What are Conforming Loans?

A simple and easy understanding of loans is borrowing money that requires interest.

[dài kun]

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I. Review risks

Interest is the remuneration paid by the borrower to the lender to obtain the right to use the funds. It is

(1)

(I) Interest rate

Total interest and loan funds within a certain period

2013 latest mortgage interest rate calculation table-1

(1) The interest rate conversion formula for RMB business is (Note: deposit and loan are universal):

1. Daily interest rate (0/000) = annual interest rate (%) ÷ 360 = monthly interest rate () ÷ 30

2. Monthly interest rate () = annual interest rate (%) ÷ 12

(2) Banks may use the cumulative interest method and the interest method to calculate interest.

1. Accumulated interest calculation method accumulates the daily account balance based on the actual number of days, and calculates the interest by multiplying the accumulated number by the daily interest rate. The interest calculation formula is:

Interest = cumulative interest-bearing products × daily interest rate, of which cumulative interest-bearing products = daily balance total.

2. Interest-by-interest method calculates interest on a case-by-case basis according to a pre-determined interest-calculation formula. Interest = principal × interest rate × loan term. There are three specific:

If the interest calculation period is the whole year (month), the interest calculation formula is:

Interest = principal x years (months) x annual (months) interest rate

If the interest accrual period has a whole year (month) and a fraction of days, the interest accrual formula is:

Interest = principal x years (months) x annual (months) interest rate + principal x fractional days x daily interest rates

At the same time, the bank can choose to convert the interest calculation period into actual days to calculate interest, that is, 365 days per year (366 days in a leap year), and each month is the actual number of days in the Gregorian calendar. The interest calculation formula is:

Interest = principal x actual days x daily interest rate

These three calculation formulas are essentially the same, but since the interest rate conversion only takes 360 days a year, when the actual interest rate is calculated, the year will take 365 days to calculate, and the results obtained will be slightly biased. Which formula is used specifically to calculate, the central bank has given financial institutions the right to make their own choices. Therefore, the parties and financial institutions can agree on this in the contract.

(3) Compound interest: Compound interest means to add interest to interest at a certain rate. According to the provisions of the central bank, if the borrower fails to repay the interest within the time agreed in the contract, compound interest will be charged.

(4) Penalty interest: The lender fails to repay the bank loan within the prescribed period, and the penalty interest on the defaulter according to the contract signed with the parties is called the bank penalty interest.

(5) Overdue liquidated damages for loans: the nature is the same as penalties and penalties for the defaulting party.

(6) Formulation and filing of interest calculation methods

The national commercial bank legal person's calculation and settlement rules and the method of interest calculation for deposit and loan business shall be reported to the head office of the People's Bank of China and notified to customers; regional commercial banks and urban credit cooperatives shall be reported to the People s Bank of China branch, provincial capital (capital) cities The central branch records and informs the customers; the rural credit cooperative county federation legal person can formulate the calculation and settlement rules and interest calculation methods of the deposit and loan business according to the actual situation of the county rural credit cooperative, and report it to the People's Bank of China branch, the provincial capital (capital) city center Sub-branch for the record, and the rural credit cooperative legal person will inform the customer. ^[3-4]

Natural person

According to the "2012 Statistical Report on Loan Investment of Financial Institutions" issued by the central bank, the balance of RMB loans of financial institutions at the end of 2012 was 62.99 trillion yuan, a year-on-year increase of 15%. The balance of real estate loans was 12.11 trillion yuan, a year-on-year increase of 12.8%. The report shows that the growth rate of real estate loans has picked up.

At the end of last year, the balance of RMB real estate loans of major financial institutions and major rural financial institutions, urban credit cooperatives, and foreign banks was 12.11 trillion yuan, an increase of 12.8% year-on-year, and 0.6 percentage points higher than the end of the previous quarter; the annual increase was 1.35 trillion yuan, accounting for During the same period, various loans increased by 17.4%, which was 2 percentage points higher than the previous three quarters.

At the end of the year, the balance of real estate development loans was 863 billion yuan, an increase of 12.4% year-on-year, and the growth rate was 5.1 percentage points higher than the end of the previous quarter. The balance of real estate development loans was 3 trillion yuan, an increase of 10.7% year-on-year, and the growth rate was 1.4 percentage points lower than the end of the previous quarter. The balance of personal home purchase loans was 8.1 trillion yuan, an increase of 13.5% year-on-year, and the growth rate was 0.9 percentage points higher than the end of the previous quarter.

Ordinary loan limits and standby loan commitments

The bank puts out the concentrated currency and currency funds through loans

General loan rules, in order to regulate loan behavior, safeguard the legitimate rights and interests of both borrowers and lenders, and ensure

Loan audit refers to the audit provided to banks as a review of whether the company has the loan conditions required by the bank and a special audit of loan usage. In the audit report, not only the audit opinions on the accounting statements, but also the opinions on the company's operation and management status, financial status, loan usage, etc. Is the bank evading

Risk management entity

Loan

Lenders need to guard against scam lenders. The tricks of scammers are very simple.

(1) The conditions for lending requirements are particularly low, and there is no other requirement for no mortgage. It can be said that as long as you want to lend it to you.

(2) Lenders dare not disclose their company name, cannot provide a company business license or the company does not have an investment business scope, cannot provide formal contract texts and invoices, and do not even give you a fixed phone number. All you know is the other party s mobile phone. You can't even see each other.

(3) Before the loan comes to your account, you have to collect what you call tolls, interest,

Private lending is an informal credit model of China's credit system. Due to the lack of certain supervision, there are certain risks in this method. How to reduce this borrowing risk scientifically and effectively? We can do our homework from the following aspects:

1. The market access mechanism must be strictly reviewed, the qualifications of some private lending institutions must be reviewed, and private money houses with certain funds that can be operated in accordance with the law can be designed for private financial institutions within a certain period of time; on the other hand Those who seek usury must give a clear blow and ban to maintain good financial order.

2. The interest rate of private lending should be more transparently managed. To regulate this kind of private lending, we must fully consider the demand for lending, and also need to be incorporated into our effective management method. It can be adjusted according to the lender's qualification requirements. Floating, using some market competition to promote the development of standardized loans.

3. Introduce borrowing into the real economy. The private sector has a lot of capital. Where is it needed? But we also need to enter the cycle of the real industry, so that we can promote the sustainable development of the real economy. Rather than just wandering around as some free capital, it is better to use it legally and normatively.

4. The flow of private borrowing funds needs to be strengthened and effective management must be implemented. It is necessary to set up some special regulatory agencies to supervise its lending behaviors, monitor and manage funds, and establish a complete, sound, and scientific statistical monitoring index for imports. It is necessary to monitor the flow and investment of private loans. Supervise and guide and prevent some private housing loans from being available everywhere.

5. Many intermediaries or "funds" of private funds are fake. The fake intermediary usually causes the client to spend a lot of specified items to defraud the fees, including the cost of assessment reports and due diligence lawyers. If the above documents and legal acts are required, the entrusting party must issue them.

1. Various items issued by accounting enterprises (banks) in accordance with regulations

   Nowadays, applying for a personal loan for early consumption has become a gradually accepted lifestyle. Enjoy first, then consume, and personal loans, so that the modern urban people who are accelerating the pace of life can alleviate the pressure brought by various aspects. In recent years, banks have continuously expanded their personal loan business and launched a series of comprehensive and efficient personal loan services. For example, personal consumption loans include personal study loans, personal travel loans, personal car loans, and so on. So, what are the requirements for various types of personal loan business?

   In general, applying for a personal loan must meet the following conditions:

   1. Chinese citizens who have a fixed residence, permanent residence or valid residence certificate, are under 65 years old (inclusive), and have full capacity for civil conduct at the location of the loan bank;

   2. Have a legitimate career and stable income, and have the ability to repay the principal and interest of the loan on schedule;

   3. Have a good credit history and repayment willingness, and no bad credit history;

   4, can provide legal, effective and reliable guarantees recognized by the bank;

   5. Have a clear purpose of the loan, and the purpose of the loan meets relevant regulations;

   6. Other conditions stipulated by the bank.

   Generally, for the types of loans such as personal comprehensive consumer loans and personal credit loans, the conditions for applying for loans are largely based on the individual's credit accumulation in the bank to issue loans. At this time, when applying for a loan, submit as many as possible to increase your Of creditworthiness materials, such as: education certificate, income certificate, etc. The higher the credit accumulation, the larger the loan amount.

   1. Borrower, seller, husband and wife identity cards, marriage certificate, household register, marriage certificate (single certificate).

   2. Dealing in real estate certificates, general real estate does not exceed 15 years.

   3. Home sales contract.

   4. Proof of down payment.

   5. Borrower income certificate, salary details, bank flow, etc.

   6. Other materials needed by the banks.

   7. A fair statement that the property owner agrees to the mortgage.

   First, establish credit relationships.

   To apply for a bank loan, an enterprise must first submit an application for establishing a credit relationship in duplicate when applying for the establishment of a credit relationship. After receiving the application submitted by the enterprise, the bank will assign a loan officer to investigate. The survey mainly includes:

   The legality of business operations. Whether the enterprise has the necessary conditions for legal personality. For enterprises with legal personality, check whether the business scope approved by the business license is consistent with the actual business scope.

   Independence of business operation. Whether the company implements independent economic accounting, calculates profit and loss separately, and has independent financial plans and accounting statements.

   Whether the enterprise and its main products belong to the national industrial policy development sequence.

   The effectiveness of business operations. Whether the corporate accounting final accounts are accurate and meet relevant regulations; the status and trends of financial results.

   Reasonable use of corporate funds. Whether the enterprise's working capital and fixed capital are managed separately; whether the level and structure of the working capital occupation are reasonable, whether they have been occupied or misappropriated.

   New and expanded enterprises. Whether 30% of the working capital required to expand the capacity has been raised. If it is temporarily inadequate, has a plan been made for replenishment in the short term?

   After the loan officer understands the above situation, he must write a written report and sign opinions on whether to establish a credit relationship, and submit it to the section (unit) director and president (director) to review and approve step by step. After the president (director) agrees to establish a credit relationship with the enterprise, the bank and the enterprise should sign the "Credit Relationship Establishment Contract"

   Second, make a loan application.

   An enterprise that has established a credit relationship may apply for a bank loan according to its reasonable liquidity requirements in the production and operation process. [Taking an industrial production enterprise as an example] When applying for a loan, it is necessary to submit an Application for Working Capital Loan of an Industrial Production Enterprise. Banks carefully review corporate loan applications in accordance with national industrial policies, credit policies, and related systems, and in combination with credit scale plans and sources of credit funds approved by superior banks.

   Third, loan review.

   The main contents of the loan review are:

   Direct use of loans. The direct uses that meet the scope of industrial enterprise liquidity loan support are: <1> Reasonable purchase and payment of goods; <2> Acceptance of bills payable; <3> Prepayment of money approved by the bank; <4> Use of specific loans for specified purposes ; <5> Other uses that meet the requirements.

   Business operation status. It mainly includes the purchase, consumption, storage and supply, production, and sales of materials, the level and structure of working capital occupation, the status of credit, and the status of economic benefits.

   The implementation of the company's potential tapping plan, working capital acceleration plan, and working capital supplement plan.

   Enterprise development prospects. Mainly refers to the development prospects and development directions of the industry to which the company belongs, and the product structure, life cycle and new product development capabilities, the actual working ability of the main leaders, the level of business decision-making, and the ability to develop and innovate.

   Enterprise debt capability. Mainly refers to the actual amount of the company's own working capital and current assets and liabilities. Generally, the two indicators of the ratio of the company's own working capital to the total working capital and the company's current assets and liabilities ratio can be analyzed.

   Fourth, sign the loan contract.

   A loan contract is an economic contract in which the lender delivers a certain amount of currency to the borrower for use according to the agreed purpose, and the borrower repays the principal and interest when due. The loan contract has its own characteristics. The contract is denominated in currency. The lender is usually a national bank or other financial organization. The interest on the loan is stipulated by the state. The parties cannot agree freely. The two parties reached an agreement after negotiations on the main terms of the loan contract according to law. The borrower submits an application, and after review and approval by the lender, the loan contract can be signed.

   The loan contract should have the following provisions:

   Types of borrowings; Purposes of borrowings; Amount of borrowings; Borrowing interest rates; Borrowing periods; Sources and methods of repayment funds; Guarantee terms; Liabilities for breach of contract; Other terms agreed between the parties.

   The loan contract must be signed by the representatives of both parties or the person in charge of the certificate authorized by the legal representative, and affixed with the official seal.

   Five, issuing bank loans.

   After an enterprise's application for a loan is reviewed and approved, the bank and the enterprise shall sign a relevant type of loan contract according to the type of loan. When signing a contract, pay attention to the accurate entry of items, clear and neat text, and cannot be altered; the official seals of the three parties including the loan, loan, and insurance and the legal representative's signature are complete. The borrower establishes a debit note. A loan debit is a written loan certificate, which can be signed at the same time as the loan contract, or it can be concluded at one time or in multiples within the amount and validity period specified in the contract. The bank management personnel shall carefully check and verify that the contents of the loan application are correct and consistent with the loan contract. After the loan application is reviewed correctly, a loan release notice is filled out, and the letter clerk, section (share) director "two sign" or the president (director) "three sign" will be sent to the bank accounting department for loan transfer into the borrower's account formalities. After the loan application and loan release notice are recorded by the accounting department, the last one is returned to the credit department as the voucher for registering the loan account.

   1. The information provided to the bank must be true, the address and contact information provided must be accurate, and the bank must be notified in time when the change;

   2. The use of loans must be legal and compliant, and the transaction background must be real;

   3. Choose a repayment method that suits you according to your repayment ability and future income expectations;

   4. Apply for the loan amount within your means, and usually the monthly repayment amount should not exceed 50% of the total household income;

   5. Read the terms of the contract carefully to understand your rights and obligations;

   6. Repay on time and avoid bad credit records;

   7. Don't lose the loan contract and receipts. For mortgage loans, don't forget to cancel the mortgage registration after paying off the loan;

   8. Advance repayment must be communicated with the bank one month in advance before it can be processed.

   9. Foreigners apply for commercial loans. Generally, banks require borrowers to have a stable income in the local area, and they must go to the place where the account is registered to issue a household registration certificate (some banks also require office permits); while the real estate guarantee company requires foreigners to You can apply for a temporary residence permit if you have local income.

   1. Reasons for borrowing: In the process of applying for a loan, the reason for the loan should be frank and clear, detailing the purpose of the loan and the advantages of personal repayment. For example: a good personal credit history.

   2. Borrowing amount: The amount of the loan applied by the lender in the bank should not be too high, because the larger the amount, the higher the probability of failure. However, this is not what the lender wants. They certainly do not want their loan funds to be in half. No lending activity has been seen during the month. If the loan applied for by the lender is large, it is recommended that you reduce the amount of the loan appropriately, so that the hope of passing the bank review will be greatly increased.

   3. Loan description: Fill in the application information in detail, the purpose of the loan, personal credit records, income sources, repayment ability, and household income. In order to ensure that your borrowing can be repaid on time, no matter when, where and how.

   4. Loan repayment: After the borrower successfully applies for a loan, he must repay it according to the prescribed time. Don't be lucky, delay the repayment time, and cause a bad personal credit record. In addition, relevant departments will make every effort to recover the arrears.

   June total loans increased by 919.8 billion, twice the impact of interest rate cuts

   The central bank announced on the 12th the financial statistics report for the first half of the year. Data show that RMB loans increased by RMB 99.8 billion in June, an increase of RMB 126.6 billion compared with May. New loans increased rapidly and the total amount of social financing also continued to increase, indicating that the policy relaxation has begun to bear fruit, but the expansion of infrastructure investment has stabilized. Growth measures still need to be strengthened.

   Kuaiyidai believes that the interest rate cut by the central bank in early June has improved the credit demand faced by banks to a certain extent. At the same time, in early June, the CBRC requested commercial banks to increase credit support in areas such as exports, infrastructure, and affordable housing, all of which improved credit supply and demand.

   From the perspective of loan structure, the proportion of bill financing and short-term loans in the new loans increased again in June. The proportion of medium- and long-term loans fell from 34% last month to 30.7%, indicating that the financial sector's support for "stable growth" projects has increased The effect has not been fully realized. The scale of social financing in June was 1.78 trillion yuan, an increase of 638.1 billion yuan from May. In addition to the obvious increase in loans, corporate bond financing increased by 195.2 billion yuan, an increase of more than 50 billion yuan for the second consecutive month, and the bond market expanded. Become an important force for loose liquidity.

   It is also worth noting that less than one month has passed since the beginning of June. On July 6, 2012, the central bank lowered the lending rate again, and further adjusted the lower limit of the lending rate range of financial institutions to 0.7 times, and continued to expand the lending rate range. Banks have more autonomy in the range of interest rate fluctuations.

   Regarding mortgage loans, the reduction of interest rates on loans has a huge impact on the mortgage market. Two interest rate cuts in a month will make millions of home buyers with a loan of 20 years reduce monthly interest by nearly 300 yuan. Two rate cuts

   Unit: Annual interest rate%

   Interest rate before project adjustment

   I. Personal Housing Provident Fund Deposit

   Deposit 0.500.40 in the year

   Deposited 3.102.85 last year

   Personal housing provident fund loan

   Less than five years (including five years)

   More than five years

   3. Pilot project loans are based on personal housing provident fund loans of more than five years

   1. When applying for a loan, the borrower makes a correct judgment on his own economic strength and repayment ability according to the loan interest rate. Design a repayment plan according to your income level, and leave room for it appropriately so as not to affect your normal life.

   2. Choose a suitable repayment method. There are equal repayment methods and

   1. Application channels: Personal loan business is handled through the branches of China Construction Bank that run personal loan business. In some large and medium cities, the auto financial service center established by the Construction Bank specializes in personal loan business. The personal loan center is also a professional loan acceptance agency.
   2. Application process:
   Accept. The manager introduced to the client the application conditions, term, interest rate, guarantee, repayment method, handling procedures, default handling and various costs that the borrower should bear for the personal consumption line loan of the Construction Bank, the borrowing conditions for the borrower, Qualifications and application materials undergo a preliminary review.
   Investigation. In accordance with relevant regulations, investigators shall take reasonable measures to investigate the authenticity of the content submitted by customers, and evaluate the applicant's repayment ability and willingness to repay. approval. According to the credit rating, mortgage, pledge and guarantee of the customer, the approver has the final approval to determine the comprehensive credit line and the validity period of the customer. Release. After the lending conditions have been implemented. Customers can apply to the bank at any time according to the demand for funds. Post-loan management. The lender shall supervise and inspect the income status of the borrower and guarantor, the use of the loan, the change in the value of the collateral (pledge), and the performance status in accordance with the relevant provisions of the loan management. The inspection results shall be recorded in writing and archived. The guarantee or credit method shall be used to supervise the guarantor's or borrower's credit and solvency, and require the borrower and guarantor to provide assistance. Loan recovery. The lender will deduct from the agreed repayment account according to the repayment plan and repayment date agreed by the borrower and the borrower in the contract. Borrowers can also repay loans at business offices of lenders.