Is the land yours? Is there a construction plan?
Second, what is the basic process of real estate project development loan?
The basic process of real estate project development loan is as follows: 1, application submission 2, investigation acceptance 3, project evaluation 4, examination and approval 5, formalities handling 6, data archiving 7, post-loan management 8, loan collection and surrender. Article 10 of the Measures for the Administration of Real Estate Development and Construction Loans of Agricultural Bank of China (Trial): Real estate development enterprises or construction and installation enterprises directly submit a written loan application to the bank, stating the loan amount, currency, term, purpose, loan method, guarantee method, repayment source and repayment ability, etc. Article 11 If a bank agrees to accept a loan application and apply for a real estate development loan, it shall notify the developer to formally fill out the Application for Fixed Assets (Medium and Long-term) Loan; If an application for a construction and installation loan is short-term according to the term of funds, the construction and installation enterprise shall be notified to formally fill in the "Application Form for Liquidity (Short-term) Loan" and the borrower shall be notified to formally fill in the "Application Form for Fixed Assets (Long-term) Loan". Article 13 In addition to the investigation contents stipulated in the Agricultural Bank of China Loan Management System and Loan Operation Rules, the loan investigation department shall also investigate and determine the legality of real estate development loans: (1) Real estate development qualifications. Mainly investigate whether the borrower's business license is true and valid, and whether the business scope stipulated in the license includes real estate development, real estate sales and other projects. (two) the effectiveness of the development qualification certificate. Investigate whether the developer's development qualification grade certificate is true and effective, and whether it has been inspected by the competent department. (three) the authenticity and validity of the land transfer contract. Should investigate whether the land transfer contract is true and effective, and whether the land planning red line map has been approved. (4) Integrity of legal documents. We should investigate whether the land transfer fee of the project location has been paid, and whether the state-owned land use certificate, construction land planning permit, construction project planning permit and construction project construction (opening) permit are complete and effective; If the pre-sale has started, whether it holds a valid "Pre-sale Permit"; Whether the above documents are temporary. (5) Compliance of loan purposes. We should investigate whether the development of loan projects conforms to the relevant laws, regulations and policies of the state. For those involving the conversion of agricultural land to construction land, it is necessary to investigate whether the approval procedures for the conversion of agricultural land have been gone through, and whether the land has been "speculated" in disguised form by changing the use of agricultural land for real estate development or construction projects, planning permission, red line map transfer, etc. If the collectively owned land is used for real estate development in the urban planning area, it shall be investigated whether it can be sold with compensation after being requisitioned and converted into state-owned land according to law. (six) the legality of the agreement or contract for construction and joint construction. (seven) for affordable housing development projects, but also to investigate whether the project is included in the national annual investment plan and credit plan for affordable housing construction, whether the tax reduction and exemption documents are true and effective, and whether the allocation of land is legal. (8) Legality of collateral. According to the relevant laws and regulations on real estate management, the following real estates may not be mortgaged: 1. Illegal buildings and houses and facilities that have been included in the scope; 2. Military facilities; 3. The land use right obtained by means of transfer can be recovered free of charge after two years of development; 4. The right to use state-owned land has been mortgaged and registered with the above-ground house ownership, and the above-ground house ownership has been mortgaged and registered with the right to use state-owned land. According to the relevant restrictions on the transfer of real estate in the Real Estate Law, the following real estate should be avoided as collateral: 1. Failing to pay all the land use right transfer fees as agreed in the land transfer contract and obtaining the land use right certificate; 2 in accordance with the land transfer contract for investment and development, which belongs to the housing construction project, and the total investment is not completed more than 25%, which belongs to the development of a piece of land and has not formed the conditions of industrial land or other construction land; 3. The collectively owned land in the urban planning area has not been converted into state-owned land. To investigate the legality of construction and installation loans, we should not only investigate the contents stipulated in the loan management system and loan operation rules of Agricultural Bank of China, but also determine the construction and installation qualifications: (1). Mainly investigate whether the borrower's business license is true and valid, whether the business scope stipulated in the license includes construction, installation, decoration and other projects, and whether the business license has gone through the annual inspection procedures of the administrative department for industry and commerce. (two) the validity of the qualification certificate of the construction enterprise and the legality of the construction activities. It shall investigate whether the qualification grade certificate of the construction enterprise is valid, whether it has been inspected by the competent department, whether its construction activities are beyond the business scope permitted by the qualification grade of the enterprise, and whether it undertakes projects in the name of other construction enterprises. (3) Construction permit for foreign enterprises. It should be investigated whether the construction and installation enterprises registered in other places hold the permit to enter local construction projects, and whether the permit is true and valid. (4) The bid winning and construction contracts and agreements provided by the construction and installation enterprises are true and effective. (5) It conforms to the actual purpose of the loan. Whether it is used for prohibited projects listed in national policies such as pre-contracting. Twentieth real estate development loans and long-term loans for construction and installation should be verified and issued one by one, and the loan issuance procedures should be handled one by one according to the needs of engineering design and actual construction progress.
Third, what is the relationship between ancient developers, mortgages and buyers?
First, there were modern forms such as developer companies in ancient times, but their functions were the same as those of modern developers, that is, the person in charge. There are many famous developers in the history of China. Before Wang Mang proclaimed himself emperor, he invested one million yuan to buy 30 hectares of land in Beijing, built a batch of houses and sold them to refugees for living at low prices. After Pei Du, the prime minister of the Tang Dynasty, retired, he was also transferred to his friends and colleagues in Luoyang. In Taiping Guangji, there is also a big boss, Dou _, who bought 10 mu of depression with 30 thousand copper coins. After the leveling, he built 20 shops. Jinghuan, which owns more than four products, buys land (real estate) in the suburbs of Beijing and sells it after it is built. Yang Jingting, a poet in A Qing, wrote in Du Men Zayong: "Tear down the Huatang. See how he makes it, how he sells it, and how many officials live in the pockets of officials. " It is said that after Manchu civil servants retire,
Second, the rate of self-owned housing in ancient times was not higher than today. Take the Song Dynasty as an example, the population has reached about 500,000. Cities are all houses except roads and water, and there are few open spaces for development. In September of the 2nd year of Yongxi, Song Taizong wanted to expand Miyagi and cancelled the expansion plan. During the heyday of the Southern Song Dynasty, the population of Hangzhou, the capital, soared to more than one million, while Beijing, with an urban area of less than 30 square kilometers, was so flat that many officials lived there.
Third, in ancient times, although loans were used to pay for houses, especially in the Ming Dynasty, it became the main solution for urban residents when their houses were insufficient.
You will ask, at that time, there were no banks. Who do they borrow money from?
There are roughly four channels: one is to find a pawn shop loan; Second, find a bank loan; Third, find a loan from the printing bureau; Fourth, organize your own "money meeting" and borrow money from each other among buyers.
Let's talk about the channels of pawn shops first.
Shops in large and medium-sized cities in China are short of money, so they can take things to pawn shops, let people estimate the price, and then lend money at 70% or even lower of the estimated price, and agree on the repayment date and interest rate. When the deadline comes, they can return the money to the pawnshop in one hand and carry their own things in the other. Obviously, this is a relatively primitive
Property buyers go to pawn shops for loans, mortgage ornaments, jewelry, antiques, calligraphy and painting, and other movable property, one of which is real estate certificates such as deeds and property certificates. Interest is generally calculated monthly. The previous interest rate was usually high, and Li Bai's monthly interest rate was usually low, with a monthly interest rate of 2% to 5%. In some periods, the upper limit of government repayment, such as the Southern Song Dynasty and the Ming and Qing Dynasties, the monthly interest of pawnshops should not exceed 3%.
It should be noted that the "monthly interest" mentioned here, like now, is to compound interest. For example, if you are short of money to buy a house, you can steal the antiques collected by your father from home, find a pawnshop as collateral, and borrow at the interest rate of 3% per month100000. How much can you lend to the pawnshop in exchange for your father's antiques? If the interest is simple, the monthly interest is 3,000 yuan, and after one year, it will be combined with interest136,000 yuan; If you compound interest, the first month's interest is 3,000, the second month's interest is 3,900, and the third month's interest is 4 170. You have to pay back the pawnshop142,576 yuan.
Smart friends will find that ancient purchases were not big. Why? It's not because the pawnshop pays interest at compound interest, and it's not easy to pay it back, but because it needs something as collateral to find a pawnshop loan. This threshold is too high for buyers who are in urgent need of loans. First, they don't have a house and can't get a real estate license; Second, it is unlikely that they have any particularly valuable movable property at home, otherwise they would have sold the house payment long ago, and who would go to the pawnshop to borrow money foolishly.
Ok, let's talk about banks, not pawn shops.
Bankers appeared late. According to the mainstream view of economic history, decent money houses did not appear until the Ming Dynasty. However, for property buyers, one advantage of private banks is that they can borrow money without mortgage, as long as the lender can find a guarantor with strength and credibility. If the lender has outstanding credit and can gain the trust of the bank, then even the guarantor can borrow money from the bank.
In the late Ming and early Qing dynasties, money houses spread all over the country, but their main businesses were similar, namely deposits, loans and currency exchange. Many banks absorb depositors' deposits and then lend these funds to people in urgent need to earn a certain price difference. At that time, the main function of the bank's storage was custody, not preservation. Merchants often deposit money in banks without interest. Even if there is, the interest rate is far lower than the interest rate when the bank lends money. For example, during the Guangxu period of the Qing Dynasty, the deposit interest rate of major banks in Shanghai was generally around 3% per month, while the loan interest rate was as low as 7% per month. Now the loan interest rate is as high as 30% per month. And at that time, like modern banks, private banks used simple interest to absorb deposits and compound interest to lend abroad. Suppose you find a guarantor and apply to the bank for a current loan of100,000 yuan, and the monthly interest is calculated at 30%, then one year later, you have to pay back 230,000 yuan. This is scary.
Interestingly, if you are rich, you saved millions of time deposits in a bank in the late Qing Dynasty, and one day you want to buy a tens of millions of luxury houses, you can go to this bank to overdraw, and you don't have to pay interest. It can be seen that it is an inherent problem in the financial industry to love the poor and the rich, and neither banks in the Qing Dynasty nor modern banks can avoid customs.