Mortgage loan seems to be a "win-win" for commercial loans. Is there really no risk?

Editor Ceng Fang

Tuyuan vision china

Investment is on the right track, and it is safe and secure. Welcome to "investment education 12 1".

As a homeowner, if there is a plan that can help you save a lot of mortgage interest expenses, will you be moved? In theory, everyone wants to give it a try, especially those who "stand high" on the mortgage interest rate.

Where there is demand, there is a market, and where there is a market, there is a vision to find the market. So there is a so-called scheme-loan interest reduction, that is, lenders convert personal property mortgage loans into personal property mortgage loans with lower interest rates through a series of operations of third-party lending institutions, in order to achieve the effect of reducing interest expenses and reducing debt costs.

It seems to be a wonderful plan, but for ordinary buyers, there are huge risks hidden behind it. Listen to 2 1 to explain them one by one.

Where does the market come from?

First of all, let's start with the mortgage interest rate. In the first half of last year, under the general requirement of "housing without speculation", in order to effectively curb speculative real estate speculation and stabilize the expectations of the property market, the real estate financial supervision policy continued to increase, and mortgage interest rates across the country rose steadily.

Take the first-tier city of Guangzhou as an example. In the first eight months of last year, the mortgage interest rate in Guangzhou was raised five times. At the peak, the interest rates of the first and second home loans of mainstream commercial banks in the region were not less than 5.85% and 6.05% respectively. In a large number of second-and third-tier cities, the first home loan interest rate directly broke "6". For example, the first home loan in Suzhou reached 6.2%, the first home loan in Hangzhou reached 6.3%, and the first home loan in Zhengzhou reached 6.37%.

However, since the second half of last year, in order to maintain the healthy development of the real estate market and safeguard the legitimate rights and interests of housing consumers, the financial regulatory authorities have adjusted the financial regulatory policies of the property market in an orderly manner, and the national mortgage interest rate has entered a downward period. Especially since the beginning of this year, the downward pressure on the economy has increased due to the unexpected impact of the turmoil in the international situation and the multi-point spread of domestic epidemics. Under the requirement of steady growth, the central bank lowered the LPR quotation several times and lowered the lower limit of mortgage interest rate, which directly promoted the sharp reduction of mortgage interest rates across the country.

According to RealData, the housing credit environment was further relaxed in September this year, and the overall mortgage interest rate hit a new low. 103 The interest rate of over 80% mainstream mortgage in key cities is as low as the lower limit of 4. 1% for the first set and 4.9% for the second set. People in the industry generally pointed out that the future mortgage interest rate is expected to be further lowered.

The continuous downward adjustment of mortgage interest rate is undoubtedly a great benefit for new mortgage loans, but existing mortgage loans do not enjoy such preferential treatment, which has caused a huge psychological gap among mortgage providers who have already been burdened with high mortgage interest rates, especially those who just got on the bus in the first half of last year, and has also made loan intermediaries who are good at "packaging" discover "business opportunities" and launched a "solution" of "reducing loan interest rates" in a targeted manner.

Let's talk about mortgage loans. As an inclusive credit product, mortgage loan is mainly used to support the business development of small and micro enterprises and individual industrial and commercial households, and the loan amount is generally 70% or even higher than the collateral.

In recent years, in order to support the development of small and micro enterprises and other groups, the state has continuously promoted banks and financial institutions to increase financial supply to this group, and demanded that the loan interest rate be reduced year by year. For example, in April this year, the China Banking Regulatory Commission issued the Notice on Further Strengthening Financial Support for the Development of Small and Micro Enterprises in 2022, pointing out that the banking industry should continue to achieve the growth rate of inclusive small and micro enterprise loans and the "two increases" in the number of households, and strive to continuously increase the proportion of credit loans in the balance of inclusive small and micro enterprise loans. Strive to increase the proportion of first-time borrowers among small and micro enterprise borrowers. The number of new "first-time borrowers" of small and micro enterprises in large banks and joint-stock banks was higher than that of the previous year. Strive to reduce the overall interest rate of new loans for inclusive small and micro enterprises in the banking industry compared with 202 1.

Under such requirements, on the one hand, the financing threshold and cost of small and micro enterprises have dropped significantly. According to the central bank, as of the end of August this year, the average interest rate of corporate loans nationwide was 4.05%, the lowest since statistics. According to the reporter of 265438+20th Century Business Herald, the interest rate of loans granted by banks to small and micro enterprises is generally below 4%, and high-quality customers can even achieve about 3.5%.

On the other hand, financial institutions have strengthened assessment management, and business personnel have assumed greater performance pressure, which also gives loan intermediaries an opportunity.

Intermediaries who have successfully handled mortgage replacement business loans for customers for many times bluntly told reporters, "Under our operation, customers have paid a large amount of interest less, bank employees have completed the assessment tasks, and we have also earned handling fees. Everyone is very satisfied with this result. "

Where does the risk come from?

In the above-mentioned intermediary, mortgage replacement business loan is a satisfactory solution for all three parties, but he did not mention the risks behind this series of operations. What's more, almost all these risks are ultimately borne by the lender alone.

Generally speaking, when small and micro enterprises apply for mortgage loans, banks will require their business licenses to be six months or more and have actual business premises, so the running water of enterprises can cover the repayment of loan principal and interest. In addition, the property used for mortgage should be settled before the loan.

Obviously, for those who just want to save a sum of interest expenses, it is basically difficult to meet the standard for mortgage loans in banks, but these are "nothing" in the eyes of loan intermediaries.

"Without a business license, we are responsible for helping you, and information such as operation process and location can also be operated. You will definitely pass the bank audit. You only need to pay a certain handling fee. " The above-mentioned intermediary told reporters that they also provide bridge funds for customers to settle their previous mortgages, and customers can pay interest on a daily basis, but the annualized interest is generally above 20%.

According to the above intermediaries, the whole process of mortgage replacement business loans can basically be completed within one month. "After completion, the lender can repay the loan according to the plan." However, at this time, the lender's "nightmare" has just begun.

First of all, compared with the 30-year loan cycle of mortgage, the loan period of mortgage to commercial loan is usually only 3-5 years. After the replacement, the repayment pressure of the lender suddenly increased. If there is not enough cash flow to support the repayment plan, it will face a greater risk of default. In case of default, the payer will not say anything on the credit blacklist, and his property will be auctioned by the bank.

Of course, under the "packaging" of most intermediaries, the loan period of mortgage business loans has been "extended" to 20 or even 30 years. But in fact, there is a kind of loan renewal behavior, such as submitting application materials to the bank every five years for review, in which greater risks are hidden. Lenders need to understand that the materials handled by the intermediary are forged and cannot withstand repeated audits.

Through appearances, mortgage replacement of commercial loans is essentially an illegal operation that leads to the flow of commercial loans to the property market. Under the background of "housing and not speculating", this is a serious provocation to the "red line" of supervision. Previously, the Notice on Preventing Operating Loans from Illegally Flowing into the Real Estate Sector jointly issued by several regulatory authorities has clearly pointed out that once the lender's loan is found to be misappropriated in the real estate sector, the loan will be recovered immediately, the credit line will be reduced, and the corresponding legal responsibilities will be investigated.