On the evening of October 23rd, 65438/kloc-0, Shenzhen Housing and Urban-Rural Development Bureau issued the Notice of Shenzhen Housing and Urban-Rural Development Bureau on Further Strengthening the Management of Commercial Housing Qualification Examination in Shenzhen (hereinafter referred to as the Notice), and put forward eight measures, the core of which is to strengthen the supervision of the real estate market, strengthen the qualification examination of buyers, and specially launched the "registration system of purchase intention". Violators are not allowed to buy a house in Shenzhen within three years.

In particular, for the first time, the Notice requires housing enterprises and real estate brokers to verify with commercial banks "income certificates, credit reports, sources of house purchases and bank flow sheets for the past year or more".

In the eyes of the industry, this further strengthens the responsibility of developers and real estate agents in the "innovation" of the property market and helps to curb the chaos in the property market. However, it seems inappropriate for the Notice to completely hand over the qualification examination of house purchase to real estate development enterprises and real estate brokers, and the actual implementation still needs to further refine the policy.

Lock in buyers and sellers and strengthen supervision

The Notice focuses on three aspects: buyers, real estate development enterprises and real estate brokers.

In terms of buyers, Shenzhen Housing and Construction Bureau requires strengthening the registration management of purchase intention, and Shenzhen will launch the "registration system of purchase intention". Buyers who purchase new commercial housing need to log in to the "Purchase Intention Registration System" to register their purchase intentions, and the registration information must be true and valid, consistent with the written materials provided during the subscription process.

Real estate development enterprises and real estate brokerage institutions have become the key regulatory targets in the Notice, and their responsibilities are heavier than before.

The "Notice" requires that real estate development enterprises and real estate brokers can strictly check the following information about the qualification of buying houses from relevant commercial banks: the valid identity certificate, household registration, marital status and family members' certification materials of the buyers; The buyer's social insurance or tax bill materials; Income certificate, credit report, source of house purchase money and bank statement of the purchaser in the past year or more.

According to the first financial reporter, for the real estate with "innovative" value in Shenzhen, developers will generally verify the copy of the marriage certificate of the buyers; If you have been in the household for three years, you should also provide a list of social security for the past three years and a witness or certificate; Property inquiry list and so on.

For the first time, this "Notice" requires housing enterprises and real estate brokers to verify with commercial banks "income certificates, credit reports, sources of house purchases and bank flow sheets for the past year or more".

Take China Resources Land to Runxi Phase I (0 1 109. HK) and Vanke (000002.SZ/02202.HK), for example, when the two major real estate projects caused sustained attention to the phenomenon of "real estate speculation" and "crowdfunding innovation" in Shenzhen property market, the two major developers immediately released them.

The proposal not only reminds buyers of the risks of buying houses on their behalf, but also emphasizes that if buyers choose to pay by mortgage, they should consult lending institutions (including banks and provident fund centers) before signing the subscription letter to understand the relevant loan policies (including but not limited to the restrictions on purchases and loans, down payment ratio, loan term, loan interest rate, down payment fund source, income certificate, bank flow, and guarantee by non-immediate family members, etc.). ) and confirm. In other words, the buyer is the main responsible party to check the "innovation" qualification and the source of funds.

With the release of the "Notice", the burden on developers and real estate agents involved in putting an end to "new" chaos has increased, and it is far from enough to just remind property buyers. The responsibility of checking the income, credit information and the source of the purchase money of the purchaser "The purchaser should consult the lending institutions (including banks and provident fund centers) before signing the subscription book" is further transformed into the strict check of the developer and real estate agent.

In the "innovation" upsurge that runs through almost the whole year in 2020, driven by the interest mechanism of "buy is earn", around the interest center of buyers, some people who participate in the interest chain of real estate speculation, such as small loan companies, law firms, real estate agents who recommend holders, internal sales staff of real estate enterprises, and even bank credit personnel, have formed upstream and downstream.

In the view of many people, such as Ding Song, deputy director of China Urban Economic Expert Committee, the Notice has the characteristics of full coverage of interest chain, details and loopholes, which further strengthens the responsibility of developers and real estate agents to "innovate" the market and helps to curb the chaos in the property market.

The implementation effect needs to be tested.

At the end of 2020, when "crowdfunding innovation" and "real estate speculation on behalf of others" attracted sustained attention from the outside world, Zhang, director of the Shenzhen Housing and Construction Bureau and secretary of the party group, said, "In view of the current situation that the price of second-hand houses in Shenzhen is upside down and there are more media on behalf of real estate speculation, government departments are studying comprehensive control policies and resolutely cracking down on market speculation."

At this time, the promulgation of the Notice is regarded as the gradual landing of the regulatory will of the competent authorities.

65438+On June 22nd, Shenzhen Housing and Urban-Rural Development Bureau punished 12 people for allegedly violating the rules in the process of purchasing a house in Runxi Phase I of China Resources City: suspending relevant personnel from using Shenzhen's house purchase intention registration system and contract online signing system; Suspend the qualification of relevant personnel to purchase and lease affordable housing and talent housing in Shenzhen; Those who are already on the waiting list for public housing will be frozen. Suspend the eligibility of relevant personnel for housing provident fund loans in Shenzhen.

China Resources Land, the real estate developer involved, subsequently responded to CBN that the remaining houses will be selected according to the "Sales Plan of Garden (Residential) in Runxi Phase I of China Resources City" announced by the company, and the Qianhai Notary Office will supervise according to the order of notarization lottery announced on June 24, 2020 +065438+ until all the houses are sold out.

Some people applauded the gesture made by the competent authorities and developers, but more people who paid attention to this matter admitted to the First Financial Reporter that the illegal cost was too low: "The Housing and Construction Bureau punished the violators too lightly", "The buyers who can afford the real estate with a starting price of 1000 million don't care about suspending the qualification for purchasing affordable housing and freezing the waiting list for public housing", "I hope that the credit information system of the violators will show" and "the whole people will be rewarded for real estate speculation".

"Notice" requires housing enterprises and real estate brokers to verify with commercial banks "the income certificate, credit report, source of house purchase money and bank flow sheet for the past year or more". It remains to be seen how to implement it and how effective it is.

For example, the "nourishing water" that many newcomers are familiar with is not difficult to operate.

Experienced buyers can create a real bank card flow for cardholders six months to one year in advance. The easiest way is to transfer the funds to the holder's bank card account and then transfer them out regularly. This kind of bank running record is true. To thoroughly identify the effectiveness, banks and even law firms familiar with this "game" often need to conduct repeated verification and verification. Especially the effectiveness of bank funds, is not an easy qualitative thing. In addition, the professional threshold is higher when it comes to the financial risk assessment of buyers' solvency, down payment changes and interest changes. It belongs to the risk control business of financial institutions.

Xu Xiaole, chief market analyst of RealData, bluntly said that the actual effect of the policy still depends on the intensity of implementation. It seems inappropriate to leave the qualification examination of house purchase entirely to real estate development enterprises and real estate agents.

"Although real estate enterprises and brokerage institutions should undertake the obligation of informing and preliminary examination of the buyer's qualification to purchase houses, they can only be limited to the basis provided by the buyer himself, and lack the professional review ability and legal basis for the endless stream of fraud." Xu Xiaole analyzed that for the qualification audit, the government supervision department needs to bear the responsibility of the audit subject, and the bank should bear the obligation to audit the lender's qualification. An open and transparent platform for joint examination of qualification information should be established, so that the government, banks, housing enterprises, brokerage institutions, buyers and sellers can enjoy the information without discrimination and fundamentally put an end to fraud.

Almost all the interviewees expressed similar views.

Zheng Shulun, vice president of Zhongyuan Real Estate (Chinese mainland) and managing director of Shenzhen Zhongyuan, added that a new upsurge has emerged in many parts of the country, which can really crack down on illegal real estate speculation to a certain extent. Shenzhen's policy control has always been at the forefront of the country, trying first to improve the tone of buying houses and the source of funds. Experience that has never been implemented before, how to implement it, I believe we need to wait for details.

Author: Wu Junjie