"No mortgage"
"The house can be loaned by legal auction, and the VIP service 1 of 1 can lend money in three days at the earliest ..." beijing business today today reporter conducted a survey as a buyer on May 18, and found that after the "real estate speculation" business was severely banned, some loan intermediaries began to launch the name of "legal auction loan" on major social platforms to attract customers to make money.
As the name implies, "legal auction loan" is a judicial auction loan, which is mainly a loan service provided by banks for customers who meet the application conditions. From the specific mode, it is mainly that banks issue special housing financing loans to buyers of "auction houses", banks pre-approve the loan business of bidders in advance, and bidders issue personal housing loans after bidding for the subject matter successfully. The court supports qualified service providers to carry out "loans according to law" related services.
In the mouth of Li Li (a pseudonym), the loan according to law has the characteristics of low interest rate, long loan period, monthly interest payment and zero mortgage. "Now the operating loan interest rate is relatively high, which is not easy to do. Banks have approval materials and use restrictions, and our business is also tightening. However, as long as there are customers who need to buy a house by purchase,' French loan' can be done. " Li Li said.
Judging from the information provided by Li Li, the maximum amount of ordinary housing for individuals applying for the first home loan of "loan according to law" business does not exceed 65% of the property value; Non-ordinary housing shall not exceed 60% of the property value; The second home loan ordinary housing does not exceed 40% of the property value; Non-ordinary housing shall not exceed 20% of the property value. Li Li said: "All banks can do it without mortgage. The charge is 3% of the loan amount and the interest rate can be 4.3%. " Li Ming, another loan intermediary, also mentioned to the beijing business today reporter that "you can do it without mortgage".
Is this operation compliant? The account manager of the housing finance department of a big state-owned bank told beijing business today today that "one of the main processes of' auctioning loans according to law' is that the guarantee institutions with bank access undertake the phased guarantee". Because the payment period required by the auction house is very short, the bank will adopt the policy of loan first and mortgage later, and find a professional guarantee institution to guarantee the loan. The guarantee company will supervise the completion of the customer's house transfer procedures and hand over the real estate license to the bank. After the bank completes the transfer, the guarantee responsibility of the guarantee company is released, so the loan customer is charged a guarantee fee of 1.5%.
The account manager reminded us that "we have encountered the situation that the so-called intermediary agency actively contacted the customer to negotiate during the transaction of' legal auction loan'. They all provide paid services, charging 3% of the transaction price as a service fee, which is still very high, and there is no cooperation between banks and intermediaries. "
Be induced to borrow money from the underground "silver master"
Beijing business today reporter today noticed during the investigation that some loan intermediaries don't know much about the business process of "taking loans by law".
According to the formal process of the bank, the borrower of "French loan" must meet several core requirements such as local purchase restriction, loan restriction policy and good credit status. During the consultation process, many loan intermediaries did not mention the purchase restriction policy to beijing business today Today reporter, but only mentioned the only flexible credit recovery.
Li Li said: "Customers who have applied for many online loan products and made many online loan inquiries must have left records on their credit information. We are mainly responsible for the customer's credit packaging and material packaging, and there are no other expenses. " When beijing business today reporter today asked how to package materials, Li Li only said "this is a trade secret".
Can customers who are called "credit flowers" by loan intermediaries make "legal loans"? An account manager close to the "auction loan" business said, "The problem with personal credit information is that there are overdue or bad records in the loan process, or there are some litigation-related information. After comprehensive evaluation, the bank will finally decide whether to lend money. As long as there are no overdue customers, you can borrow money. Any business of the loan intermediary is paid, and the bank will not charge the customer a penny extra. In addition, it should be noted that if the borrower and his family have two or more outstanding housing loans, they will not provide loan support for the time being. " The loan intermediary did not mention this information to beijing business today Today reporter.
Under the guidance of the loan intermediary, unexplained property buyers can easily fall into the trap. In the later stage of the investigation, some loan intermediaries overturned the purchase channel of "taking loans by law" and recommended another way to purchase houses to beijing business today reporters. Zhang Yuming (a pseudonym), a loan agent, said that you can buy a house in full first, and then pay off the advance payment with a bank loan.
For example, the total auction price of "French auction loan" is 3 million yuan, and the customer only has 6.5438+0 million yuan, so you can get 2 million yuan in advance from the loan intermediary to buy a house, and charge 654.38+0% service fee for 654.38+00 days and 3% service fee for one month. After a series of processes, such as notarization and transfer, are completed, we can pay off the advance payment with the bank loan. This advance payment is not made by the formal lending institution, but by the so-called "silver owner".
Zhang Yuming explained, "Our company cooperates with many people and has idle funds. They are the' silver owners' who contribute capital, with a certain proportion, not all. "
According to the calculation of today's reporter in beijing business today, if the buyer takes the "silver owner" as the advance fund, taking 2 million yuan as an example, the monthly handling fee will be as high as 60,000 yuan. Due to the instability of auction houses, if the transfer and notarization cycle is extended, buyers will bear higher debts.
"This method has also evolved into a gray model of private lending in disguise. This kind of loan is essentially a kind of private lending in the auction field. " Wang Deyi, a lawyer of Beijing Xunzhen Law Firm, pointed out that the reason why they dare to lend money is that the borrowers themselves have certain economic strength and the real estate under transaction can be used as credit guarantee for them to fulfill the loan contract. This short-term borrowing is likely to lead to a comprehensive borrowing cost of more than 4 times LPR (loan market quotation). Once a dispute arises, the excess part is not protected by law.
Risk of "missing"
Tao Jin, deputy director of the Macroeconomic Research Center of Suning Financial Research Institute, pointed out in an interview with beijing business today today that there are short-term and long-term reasons for the emergence of "loan-to-loan" in operating loans. In the short term, some banks face strong regulatory pressure from the property market. At the same time, in order to move closer to the supervision standard of real estate loan concentration, they limit the amount of mortgage loans and stimulate the demand for mortgage loans to shift to operating loans. Therefore, after operating loans are strictly regulated, speculators are looking for new "blank spots".
Because it was lower than the market price, the auction house became the "missing" choice of some buyers and was once sought after by buyers. According to Alibaba's judicial auction platform, beijing business today discovered today that as of May 8, 2008, there were more than 65,438+10,000 residential houses auctioned, including 2 1 1, 993 12 and 3,088 criminal assets.
The lowest starting price of these auction houses is only 1 yuan, but the defects are serious. For example, the court will usually indicate in the bidding instructions that the expenses arising from the inability or delay in handling the transfer formalities due to the current situation and defects of the subject matter shall be borne by the buyer, and the auctioneer will not make any commitment to the transfer registration. Some houses have also been sealed up by many courts, repeatedly mortgaged, occupied, and taxes and fees are not vacated. For new property buyers, each one is a more difficult problem.
Wang Deyi reminded that lending according to laws and regulations is the premise and foundation to ensure the interests of all parties. Compared with the sale of ordinary commercial housing, the legal auction of housing is more risky and requires higher professional ability of buyers. All nodes in the performance of related party transactions are professional. In order to control risks, it is best to have professional lawyers and financial personnel to participate.
In an interview with beijing business today Today, Su, an expert in consumer finance, also believes that banks need to pay attention to risk control, including the quality of housing and the quality of buyers. The mode of "legal loan" depends entirely on guarantee, which may accumulate potential risks. For property buyers, it is necessary to pay attention to the category of expenses and make clear whether there are other hidden expenses besides service fees.
Beijing business today reporter Meng Songyizhen
(Editor: Dong Yunlong)