What Are Accelerated Mortgage Payments?
I. Deep understanding of the importance of accelerating the financing of rural property rights mortgages
Opinions of the Chongqing Municipal People's Government on Accelerating Rural Mortgage Financing
- Chinese name
- Opinions of the Chongqing Municipal People's Government on Accelerating Rural Property Mortgage Financing [1]
- Foreign name
- Chongqing municipal people's government on accelerating rural property mortgage finance work
- Issuing authority
- Chongqing Municipal Government [1]
- Send text number
- Yufufa 2014 No. 4 [1]
- I. Deep understanding of the importance of accelerating the financing of rural property rights mortgages
- Second, work ideas and goals
- Work tasks
- Fourth, the working mechanism
- V. Safeguard measures
- Yufufa 2014 No. 4
- District, county (autonomous county) people's governments, municipal government departments, and relevant units:
- Since 2010, the city has effectively carried out the financing of the "three rights" (rural land contractual operation rights, rural residential houses, forest rights) mortgage (including pledge) financing in rural areas, which has played a role in revitalizing rural assets and increasing agricultural efficiency and increasing farmers' income. The positive role has strongly promoted the development of agricultural modernization. In order to further implement the spirit of the 18th CPC National Congress, the 3rd Plenary Session of the 18th Central Committee, and the 3rd and 4th Plenary Sessions of the 4th Municipal Committee, further deepen the reform and innovation of rural financial services, and accelerate the work of financing rural property rights mortgages, the following opinions are put forward:
- I. Deep understanding of the importance of accelerating the financing of rural property rights mortgages
- (1) Rural property mortgage financing is an important breakthrough in the overall planning of urban and rural financial services.
- As a national comprehensive urban-rural comprehensive supporting reform pilot zone, vigorously exploring rural financial products and service innovations and accelerating the advancement of rural property rights mortgage financing is an important measure for our city to actively fulfill the role of "first-in-first-out" granted by the state and to promote urban-rural integrated development. Urgent requirements for implementing the strategy of "scientific development, enriching the people and rejuvenating Chongqing". For a long time, the contradiction between the supply and demand of rural finance in our city has been prominent. The main reason is that farmers lack property and collateral recognized by financial institutions. As the farmer's largest property contracted land, homestead, and forest land, due to reasons such as unclear property rights and unquantified value, financial institutions have low recognition and poor mortgage financing channels. Carry out rural property mortgage financing, clearly quantify rural property rights, and include rural assets into the scope of financing collateral on the premise of ensuring that farmers' rights are not affected, which is conducive to giving full play to the function of rural asset financing and creating conditions for the establishment of a new pattern of coordinated urban and rural financial development .
- (2) Rural property rights mortgage financing is an important means to increase farmers' property income.
- In recent years, in the composition of farmers' income in our city, property income is less than 3%. The channels for farmers to obtain income by relying on property transfer transactions such as contracted land, house sites, and forest land are not smooth, which limits the increase of farmers' property income. Accelerate the financing of rural property rights mortgages. By further exerting the role of financing institutions as market players and improving supporting systems such as the transfer of rural property rights ownership transactions, it will not only directly increase the disposable income of farmers in the current period, but also help to broaden the channels for farmers to increase income and greatly increase farmers. Property income.
- (3) Rural property mortgage financing is an important measure to promote agricultural and rural development.
- With the acceleration of agricultural modernization and the continuous expansion of the scale of agricultural production and operation, the demand for capital has also increased. The existing rural financial credit financing model has been unable to meet the needs of modern agricultural development. The shortage of funds has become a major bottleneck restricting rural economic development. one. The deposit-loan ratio in the northeastern and southeastern regions of Chongqing is always low (only 49% at the end of 2013, 30 percentage points lower than the city's average). The county's funds are not fully utilized, and the outflow of rural funds is prominent, which has restricted financial services to the local economy. Development of functions. Speeding up the mortgage financing of rural property rights, revitalizing the "sleeping" assets of the city's rural areas and increasing rural investment will help activate rural productivity, promote agricultural development, and promote rural prosperity.
- Second, work ideas and goals
- (A) work ideas.
- Seize the opportunity of the city's overall urban-rural comprehensive supporting reform experiment and try first. On the premise of not changing the collective ownership of land, changing the land use and damaging farmers' land contractual rights, the scale of rural property mortgage financing has been continuously expanded, and rural land income guarantee loans have been gradually promoted on a trial basis. Improve the ownership registration and circulation management system, improve the rural asset evaluation system, optimize the mortgage registration service system, establish and improve the rural asset circulation and disposal mechanism, improve the risk sharing compensation mechanism, and continuously increase the participation of financial institutions.
- (2) Work goals.
- By 2017, a rural property financing and supporting system with clear property rights, clear values, convenient circulation, efficient financing, and market-oriented allocation of resources will be basically formed, effectively revitalizing rural "sleeping" assets, and greatly increasing farmers' property income. The demand for financial services has been fully met, and a total of 100 billion yuan of mortgage financing for rural property rights has been achieved.
- Work tasks
- (I) Clarify key service targets.
- Focus on supporting individuals, large professional households, family farms, farmer cooperatives, enterprises and other organizations to develop agricultural industrialization projects such as planting (aquaculture) industry, forestry, fishery, and processing of agricultural and sideline products in our city, to meet pre-production and mid-production And funding requirements for postnatal services.
- (2) Expand the scope of equity financing.
- Mortgages for mortgage financing of rural property rights include: rural land contractual management rights, rural residential houses, forest rights, large and medium-sized agricultural machinery, small rural water conservancy facilities (storage, ponds, weirs), farmers' ownership of collective assets, rural operations Land for collective construction, planting (aquaculture) and auxiliary facilities on the ground, rural construction land reclamation indicators, land tickets, insurance policies, etc.
- The land income of the land income guarantee loan includes: the income obtained by the contractor from operating and transferring its contracted land and the individuals or organizations (professional large households, family farms, farmer cooperatives, agricultural enterprises and other organizations, the same below) on the transferred land Income from operations and income derived from rural property rights.
- (3) Actively innovating financing models.
- Rural property mortgage financing model: The borrower mortgages rural property and related assets to financial institutions as repayment guarantees, or mortgages to guarantee institutions, and the guarantee institutions provide financing guarantees to the financial institutions for the borrowers to realize financing.
- Land income guarantee loan model: the borrower will transfer (or re-circulate) the rural land contracting management right to an asset management agency or agricultural business entity that meets the relevant conditions and is entrusted by the guarantee agency, while using the above-ground planting (breeding) and auxiliary facilities as the Movable property is mortgaged to a guarantee institution, and the guarantee institution provides financing guarantee to the financial institution for the borrower to realize financing.
- (4) Effectively reduce financing costs.
- Relevant institutions dealing with financing business shall reduce the interest on rural property mortgage loans and related expenses such as guarantee, evaluation, and mortgage registration as much as possible to effectively reduce the burden on farmers. The interest rate of bank loans is reduced by 5% -10% under the same conditions. For loans provided by guarantee institutions, the interest rate discount rate should be further increased. State-owned guarantee and evaluation agencies should give full play to their policy and public welfare roles and minimize the guarantee and evaluation fees borne by farmers.
- (5) Reasonably determine the term of the loan.
- Financial institutions should reasonably determine the loan term and extend it appropriately, based on the agricultural investment return cycle and the source of the repayment funds of the borrower.
- (6) Innovate and optimize service methods.
- Relevant institutions for financing business should establish green channels, optimize rural financial service processes, expand the authority of grassroots branches to carry out rural property mortgage financing, simplify business procedures and improve service efficiency. In the case of complete requirements, from pre-loan investigation to approval and issuance, in principle, no more than 7 working days. Vigorously promote the innovation of credit service methods, and encourage financial institutions to adopt the methods of farmer customer managers, loan officers to provide village services, and "loan + technology" to continuously improve the breadth and depth of rural financial services.
- Fourth, the working mechanism
- (1) Improve the ownership registration and circulation management system.
- Strengthen the management of rural property right confirmation and registration change, such as rural land contractual management rights, rural residential houses, forest rights, and rural collectively-owned construction land, and explore the registration of farmers' ownership of collective asset shares and confirmation of income rights. Improve the registration of the right to use the assets of small-scale rural water conservancy facilities in accordance with the actual contracted operation mode, and gradually improve the registration and management system of rural property rights. Improve the administrative measures for the registration of rural property rights circulation and re-circulation, and use the registered rural property rights circulation (re-circulation) contracts as the ownership certificate for related operation, use, income and other rights and interests, and clearly plant (aquaculture) goods and auxiliary facilities, etc. Ownership. Each agricultural district / county (autonomous county) further revised and perfected the transfer contract of rural land contract management rights and forest rights in accordance with the actual situation. The contract should indicate whether the contractor and the original contractor agree to the transferred land contract management rights, forest rights, etc. Rights are mortgaged and re-circulated. When individuals and organizations use the rural land contracted management rights and forest rights obtained through transfer to handle mortgage loans or income guarantee loans, they should pay the transfer fee for the remaining years of the transfer contract in a lump sum according to the requirements of the original contractor, or provide a guarantee issued by the guarantee agency. The farmer's performance guarantee for the transfer contract, which pays the transfer fee annually, guarantees the original contractor's legitimate rights and interests during the period of mortgage and re-circulation of the transfer property rights.
- (2) Improve the rural asset evaluation system.
- For collateral with a clear market value, the financial institution, guarantee institution and borrower should be coordinated to determine the value; if coordination cannot be reached and an intermediary agency is required to evaluate, the evaluation agency should be coordinated to reduce fees. The Municipal Finance Bureau and the Municipal Price Bureau shall strengthen the industry management of rural property price (asset) appraisal companies, and formulate rural property price (asset) appraisal specifications and methods. The appraisal fee shall be within 3 of the total value of the evaluation target (rural residents). The house appraisal fee shall be determined within 1.3 , so as to effectively reduce the financing cost of the borrower. Focusing on broadening the coverage of evaluation services, the professional subsidiaries of the City Xingnong Financing Guarantee Company shall strive to establish an evaluation service system covering the city's agricultural-related districts (autonomous counties) by the end of 2014.
- (3) Optimizing the mortgage registration service system.
- Relevant departments of agriculture, land and housing management, forestry, water conservancy, industry and commerce, etc. shall further revise and improve the administrative measures and operating procedures for the mortgage registration of rural property rights (including movable property), and make clear the reduction or exemption of mortgage registration fees or collect them according to the minimum standards. Support the transfer contract that the original contractor agreed to mortgage as proof of ownership, provide mortgage registration services for the rural land, forest land and other operating, use, income and other rights obtained through the transfer; support the confirmation of the value agreed by the mortgage parties as the mortgage registration Basis of value determination. Establish and improve the mortgage registration service system for farmers' possession of collective assets and income rights, rural collective operating construction land, rural small water conservancy facilities (reservoirs, ponds, weirs, etc.) assets, above-ground planting (aquaculture) goods, and auxiliary facilities. Establish a mortgage registration agency for rural property rights (including movable property). The work department designated by the township government will collect mortgage applications on behalf of the relevant departments of the agricultural districts, counties (autonomous counties), and handle the time limit to extend the service chain and improve service efficiency. Standardize the management of rural asset mortgage registration archive information, and gradually establish a city-wide unified rural asset mortgage registration management network information system.
- (4) Establish and improve the asset transfer and disposal mechanism.
- Improve the rural asset trading market system. Relying on the public resource trading centers of various agricultural districts, counties (autonomous counties), the integration of agricultural factor markets such as rural land transfer markets and forest rights trading markets will accelerate the construction of a unified rural property rights trading market in the city. Explore the provision of standardized transaction services for rural asset management, use, income and other rights (including relevant rights and interests obtained through transfer) and related planting (aquaculture) and auxiliary facilities, and actively organize buyers to participate in transactions. The people's governments of various agricultural-related counties (autonomous counties) must improve the rural property rights transfer market in this region, promote their standardized development in accordance with local conditions, and actively provide services for rural mortgage asset transfer transactions.
- Establish a non-performing asset disposal mechanism. Study and introduce trial methods for the disposal of non-performing assets in rural property mortgage financing to improve the non-performing asset disposal policy system. The Municipal Xingnong Finance Guarantee Co., Ltd. is responsible for the establishment of a rural asset operation and management company, which gives agricultural production and management functions. As an authorized institution of the municipal government, it is specifically responsible for disposing of non-performing assets arising from the mortgage financing of rural property in our city. Or the guarantee institution will pay for one year or more of related creditor's rights to acquire and take reasonable measures to dispose of the mortgaged assets through integrated leasing, listing transfer, re-circulation, etc., and gradually establish the government-guided rural property mortgage financing combined with non-performing assets Disposal mechanism.
- (5) Improve the risk sharing compensation mechanism.
- Actively promote the development of agricultural financing guarantees. Guide the state-owned guarantee institutions to increase support for agricultural support, continuously expand the financing scale of rural property rights mortgage guarantees, and explore the development of land income guarantee loans and other businesses. Lower the threshold and actively encourage private funds to participate in shares or establish agricultural financing guarantee companies. Banks and guarantee institutions are encouraged to share the loss of non-performing assets in proportion.
- In-depth development of insurance, especially policy agricultural insurance business. Actively innovate insurance products that are closely related to the financing of rural property rights mortgages, and gradually expand the pilot scope and coverage of insurance types such as farm houses, breeding, planting, and forest insurance. Strengthen agricultural-related credit and insurance cooperation, take the insurance-related insurance application as a bank credit factor, and guide and encourage borrowers to insure financing collateral and investment assets. Carry out policy pledge financing, actively develop small loan guarantee insurance for agricultural-related business entities, and continuously increase the penetration of agricultural-related insurance.
- Improve the special risk compensation mechanism. Establish a risk sharing mechanism for borrowers, financial institutions and guarantee institutions to share the loan losses. The principal and interest of the non-performing loans incurred shall be repaid by disposing (circulating or re-circulating) the mortgage assets and the transferred land contractual management rights (land income loan model) or transferring the debts to the asset management company at market prices. Farmers who have difficulties in living after disposing of the land contractual management right shall provide certain living allowances from the funds obtained from the disposal. The municipal, district and county levels of finance have invested in establishing special funds for rural property mortgage financing risk compensation to compensate for the financial institution's rural property mortgage loan risk loss. The compensation rate is 35%, of which 20% is at the municipal level, and 15% is at the district / county level. In order to promote the use of credit loans to meet the needs of farmers' small loans, the risk loss of small credit loans for rural households newly added below 150,000 yuan after 2011 will be compensated with reference to rural property mortgage financing. Improve the special fund management methods for rural property mortgage financing risk compensation, optimize the risk compensation process, regulate the collection, payment and use of financial risk compensation funds at the city, district and county levels to ensure that the risk compensation funds are in place.
- (6) Increase the motivation of participating institutions.
- Strengthen financial supervision services. Include rural property mortgage financing in the key support credit development categories, and link rural property-based financial institutions' rural property mortgage financing to market access, regulatory tolerance, and other indicators. Increase the degree of non-performing loan tolerance and deposit-loan ratio indicators by appropriately relaxing. The development indicators of agricultural-related financial institutions use refinancing, re-discounting, differentiated deposit reserve ratios, and the issuance of special financial bonds to guide eligible agricultural-related financial institutions to actively carry out rural property mortgage financing. Encourage regions where conditions permit to explore a one-stop service pilot for rural property rights mortgage financing to improve service efficiency.
- Strengthen fiscal and tax incentives. Study and implement various special tax-related preferential policies for agriculture, and encourage various agricultural-related banks, financing guarantees, and evaluation institutions to participate in rural property mortgage financing services. We will support the rapid development of new rural financial institutions, and guide and encourage county financial institutions to increase agricultural credit. Study and formulate financial subsidy policies that support guarantee institutions to provide guarantees for rural property mortgage financing. For rural households to carry out rural land income guarantee loans, if the guarantee agency collects the guarantee fee at a rate not higher than 1%, the municipal finance will give a guarantee fee subsidy at 1% of the guarantee amount. All agricultural-related counties (autonomous counties) should also appropriately arrange financial funds to support the promotion of property rights mortgage financing.
- Strengthen the construction of rural credit environment and legal environment. Further improve the rural financial ecological construction cooperation mechanism, carry out the construction of credit projects and social credit systems, focus on the construction of farmers' credit files, and continuously improve the rural credit environment. Promote the construction of a financial legal environment, accelerate the study of laws, regulations and policies related to the financing of rural property rights mortgages, and actively promote the formulation of relevant local regulations to support rural financial innovation. Negotiating the judicial organs to further improve relevant judicial measures, accept them according to law, adopt mediation, administrative ruling, arbitration, litigation, etc. to properly handle disputes over rural property mortgage financing and fully protect the legitimate rights and interests of all parties. The borrower's commitment to be willing to accept enforcement and notarized claims should be actively supported on the basis of proper coordination.
- Increase government support. The rural governments of counties (autonomous counties) should increase their support for rural property mortgage financing participating institutions in terms of funding budget guarantees, expedited administrative approval and filing, implementation of mortgage registration agencies, and coordination and improvement of service conditions. Preferential support policies.
- V. Safeguard measures
- (1) Clear division of responsibilities.
- The Municipal Finance Office is responsible for coordinating and accelerating the work related to accelerating rural property equity mortgage financing and piloting the promotion of land income guarantee loans on a trial basis, and in conjunction with relevant departments, amending and improving relevant rural property mortgage financing management rules and other regulations.
- The Municipal Development and Reform Commission is responsible for coordinating the implementation of a series of reforms such as the rural property rights system and the household registration system in the construction of a comprehensive urban and rural supporting reform pilot zone. It actively strives for relevant national-level reform pilot qualifications and creates a good system supporting environment for rural property mortgage financing .
- The Municipal Finance Bureau is responsible for formulating and implementing financial preferential and risk compensation policies, and in conjunction with the Municipal Price Bureau and the Municipal Land and Housing Management Bureau, strengthen the management of the evaluation industry.
- The Municipal Agriculture Commission, the Municipal Land and Housing Management Bureau, the Municipal Forestry Bureau, the Municipal Water Resources Bureau, and the Municipal Industry and Commerce Bureau, etc., are responsible for advancing the registration, change management, and mortgage registration of related rural property rights and assets according to their functions and duties, and improving related management. Method.
- The Municipal Price Bureau is responsible for organizing the study and formulation of specifications and methods for the evaluation of rural property rights, and gradually forming industry technical specifications.
- Financial supervision institutions such as the Chongqing Banking Management Department of the People's Bank of China, the Chongqing Banking Regulatory Bureau, and the Chongqing Insurance Regulatory Bureau must strengthen coordination and do a good job of supervision, service, and guidance.
- The Municipal Xingnong Financing Guarantee Company shall speed up the construction of a rural property financing guarantee, evaluation and asset management service system covering the entire city.
- The people's governments of each agriculture-related district / county (autonomous county) must comprehensively advance the local rural property rights mortgage financing in accordance with local conditions, integrate the local agricultural-related factor market, and integrate it into the city's unified rural asset transaction service platform.
- (2) Strengthen monitoring and evaluation.
- Further improve the rural property mortgage financing monitoring system, standardize and clarify the statistical caliber of rural financial services in the city, establish and improve the statistical reporting system and working system for rural financial work, and keep abreast of the progress of work. The Municipal Finance Office regularly reports on the progress of rural financial service reforms including rural property mortgage financing in rural areas (counties), and includes the advancement of rural property mortgage financing and rural basic financial services in financial institutions in various regions into the annual financial contribution assessment.
- (3) Strengthen policy publicity.
- Prepare and publish publicity and operation manuals for the majority of agricultural financing subjects. Make full use of news media such as radio, television, newspapers, and the Internet to widely publicize the policies of benefiting agriculture and supporting agriculture such as rural property mortgage financing, and create a good atmosphere.
- This opinion shall be implemented as of the date of issue. Opinions of the Chongqing Municipal People's Government on Accelerating the Reform and Innovation of Rural Financial Services (Yufufa [2010] No. 115) and the General Office of the Chongqing Municipal People's Government on the Development of Rural Land Contracted Management Rights for Residential Houses and Forest Rights Mortgage Loans and Farmers The requirements for the implementation of the microcredit loan work (for trial implementation) (Yubanfa [2011] No. 11) regarding the rural "three rights" mortgage financing requirements shall be implemented in accordance with this opinion.
- Attachment: Breakdown of the task of promoting rural property mortgage financing
- Chongqing Municipal People's Government
- February 21, 2014 [1]
- Breakdown of the task of promoting rural property mortgage financing
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- [1]