infancy, with irregular trading order, imperfect trading laws and regulations, complicated procedures and high realization cost, which makes it difficult for banks to realize the realization of collateral. Due to the lack of legal norms, personal consumer credit is irregular, illegal and arbitrary in actual operation, which makes it difficult for commercial banks to effectively protect their consumer credit assets and increases the risk of personal consumer credit.

(2) the personal credit system is not perfect

In our country, the concept of credit has not been deeply rooted in the hearts of the people. At present, although the personal credit information system has been established and put into use, many personal information in the system is still not perfect. In addition, the competition in the personal consumer credit market makes banks lack communication, which leads to insufficient disclosure of personal credit information and the inability to enjoy credit information resources. Information asymmetry may also lead borrowers to maliciously misappropriate loans for business or speculation, and business failure may lead to problems in loan repayment. Although the People's Bank of China has started the joint personal credit investigation, the above work is limited to the financial field, and the credit investigation information is also limited to financial information, so it is difficult to summarize other non-financial information.

2. On the banking side

(1) Lack of design of bank consumer loans

Some types of consumer loans have their own defects, which leads to the existence of loan risks from the beginning. For example, the "zero down payment" personal housing loan and the "zero down payment" car loan emerged in 2000. Although the People's Bank of China explicitly prohibits this kind of "zero down payment", there are also problems in the design of the so-called comprehensive consumer loans without designated purposes. The maximum amount of this loan is 500,000, even unlimited. Obviously, this design is not or mainly not for the consumption of borrowers, let alone for the consideration of ordinary consumers. This is a clever name to cater to the needs of a few dominant consumer groups to expand production.

(2) the bank's own management is weak

Judging from subjective factors, domestic commercial banks still pay insufficient attention to credit risk to a certain extent, and only pay attention to performance and ignore risks and losses in the assessment of various departments and staff, and there is no strong responsibility mechanism to restrain them after causing losses. On the one hand, in order to expand the scale of consumer credit, some commercial banks have issued hard lending targets to grassroots banks. Due to fierce market competition, many banks have lowered their loan standards and guarantee conditions without authorization, further increasing the potential risks; On the other hand, the quality of credit personnel is low and the sense of responsibility is lacking. There are some lax behaviors of credit officers, such as incomplete investigation before lending, lax examination during lending and poor management after lending. They pay more attention to loans than management, and the post responsibility system is not implemented, which relaxes the effective monitoring of the use of consumer credit funds. These are all the reasons that lead to a substantial increase in the risk of bank loans.

From the objective factors, the management level of domestic commercial banks is not high, and they lack management experience in consumer credit. Usually, due to the scattered customers, banks only rely on the borrower's identity certificate, income certificate and other original written credit information materials for screening, and personal credit information basically depends on the borrower's self-report and the simple explanation of his employer. There is no normal procedure and channel to inquire about the borrower's assets and liabilities, and whether there is dishonesty, which leads to information asymmetry between banks and customers. Moreover, at this stage, the rules and regulations for managing consumer credit business are not perfect, the operation means are relatively backward, and the post-loan supervision and inspection often cannot keep up, and there is no effective tracking and monitoring mechanism and experience for consumers and their families' financial revenues and expenditures. Once the risk is found, the failure to take remedial measures in time will increase the potential risk of consumer credit.

3. Personal aspects of consumers

The personal reasons of consumers are mainly due to the uncertainty of consumer behavior and the existence of moral hazard. At present, China lacks a perfect family property registration system, and the income of residents lacks transparency, so banks cannot accurately measure and verify the income level of residents. When applying for consumer credit, consumers may exaggerate their repayment ability in order to obtain more consumer credit, and the risk is entirely borne by banks. In addition, after obtaining consumer credit, consumers evade debt with repayment ability, which is moral hazard. Take the student loan as an example. After graduation, the pressure of social employment is great, the flow of talents is very frequent, and the original school can't find anyone, which leads to the inability to repay the loan and the moral hazard factors are great.

Three, commercial banks to prevent consumer credit risk countermeasures and suggestions

1. Establish and improve laws and regulations related to consumer credit.

In order to ensure the orderly operation of the consumer credit market, we should formulate and promulgate consumer credit laws and regulations as soon as possible, clarify the responsibilities, obligations and related rights of relevant subjects in consumer credit activities, and rationally disperse credit risks. To establish and improve the legal system of consumer credit, first, to formulate a comprehensive personal consumer credit law as soon as possible, clearly regulate the related issues of personal credit, and enrich the provisions on personal consumer credit in China's guarantee law; Second, it is necessary to clearly stipulate the punishment method for consumers' dishonesty in legal provisions and regulate consumers' lending behavior by legal means; The third is to further improve the social security system, housing system, medical system and other related systems, and disperse and * * * bear personal credit risks.

2. Gradually improve the personal credit system.

The perfection of personal credit system will help to reduce the transaction cost of consumer credit and curb adverse selection and moral hazard caused by information asymmetry. Therefore, gradually improving the personal credit system is an indispensable institutional link for commercial banks to manage consumer credit risks, and it is also the starting point for commercial banks to manage consumer credit risks. To improve the personal credit system, on the one hand, we should establish and improve the personal credit information system in the whole society; On the other hand, it is necessary to establish a scientific personal credit evaluation system.

The use of personal credit information system in China is still in its infancy, and it needs to be continuously improved. Personal financial information should be updated in time to be electronic, centralized and timely; At the same time, it is necessary to speed up the infrastructure construction in underdeveloped areas, improve the information in the national credit information system, realize the sharing of information on the Internet, and meet the needs of bank loan review. On the basis of establishing the personal credit system and credit files of the whole society, banks should also formulate a specific personal credit evaluation system according to their own business characteristics as the basic standard of lending, so as to play a role in preventing the risk of consumer loans from the source. For example, a credit risk scoring system can be established to strictly classify customers' credit ratings through personal credit scoring. First of all, the credit target of consumer credit is scored; Then, according to the credit records, guarantee methods and items of consumer credit, the credit score of consumer credit object is adjusted to obtain the credit score of consumer credit business and determine its risk level. Predict the individual's willingness and ability to repay, and make a basis for the final decision.

3. Improve the internal credit risk management system of banks.

It is necessary to strictly enforce the credit discipline, clearly define the responsibilities, and investigate the responsibilities of the responsible persons in case of problems. Before lending, we should strictly control the entrance of credit, develop personal consumption credit business in a planned way, and strictly standardize the operating procedures of all links. When examining loan applications, the following factors are mainly considered: personal credit record, personal debt ratio, personal insurance, etc. Mortgage guarantee is not everything, and collateral is also risky. It is necessary to clearly distinguish the actual income level of borrowers. In lending, further clarify the work focus of each operating post, standardize the operation, and achieve the unity of tasks, authorities and responsibilities. After the loan, we should start with tracking and monitoring, establish a set of consumer credit risk early warning mechanism, and strengthen the regular or irregular tracking and monitoring after the loan. After the loan is issued, banks should pay close attention to the repayment dynamics of customers, find out the reasons in time and take measures when there is a delay. For those who have the ability to repay deliberately, from letter notification to oral notification, penalty interest will be imposed on overdue loans until collateral is disposed of or even legal recourse is taken. Those who maliciously default on loans for many times should be included in the "blacklist", increase the recovery efforts, and refuse to lend again. Borrowers who abscond and whose whereabouts are unknown after the loan expires shall be submitted to the public security and other relevant departments for assistance in finding them.

4. What are the procedures for handling commercial loans? What if the bank doesn't have enough running water?

There are two ways to apply for loans, one is to apply for commercial loans, and the other is to apply for provident fund loans. The guide to purchasing houses in this issue mainly explains the matters that should be paid attention to in commercial loans, the general process of commercial loans and how to deal with them in the case of insufficient bank flow.

I. Matters needing attention in the process of commercial loans

1. Submit a loan application: When signing a house sales contract, an individual can apply for a commercial loan from the bank. Whether it is a first-hand mortgage or a second-hand mortgage, it is necessary to submit the complete materials approved by the bank to the bank for review, which is the most important step in the commercial loan process. It mainly includes the original and copy of personal ID card, household registration book and marriage certificate. Foreign household registration should provide temporary residence permit or residence permit, as well as proof of income, sales contract, down payment invoice or receipt, salary for the past six months or other assets issued by the work unit. In addition to the above information, different banks have different requirements for commercial loans, and other information required by lending banks should be inquired in detail.

2. Investigation accepted by the bank: After receiving the application materials of the loan applicant, the bank will review the materials. The general review time for commercial loans is 15 working days, and the longest time shall not exceed 1 month. During the bank investigation, the loan applicant will be asked to supplement some information according to the situation. Therefore, the loan applicant needs to keep in touch and communicate with the bank in time during this period.

3. Bank verification and approval: the loan bank will verify from the following aspects: the situation of the house, the qualification and credit status of the borrower. This is an important link in the process of commercial loans. If the credit of the loan applicant is not good, it will directly lead to the failure of the loan application.

4. Both parties shall go through relevant formalities: the bank informs the loan applicant that after the loan is approved, it is necessary to open an account in the bank, get a debit card and sign a loan contract. At the same time, handle mortgage, guarantee, pledge, insurance and other related guarantee procedures. When signing a loan contract and handling the guarantee procedures, the applicant must understand the detailed rules in the contract, clarify his rights and obligations, and avoid unnecessary misunderstandings.

5. Bank loan: After all loan procedures are completed, the bank transfers the loan funds to the account of the real estate developer, and the loan relationship is established, and the lender repays the loan according to the regulations.

Two. Procedures for handling commercial loans

1, commercial loan application conditions

(1) has legal residence status.

(2) Have a stable occupation and income.

(3) Have the ability to repay the loan principal and interest on schedule.

(4) There are assets recognized by the loan bank for mortgage or pledge, or (and) there are guarantors who meet the prescribed conditions for their guarantee.

(5) There is a house purchase contract or agreement.

⑥ When applying for a loan, there is no less than 30% deposit in CCB. If the house payment has been paid in advance to the selling unit, the original and photocopy of the payment receipt shall be required, and other conditions stipulated by the loan bank shall be met.

2. Materials required for commercial loans

The borrower shall fill in the Application Form for Individual Housing Loan at the agency of the bank or the developer who signed the Cooperation Agreement with the bank, and provide the following materials:

① Personal residence booklet, ID card or other valid proof of residence.

② Proof of occupation and income

(3) Purchase contract or letter of intent and other related documents.

4 proof of down payment accounting for 30% of the house price.

⑤ Other materials required by banking institutions.

3. Go through the formalities of commercial loan

① The bank agency or the law firm (or notary office) entrusted by the bank investigates the information provided by the borrower.

② The agency shall examine and approve the borrower's application.

③ The borrower opens an account, obtains a savings card and signs a loan contract.

(4) Handling relevant guarantee procedures such as mortgage, guarantee, pledge and insurance.

⑤ The loan contract takes effect and the funds are transferred to the developer's account.

4. Repaying commercial loans

① The borrower shall repay the principal and interest of the bank loan in equal amount every month during the loan period.

(2) The borrower can repay the principal and interest of the loan on a monthly basis through automatic computer deduction or repayment by the networked savings office of the loan bank.

5. Alteration or termination of the loan contract

① If the loan contract needs to be changed, it shall be agreed by the loan handling bank, the borrower and the relevant parties through consultation, and a change contract shall be signed according to law.

(2) If the borrower dies, is declared missing or loses the capacity for civil conduct, and his heirs, guardians or legatees continue to perform the loan contract signed by the borrower, they shall re-sign the loan contract and go through the relevant formalities.

③ After the borrower repays all the loan principal and interest as agreed in this contract, the collateral or pledge is returned to the mortgagor or pledger, and the loan contract is terminated.

Third, the bank has insufficient running water. How to solve it?

What is bank running water?

Generally speaking, when we borrow money, we refer to the deposit and withdrawal transaction records of bank current accounts (including current passbook and bank card). Lenders must provide 3-6 months' bank salary in accordance with the regulations of lending institutions to qualify for loans. thus it can be seen that

The importance of bank running water is different. Getting tap water from the bank is actually very simple. Take the bank card, walk into the bank counter and tell the teller that you need to print the running water. The whole printing process only takes two minutes.

However, at present, commercial banks usually require lenders to pay more than three times the monthly repayment amount. Then, what if the bank has insufficient running water and the loan is rejected?

1. You can provide qualified mortgage or guarantee to handle the loan. At present, the most commonly used mortgage loan method is house mortgage loan, but the borrower who applies for this loan needs to provide: real estate license, valid identity certificate of himself and his spouse, marriage certificate; Proof of work and income; Real estate appraisal report; Authorized to dispose of the mortgaged property and the written certificate of consent to mortgage issued by other obligees, as well as other loan materials required by the lending institution.

2. Add parents as * * * the same payer. The steps of this method are relatively simple. Parents and lenders go to the bank at the same time and show their ID cards, household registration books, lender's marriage certificate (single certificate), parents' marriage certificate, parents' bank running water and other materials. Parents can easily be added as * * * borrowers.

The above is the general process of commercial loans, and some solutions when the bank's running water is not enough to apply for loans. I hope it will help everyone.

(The above answers were published on 2015-11-24, and the current relevant housing purchase policies should be based on the actual situation. )

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