论商品房按揭的风险及防范

【作者】 付飞龙；

【导师】 唐烈英；

【作者基本信息】 西南政法大学 ， 法律， 2006， 硕士

【摘要】 自改革开放以来，实行了房屋商品化和城镇住房制度改革以及住房公积金制度，我国商品房按揭首先在沿海经济发达地区发展起来，继而向内地推进，并成为银行、房地产开发商和购房人共同参加房地产开发经营的一种重要的融资方式。商品房按揭业务的开展，也给购房人、银行、房地产商都带来了诸多益处。随着我国按揭贷款利率的进一步下调，按揭发展的势头将更为迅猛。 但由于商品房按揭在我国是一个新生事物，刚起步不久，缺乏经验，国内研究也比较少，法律规定几乎是空白，造成现实中操作很不规范，产生了大量虚假按揭套取银行现金，欺骗购房者等现象，按揭中各方当事人都存在着很大风险。目前按揭购房中出现的纠纷越来越多，有些贷款纠纷案情还比较复杂，已经严重影响了商业银行的利益，成为新的不良贷款增长点。特别是期房按揭，买房人在支付房屋价款之后，并不能像对现房那样取得房屋的所有权，而只是取得对房屋所有权的期待权，它在本质上是一种债权。因而期房按揭贷款对按揭当事人具有更大的风险，更容易产生纠纷。而房地产开发商因为要承担连带保证责任，在整个按揭过程中也随时处在风险之中，如果购房人因主客观原因不按时交纳按揭月供款，开发商就要承担保证责任，其追偿权由于缺乏相应担保措施也很难保证。 为了商品房市场的健康发展，按揭制度必须规范化、法治化，以抵制其带来的各种风险。因此急需对该课题进行研究，制定出完善的法律制度对中国大陆的按揭概念及操作提供法律依据，防范其带来的各种风险，让这种新事物在法律的约束下更好的为社会主义市场经济服务。 目前已经有一些关于按揭风险的研究，但大多是站在一方立场上分析如何规避风险，业界比较多的是为银行如何防范风险出谋划策，而新闻媒体更多的在呼吁买房人在按揭购房时如何防范风险。但是按揭是把多刃剑，一方防范规避风险的同时，往往将风险转移到了另外两方的头上。为规范和保障个人住房按揭市场的健康发展，抵御按揭带来的各种风险，让按揭真正成为促进经济发展的有利工具，有必要对商品房按揭市场发展过程中所暴露出来的各种风险进行综合分析研究，找出各方当事人之间相互影响相互依赖的关系，力争在法律和制度建设中找到使按揭各方当事人风更多还原

【Abstract】 Since the reform and open policy, has implemented the house commercialization and the cities housing system reform as well as the housing common reserve fund system, our country commodity apartment mortgage first develops in the coastal economy developed area, subsequently to inland advancement, and becomes the bank, the property developer and purchases homes the human to participate in the property development management together one important financing way. Commodity apartment mortgage service development, also gave purchases homes the human, the bank, real estate business has all brought many profits. Further declines along with our country mortgage loan interest rate, the mortgage development tendency will be swifter more and violent.But because commodity apartment mortgage in our country is newly emerging things, just started soon, lacked the experience, the domestic research quite were also few, the legal rule was a blank nearly, created in the reality to operate is not very standard, produces massive false mortgage to obtain by illegal purchase the bank cash, the deceit purchases homes phenomenon and so on human, in. mortgage all quarters litigants all has the very big risk. At present in mortgage appears dispute more and more many, some loans dispute case quite is also complex, seriously has already affected commercial bank’s benefit, becomes newly not good loans the point of growth. Specially time room mortgage, purchases homes the human after pays the house cost, cannot like to builds the good house such to obtain the house the property rights, but only is obtains to the house property rights anticipation power, it in essentially is one kind of creditor’s rights. Thus the time room mortgage loan has a bigger risk to the mortgage litigant, is easier to have the dispute. But property developer because must undertake the association更多还原