Because of the characteristics of real estate mortgage loan has many restrictions, complicated knowledge points, many process links and long time, and many practical solutions derived from the loan business, it has always been favored by senior loan practitioners It is valued and even considered to be the core loan practice knowledge.
Many loan assistance companies regard the knowledge of real estate mortgage loans as the most important link in the induction training for newcomers, so the importance of knowledge about real estate mortgage loans can be seen.
I have written a lot about real estate mortgage loans before, and every time I rewrite it, I have a different experience, which can be regarded as learning with everyone.
Let me introduce the relevant knowledge in detail from two aspects of the application conditions and handling process of real estate mortgage loans.
In order to let more borrowers and friends understand, I will try my best to explain in simple, non-industry terms.
Overview of Real Estate Mortgage Loan
Real Estate Mortgage Loan, as the name suggests, is a loan product that uses the real estate of the borrower or his relatives and friends as collateral.
Because it is a mortgage loan, it is different from a credit loan. Three elements: the borrower's own loan qualifications and mortgage property properties , and the risk control conditions of the target loan product, only in this way can we screen out the best loan plan more accurately and quickly.
That is to say, the loan applicant must not only meet the risk control conditions of the target loan product, but the real estate under his name must also meet the requirements.
To put it more bluntly and generally, not only must the loan applicant meet the loan qualifications, but he must also be able to provide real estate that can be mortgaged to the lending institution.
In order to facilitate everyone to understand real estate mortgage loans more thoroughly, I will classify and explain real estate mortgage loans from different dimensions.
A. According to the different borrowers or loan purposes, it can be divided into: real estate mortgage consumer loans and real estate mortgage business loans.
1. For consumer loans mortgaged by real estate, the subject of the loan is an individual, and the mortgaged real estate can be owned by oneself or by relatives and friends. The restricted loan uses are: decoration, buying a car, going abroad, traveling, studying abroad, and other durable goods consumption. Also due to restrictions on loan usage, most banks have a limit of less than 1 million yuan for this type of loan.
2. The borrower of the real estate mortgage business loan is the enterprise, the real estate is owned by the enterprise, the legal person of the enterprise or the shareholders, the legal person of the enterprise or the relatives and friends of the shareholders, and the main purpose of the loan is the operation of the enterprise. Common bank real estate mortgage business loan products have a single limit of 10 million yuan, and some banks have a single limit of 30 million yuan.
With the implementation of the restrictive policy, most banks have stopped the approval of real estate mortgage consumer loans exceeding 1 million yuan.
Because the market value of a large number of houses in first- and second-tier cities is far more than 1 million yuan, while the market value of houses in third- and fourth-tier cities and fourth-tier cities is mostly around 1 million yuan. Therefore, in the practice of lending, most of the first- and second-tier cities are mainly based on real estate mortgage business loans, and most of the third- and fourth-tier cities or below are mainly based on real estate mortgage consumer loans.
B. According to the different attributes of the mortgaged property, the common classifications are: residential mortgage loan and commercial real estate mortgage loan.
The so-called residence in residential mortgage refers to our common commercial housing with residential attributes, such as ordinary residences, villas, 70-year-old apartments, etc. Commercial, office buildings, commercial and residential apartments, hotels, etc.
The mortgage rateof ordinary houses is above 70%, and the mortgage rate of some special businesses can even reach 100%.
villaThe mortgage rate is slightly lower. The common real estate mortgage loan mortgage rate on the market is generally around 60%, and the higher one is only 80%.
Mortgage rates for commercial real estate are even lower.
Like factories and warehouses, the general mortgage rate is only 40%~50%, or even lower.
Commercial and residential apartments, office buildings and hotels are generally 40%~50%, and the business of the highest institution I have seen is only 55%, but the interest is much higher than that of banks.
After discussing the classification of real estate mortgage loans, everyone should have a rough understanding of real estate mortgage loans.
In the following, we will provide a deeper understanding of the process of handling real estate mortgage loans. For convenience, we will explain from the perspective of loan applicants, and loan practitioners can be directly replaced by customers.
Note: In order to standardize the expression, all "lending institutions" in this article include banks and small loan companies, rather than some loan practitioners narrowly referring to small loan companies. Please pay attention to the distinction to prevent misunderstandings.
Real estate mortgage loan handling process and detailed interpretation
The first step is to confirm before the loan
Whether you are applying for a real estate mortgage consumer loan or a real estate mortgage business loan, you must confirm the following questions in advance.
- Do you meet the age requirements?
- Does your credit information meet the requirements?
- Do you have enough ability to repay the loan?
- Can you provide a mortgageable property that meets the conditions?
- What is your target loan amount?
- What is the range of loan interest rates you can accept?
- How long do you want to apply for the loan?
- What is the repayment method you can accept?
- Do your spouse and other property owners agree?
If you have clear and positive answers to these questions, then you can prepare loan materials in advance.
If your credit records are bad, such as those that are currently overdue, or have a large number of small loans or online loans under your name, you should settle those that can be settled. Prevent being directly rejected by the lending institution for this reason.
The second step is the preparation of loan materials.
Under normal circumstances, real estate mortgage consumer loans only need to provide personal materials, while real estate mortgage business loans need to provide personal materials of the loan applicant and related company related materials.
Personal information:
ID card, household register, marriage certificate/divorce certificate/single certificate, income certificate, half-year bank statement, property right certificate (property certificate, land use certificate ) of both spouses.
Note:
If the mortgage is not the same, even if you apply for a mortgage loan with the real estate of a relative or friend, you need to provide the relevant documents of the property owner and husband and wife together.
enterprise materials :
original and copy of business license, original and copy of tax registration certificate, account opening permit , company profile, legal person and shareholder ID cards and resumes, articles of association (including articles of association, amendments to the articles of association, shareholder resolutions), Capital verification report , financial statements (the previous two years + this year to this month), bank statement (more than half a year), tax payment certificate (nearly three months), upstream and downstream purchase and sale contracts, etc.
Note:
If there is no affiliated company under your name, you need to register or transfer the company shell in advance, but because each lending institution has different regulations on the time for loan applicants to hold or associate companies, sufficient time must be reserved.
The third step is to determine the loan plan
The so-called determination of the loan plan means selecting the target lending institution.
Generally speaking, banks are characterized by low interest rates, long loan periods, strict audits, and slow lending speed, generally 15-30 working days; small loan companies are characterized by slightly higher interest rates, short loan periods, and looser audits, but The loan is fast, usually within 1-7 working days.
But there are also differences between banks. For example, some banks value high-quality collateral, while some banks are more optimistic about the qualifications of borrowers. Similarly, this problem also exists among small loan companies.
If we want to select the most suitable loan plan, we must make multi-dimensional comparisons based on our own loan qualifications and loan product restrictions.
After spending a certain amount of energy, whether by yourself or through a loan intermediary, if we successfully match a suitable loan plan, then we can proceed to the next step.
The fourth step is to submit information to the lending institution.
This step is relatively the simplest. After confirming the selected lending institution, just submit the prepared materials directly.
Then just wait for the lender to conduct the preliminary review. After the preliminary review is passed, you will be notified to proceed to the next step.
Note:
Remember, don’t talk nonsense when facing the bank account manager. No matter what your real loan purpose is, just speak according to the purposes mentioned above.
Don’t be too honest at this time, don’t hand over all the real uses such as buying a house, stock trading , investment, etc. to the lending institution.
The fifth step is the registration check and real estate evaluation
The lending institution will conduct a door-to-door inspection based on the real estate address and business address provided by the loan applicant. to evaluate. Some banks need to entrust appraisal company to take photos and give an appraisal value.
Note:
If the appraised value of the property is lower than the loan applicant’s expectations, you can directly reject the current lender and choose another lender.
If you go through a loan intermediary or lending institution, in fact, the transferred company shell has a certain room for manipulation.
stop here, don't write too explicit, otherwise it may cause problems.
The sixth step is to sign the loan contract (face-to-face signing)
If the lending institution has passed the risk control review and finds that the loan applicant’s conditions are basically met and passed the final approval, the loan applicant will be notified to sign the "Loan Contract" at the designated outlet .
The lending institution and the loan applicant agree on the loan type, loan amount, interest rate, loan purpose, repayment method, loan term, rights and obligations of both borrowers and lenders, liability for breach of contract, dispute settlement and other details in the "Loan Contract".
Note:
Although the loan application can still be terminated at this time, the number of institutional inquiries has been increased in the credit investigation.
The seventh step is to go through the mortgage registration
After the "Loan Contract" is signed, the lending institution and the loan applicant will go to the real estate registration center (housing management office) to go through the mortgage registration procedures on an agreed date.
At this time, the loan applicant needs to prepare the original ID card and real estate certificate of the property owner.
After the mortgage registration is completed, the loan applicant directly submits the title certificate to the lending institution, and then waits for the lending institution to release the loan.
The eighth step, wait for the disbursement
After all the above procedures are completed, the lending institution will disburse the loan according to the account number specified in the loan purpose contract provided by the loan applicant.
If it is a business operation loan, the loan applicant can handle the withdrawal procedures according to the loan contract, and draw one or more withdrawals according to the contract plan.
When a loan applicant withdraws money, under normal circumstances, it is necessary to fill in the uniform formulation of the lending institution.Withdrawal certificate, and then go to the lending institution for withdrawal procedures.
The lending institution calculates the interest from the day the loan is withdrawn.
This is the dividing line. Above
is the routine process of general real estate mortgage loans. Below I will add the restrictions on common real estate mortgage loans on the market, so that readers can estimate the success rate of their own application for real estate mortgage loans.
Requirements for application of real estate mortgage consumer loans:
- The borrower is 22-60 years old, and the mortgagor is 22-60 years old; At least 1 times the monthly loan payment;
- can provide bank-approved mortgage properties (owned by yourself or relatives and friends), the type of property is commercial housing, and the property rights are clear; There should be no serious overdue situations such as "three consecutive years and six" within the year;
- The loan period is not more than 10 years, Equal principal and interest Or repayment of principal after interest;
Basic application conditions for real estate mortgage business loans: One year old, the age of the mortgagor is 22~65 years old, usually no more than 70 years old;
If you are a new loan practitioner, it is best to follow the company's old man to do it two or three times, otherwise it will be difficult to memorize it by rote and have a deep understanding.
If borrowers and friends can refer to this article to prepare in advance, at least they can understand the general process and not panic.
Precautions for real estate mortgage loans
Above, if this article is useful to you, please like and support it, and you can save it for emergencies.
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