商品房按揭中银行风险防控的法律制度研究

【作者】 谢宏斌；

【导师】 符启林；

【作者基本信息】 中国政法大学 ， 经济法学， 2010， 硕士

【摘要】 商品房按揭是国内外广泛开展的一种房地产业务,是指商品房购房者不愿或不能一次性支付全部购房款而向银行贷款来支付,并就所购商品房设定担保的行为。我国内地的商品房按揭业务是上世纪80年代由香港经由东南沿海地区传入的。近年来,随着我国房地产市场的火热升温,商品房按揭业务也迅猛发展。按揭在商品房买卖贷款中,已经成为需要贷款的购房者首选的付款方式,成为银行最能接受、广泛适用的发放贷款的担保方式。但是值得注意的是,尽管“按揭”称谓及其运作模式在我国内地相关事务界广泛采用,但是按揭在全国性的现行法律和全国机关颁布的商品房住房销售合同文本中,都没有正式承认并明确规定。当前,我国内地商品房市场的飞速发展带动商品房按揭贷款在银行商业贷款中的比重不断加大,随之而来的商品房按揭贷款法律纠纷也不断增多,但是相关立法的缺失使得银行在处理各种复杂的法律事务当中捉襟见肘,银行按揭贷款流失的风险攀升。银行按揭贷款的风险防控效果,不仅影响到银行本身的现金流量和日常工作的开展,而且会影响到整个金融系统乃至社会的稳定。世界“金融海啸”源于美国的“次贷危机”,而美国的“次贷危机”又源于美国按揭贷款市场大批次级购房者不能按期偿还贷款。由此可见,从法律的角度研究我国商品房按揭中银行风险的防控,具有重要的理论价值和现实意义。本文通过分析我国当前法律制度下按揭的内涵,阐明按揭的法律性质和法律关系;通过分析我国商品房按揭中银行风险的种类和美国“次贷危机”的成因,提出我国银行风险防控存在的问题;通过对比香港地区和外国的法律和经验,提出完善我国商品房按揭中银行风险的法律防控的建议。第一章阐述了商品房按揭的涵义,分析了我国商品房按揭的法律性质和法律关系。笔者首先从按揭的词源入手,介绍按揭在英美法系和香港地区的涵义,对比提出按揭在我国有其特有的涵义。然后根据我国有关按揭的法律规定,结合具体的按揭法律行为,揭示我国按揭的法律性质和法律关系,为后面研究我国法律对按揭中银行风险防控的规定建立理论基础。第二章研究我国法律关于商品房按揭中银行风险防控的规定。首先,笔者通过介绍我国银行风险的涵义和特征,分析当前我国法律制度下银行风险的种类,提出我国按揭主体的行为、法律制度的不完善、商品房市场的变化都有可能引起商品房按揭中银行的风险。其次,笔者紧密结合我国现行法律法规,重点分析我国商品房按揭中银行风险防控存在的问题:法律法规的缺失、保险制度的不完善、按揭实践中存在的问题。最后,通过介绍美国次贷危机的涵义和成因,重申银行风险防控的重要意义,对比查找我国银行风险防控中的法律漏洞。第三章通过介绍香港地区和有关国家在商品房按揭中银行风险防控的经验做法,笔者提出采取完善银行风险防控的法律规定、健全商品房按揭贷款保险的法律规定、构建商品房按揭贷款证券化的法律制度、发挥政府宏观调控的积极作用等防控措施的重要性和可行性,与后文完善我国银行风险防控措施相对应。第四章针对我国商品房按揭中银行风险防控存在的问题,吸收借鉴香港地区和国外先进的经验做法,提出我国要通过完善银行风险防控的法律规定、健全商品房按揭贷款保险的法律规定、构建商品房按揭贷款证券化的法律制度、发挥政府宏观调控的积极作用等方式,从而完善我国商品房按揭中银行风险的法律防控。更多还原

【Abstract】 The commercial housing mortgage is one kind of real estate service which domestic and foreign widely develops, is the behavior refers to the commercial housing home-buyer not to hope or cannot pay the funds completely, but pays to the bank loan, and buys the commercial housing hypothesis guarantee. Inland’s commercial housing mortgage service was spreads in the 1980s from Hong Kong by way of the southeast coast area. In recent years, along with the real estate market’s heating-up, commercial housing mortgage service also develop rapidly. The mortgage in the commercial housing business loan, already became the home-buyer’s first choice payment method which needs to loan, the bank’s most acceptable and widespread loan guarantee way. But it is noteworthy that although“mortgage”name and operation pattern was widely used in related business field in inland, the mortgage in the current law and in the commercial housing sales contract which promulgated by national organization, does not have the official acknowledgment and stipulated clearly. Presently, the swiftly development of commercial housing market of inland leads the commercial housing mortgage loan to enlarge unceasingly in the bank commercial proportion, that followed commercial housing mortgage loan legal dispute also unceasingly increases, but the flaw of related legislates cause the bank to be out at the elbows in handling with each kind of complex legal affairs, therefore, the risks of the bank mortgage loan outflow climbs. The outflow of bank mortgage loan, not only affects bank’s cash flow and the smooth development of routine work, but also affects the stability of the entire financial system and even society. The“the financial Tsunami”of the world stems from“the loan crisis”of U.S, and“the loan crisis”of U.S stems from US mortgage loan primary market large quantities of secondary home-buyers not to be able on time payment. Thus it can be seen, the research on the bank risk prevention and control of commercial housing mortgage from the legal angle, has the vital practical significance and the theory value. This article through analyzing the mortgage connotation under our country current legal regime, illuminates the legal nature and the legal relationship of the mortgage; through analyzing the bank’s risk of commercial housing mortgage under current legal regime and the origin of American loan crisis, puts forward the problems of bank risk prevention and control; through contrasting Hong Kong area and the foreign countries law and experience on bank risk prevention and control, proposes the bank risk legal prevention and control suggestion of consummating our country commercial housing mortgage.The first chapter elaborated the meaning of the commercial housing mortgage, analyzed the commercial housing mortgage’s legal nature and the legal relationship in our country. The author first obtains from the stem of mortgage, introduces the meaning of mortgage in the UK-US legal system and Hong Kong area, and put forward the unique meaning of the mortgage in our country. Then according to our country’s related mortgage legal norm, unifies the concrete mortgage legal acting, reveals the legal nature and the legal relationship of our country’s mortgage, establishes the theory base for studying our country’s law on the bank mortgage risk standard.The second chapter is key point of this article, studies our country law on the bank mortgage risk standard. First, through introducing the meaning and the characteristic of our country’s bank risk, the author analyzed the bank risk’s type under our current legal regime, proposed that the bank risks in the commercial housing mortgage may possibly caused by the behavior of mortgage main body, the imperfect of legal regime, the changes of commercial housing market. Next, unifying our country current law laws and regulations closely, the author highlight analyzed the problems of bank risk prevention and control in our country commercial housing mortgage: the flaw of laws and regulations, the imperfect of insurance system, the problems exist in the mortgage practice. Finally, through introducing the meaning and the origin of American loan crisis, reiterated the important meaning of bank risk prevention and control, searched the legal bug in our countries’bank risk prevention and control by contrasting way. The third chapter through introducing the bank risk prevention and control’s experience and practice of the commercial housing mortgage in Hong Kong area and the related countries, the author proposed that adopts consummating legal prevention and control system, perfected insurance system, established and perfected mortgage loan securitization market, strengthened the importance and the feasibility on government macroeconomic regulation and control, corresponding to the bank risk prevention and control measure in the later chapter.The fourth chapter in view of the problems existing in the bank risk prevention and control of our country commercial housing mortgage, taking example from the advanced experience and practice from Hong Kong area and the overseas, proposed that our country must through consummating the legal regime of bank risk prevention and control, perfecting insurance system, implementing the mortgage loan securitization, strengthening government’s macroeconomic regulation and control, thus consummates the bank risk legal prevention and control in our country commercial housing mortgage.更多还原