Overview of the development of personal housing mortgage loans of commercial banks in China

　　The development history of housing mortgage loans in China is not long, the development process of Chinese real estate, from 1978 reform and development, has gone through 30 years, the personal housing loan industry has undergone a period of evolution, forming a relatively standard development pattern, however, the scale has also expanded a lot. The analysis process of the credit crisis of commercial bank personal housing mortgage loans, in order to further the understanding of the credit crisis of personal housing loans, to carry forward the understanding of China and personal housing loan control.

　　In recent years, China’s real estate industry has maintained a high growth rate, bringing the best real estate development. Due to the profit environment of the vast own transactions, various commercial banks have been involved in the real estate credit market, and residential housing mortgage loans account for a large proportion of residential consumer loans.

　　Risk analysis of personal housing mortgage loans of commercial banks in China

　　As the housing credit crisis is relatively small, commercial banks often neglect their original crisis, the crisis of personal housing pledge loans of commercial banks in China mainly face the following aspects of the crisis.

　　(i) Credit risk

　　In China’s commercial banks, the borrower’s willingness to repay the loan and the ability to repay the loan are particularly critical information, while the protection of personal information in China is not yet regulated by relevant laws, information systems are incomplete, and information asymmetry often occurs in the banking business so that customers will suffer great unnecessary losses. The personal housing loan transaction also has the same information asymmetry, the loan bank can issue the loan by attaching the crisis income interest rate, so that the borrower is subject to the market risk and also subject to the loan credit risk, a variety of factors in the market will affect the borrower’s solvency, due to the information asymmetry may cause the borrower’s moral hazard, commercial banks can not fully grasp the borrower Due to the asymmetric information, commercial banks cannot fully grasp the changes of the borrower’s solvency, and since China’s personal credit system is still under construction, the borrower may default and not return the loan.

　　(ii) Mortgage risk

　　Since the housing pledge loan crisis mortgage brain loan guarantee as a secondary source of repayment of money commercial banks, when a borrower can not pay back the loan principal and interest, commercial banks are able to deal with the pledge in accordance with the law to enjoy the first to receive compensation to remedy their losses. However, the pledge price crisis and the pledge disposal crisis also plague commercial banks. The market crisis of the pledge price and the intentional crisis of the pledge price are the important components of the pledge price crisis.

　　(iii) Liquidity risk

　　The assets of commercial banks are derived from corporate income, savings income and other short-term deposits, and the duration of individual housing pledge loans is very long and slow to recover, and there is a mismatch between the source of funds and the time of use. The main reason why commercial banks cannot achieve the standard operation is because of the relatively poor liquidity of personal housing mortgage loans.

　　(iv) Interest rate risk

　　Interest rate risk refers to the possibility that changes in the level of interest rates will cause commercial banks to lose income from their assets. If the loan interest rate rises, the borrower’s repayment responsibility will become larger and once his income level cannot keep up with the excess mortgage, the borrower may not be able to afford it and will not be able to repay the principal and interest of the loan. Then the following is the impact of interest rate changes on home mortgage loans.

　　Measures to prevent the risk of personal home mortgage loans of commercial banks in China

　　Chinese commercial banks to be based on China’s commercial banks self housing loan crisis governance issues, from the perspective of the crisis faced by commercial banks personal housing transactions, to do all of China’s financial line open to the outside world, fully open to the outside world must be developed from the positive side of the challenge, personal housing mortgage loans, the four risks of commercial banks, commercial banks can take the following measures.

　　(A) the establishment of a personal credit system to control the risk of borrower default

　　China’s personal credit system construction is the end of the ninth five-year plan of the domestic market weakness, the lack of domestic demand proposed and began to take off, increase with the increase of commercial banks personal consumer credit business objective requirements of the development of China’s commercial banks consumer credit business and rectify the deepening of the market economic order, personal credit system construction has made some progress, especially since 2000, the Shanghai In particular, since 2000, Shanghai’s “Personal Credit Joint Investigation Service System” has accumulated valuable experience in the construction of China’s personal credit system. However, the construction of the system has just begun, and it has not yet formed a relatively perfect system to stimulate the establishment of China’s self-credit system in general, there are still many problems waiting to be dealt with.

　　(2) Establishing a government guarantee system

　　Our country can set up a wholly state-owned or state-owned guarantee industry to supply housing credit guarantees for the needy groups. Gain control of existing local regional guarantee companies through mergers and acquisitions, and establish a guarantee network covering large and medium-sized cities across the country by integrating internal operations and establishing branches nationwide. The corporatized operation mode can make the guarantee company more professional and efficient.

　　(iii) Strengthening interest rate risk management and liquidity management of personal housing mortgage loans

　　First, adjustable rate pledge loan development can adjust the cycle to a one-month interest rate adjustment period, four months, six months or one year, this cycle arrangement method is in accordance with the market interest rate shift rate. Compared with the floating rate, it is the difference between the periodical rate adjustment will help to increase the competition between commercial banks and loans, crisis guaranteed by the bank, move to the borrower’s interest rate rises, as well as transfer the risk borne by the borrower to the commercial bank rate falls. Second, the development of fixed-rate mortgages, mortgages are fixed-rate mortgage contracts, loan terms, loans fixed-rate mortgages. Fixed-rate mortgage model, Bell most commercial banks interest rate risk, if commercial banks can match access to fixed-rate loan funding sources, such as fixed-rate bonds, interest rate swaps, etc., can avoid the corresponding interest rate risk and liquidity risk mismatch. Third, hedging, China’s financial futures market is gradually opening up, commercial banks can manipulate derivative financial instruments to hedge interest rate risk management, offset changes in interest rates caused by changes in property and debt prices through market transactions, and use interbank options, swaps and exchange options to hold lasting interest rate crisis management. Fourth, the development of secondary market transactions of personal housing pledged loans, through the market commercial banks personal housing pledged loan debt sales, in exchange for loans or high liquidity of short-term debt, growth of liquidity.

　　(iv) Strengthen the internal management of commercial banks

　　Strictly review the loan procedures – in the process of signing the contract, it is necessary to strictly review the relevant contract clauses and supplementary clauses, and also appraise the authenticity and validity of the seals and signatures, and do a good job of file registration and management, because the self housing loans have the qualities of many information and long preservation time. Track the establishment of individual housing title – should grasp and track the exact time of the completion and delivery of the housing in time to urge the developers to deal with the relevant procedures of the title until the housing other rights certificate is obtained for the bank loan. Strengthening professional business – Regular training of legal knowledge and professional knowledge should be greatly strengthened to achieve the integration of three elements of talent development, training and use, and constantly strengthen the comprehensive level of practitioners to reduce artificial risks. In addition, timely monitoring services and customers to strengthen communication and exchange, to overcome the trend of bank loans light management, overdue for a short period of time, should be collected in a timely manner so as not to cause misunderstanding borrowers, even if the bank loan owes a few periods and no one care not fluke, increasing the overdue situation.

　　(E) improve China’s commercial banks personal housing loans risk transfer mechanism

　　Personal housing loan transactions when commercial banks in China often require borrowers to provide collateral security, or please third-party guarantees, the borrower fails to repay, commercial banks can be realized collateral against the borrower’s failure to return the principal and interest on the loan, or through the guarantor’s assumption of guaranteed repayment of debt, compensation for the borrower to the bank owes the loan principal and interest. Then, whether the loan can be repaid depends on the credit status of the borrower on the one hand, and is closely related to the value of the collateral provided by the borrower and the guarantee degree of the guarantor on the other hand, so commercial banks should regularly conduct risk assessment on the status of the collateral provided by the borrower, and should also pay attention to the realization degree of the collateral in time. In the actual business, if the borrower uses the ownership of the house as collateral, when the loan cannot be repaid on time, the commercial bank can recover the principal and interest of the loan by legal means or sell the borrower’s collateral to repay the loan in order to avoid the occurrence of losses.

Since the reform and opening up of China, urban construction has been in the stage of rapid expansion, especially the large-scale residential development and construction. Behind the thriving urban development, some cities have also paid a heavy price, such as the reduction of urban characteristics, the decrease of vitality, and the break of the original residents’ lifestyle and neighborhood relationship.

The national new urbanization construction puts forward “people-oriented” and “ecological civilization”, which requires the transformation of urban development from rough and loose to connotative ecological civilized cities, from emphasizing “quantity” to emphasizing “quality”. “This transformation is not only a strategic issue of urban development and construction at the national level, but also a new problem faced by urban and rural planning disciplines.

As the first major function of the city, how should the planning and construction of the city be people-oriented and reflect the current new urbanization and ecological civilization?

Characteristics of the contemporary background

(1) Change from “incremental planning” to “stock planning

In recent years, some big cities such as Shenzhen and Shanghai have proposed the concept of “stock planning”, and the focus of their urban planning has changed from incremental planning of spatial expansion to stock planning of functional optimization and adjustment of built-up areas.

The residential areas built in the 1970s and 1980s in each city are facing the problem that the internal and external functions and external forms are not adapted to the current pace of urban development and residents’ living requirements, and are in urgent need of a new round of renewal and transformation.

Most of the teaching materials do not contain the content related to the renewal and transformation of old residential areas, therefore, such a teaching system cannot meet the requirements of the social development trend on the knowledge structure of talents.

(2) The coming of the aging society

The definition of aging society is usually defined as when the population of a country or region aged 60 or above accounts for 10% of the total population, or the population aged 65 or above accounts for 7% of the total population, which means that the population of this country or region is in an aging society. information from the National Bureau of Statistics at the end of 2014 shows that the population aged 60 or above accounts for 15.5% of the total population in China, and the population aged 65 or above accounts for 10.1% of the total population.

The Research Report on the Forecast of China’s Population Aging Development Trend published by the Office of the National Working Committee on Aging points out that the aging population will exceed 400 million in 2050, and will continue to stabilize at about 31% in 2051.

It can be seen that China’s aging society is rapidly approaching with irreversible momentum. As the main space for the elderly to live, how to adapt to the needs of the aging society, the teaching of residential planning should make professional education and response to this.

(3) Change of residential market demand

With the development of economy and the improvement of people’s living standard, the concept of living has changed from the pursuit of “survival living” to “high quality living”, which has put forward higher requirements for the landscape environment, green ecological environment, supporting facilities and community neighborhood of residential areas. What people buy is no longer just a house but a perfect community.

The current residential planning education mainly focuses on making students master the planning layout of residential areas, but the design of residential landscape and spatial environment has not been given enough attention from theoretical teaching or curriculum design, and the landscape design lacks systematization, and the design consciousness and concept based on meeting the actual needs of users have not been formed.

Problems of the original teaching mode

(1) Disconnect between principle teaching and curriculum design

The subject of urban and rural planning has strong professional and practical characteristics, therefore, the main courses are generally formulated with two teaching links of principles and course design practice. Course design is the deepening and knowledge experience of planning principle learning.

In the teaching, students often get the task book of residential group design with a blank face, unable to realize the basic principles of residential planning in the design, more difficult to achieve the live learning of knowledge, that is, the phenomenon of the principle to design fault, the teaching effect of course design is poor.

(2) Lack of creativity in landscape design

Students lack of systematic landscape design knowledge system support, especially for the residential landscape environment design knowledge system, therefore, after the students do planning layout, for landscape design is often unable to start, lack of creativity.

In addition, most of the full-time teachers who serve as the course design have professional background in urban planning, they are more evaluation for residential landscape design, and often do not have enough depth for guiding students’ design, and the final landscape environment is mostly a green field, lacking diversity, thus affecting the effect of the final program and failing to achieve the proper functional requirements.

(3) the lack of diversified teaching methods path

Information technology is constantly affecting and changing us, and this is also true for urban planning teaching. Many subject teachers, especially the middle-aged and older teachers born before 70, are weak in their ability to use information technology platform to assist teaching, while the younger generation after 90 is deeply influenced by modern technology, and they are highly dependent on the Internet. Students with active thinking and strong self-awareness prefer and accept the form of real-time interaction with teachers for learning.

The current teaching is still based on face-to-face one-way transmission of classroom teaching, therefore, it is far from meeting the requirements of the current information era.

Teaching ideas adjustment and exploration

(A) Improve the teaching content

First of all, increase the knowledge content of old residential renewal, and pay attention to the role of this part of knowledge in the principle of residential planning. Improve the knowledge system of old district renewal in teaching, not only the concept education of old district planning, but also the design strategy and planning.

It also includes the establishment of specific knowledge systems such as design strategies and planning methods. Emphasize the consideration of traditional residential culture and social issues, and improve the functions and quality of old urban areas in each city through the renewal of old areas, especially those built under the policy of housing allocation in kind before 1998.

Secondly, strengthen education on urban planning response to the aging society. Community aging is an important part of China’s way of aging. In the teaching of settlement planning, the spatial needs of the elderly group are analyzed from the perspective of behavioral psychology to strengthen planning and design responses to their living needs.

Again, strengthen the education of settlement landscape design knowledge system. For example, landscape design courses should be offered before residential planning and design, so as to change landscape design, which is mainly based on how to achieve graphic expression, into space design, which is based on how to be used and felt by residents, in order to meet the current requirements of “high-quality residential areas” and the living needs of residents.

Finally, in the design of construction detailed planning course, the design of new development-based residential planning is changed into the form of three kinds of design tasks, namely, new development of residential areas, renewal of old areas, and planning of old residential areas (or residential areas of specific groups), so that students can choose their own, and later, through the presentation of results, improve the construction of knowledge system of different selected topics. 　　

(B) Reform of the teaching process

The teaching process is changed from “theory→practice” to “theory→experience→practice”. The setting of “experience” is not only to use live cases for on-site teaching or to let students experience the visual impact brought by real scenes, but also to set questions and teaching objectives from two levels: physical space and residents’ needs and physical space and residents’ spiritual belonging, so that students can go to the site with questions and tasks to experience and research.

In the final reporting session, professional property managers and resident representatives can be invited to participate in the discussion. In this process, students naturally combine theory and practice to pave the way to the course design and make a better design, and also improve students’ research and social investigation ability.

(C) Increase the teaching content of scientific evaluation methods of the program

The era of big data has brought about a great impact on urban planning. In order to better guide urban planning and construction, scholars need data visualization studies and evaluation of physical space. The current analysis of quantitative evaluation of new scenario generation is mainly based on software simulation, data prediction, and comparison with relevant normative limits. For the analysis of the environment of old district renovation mainly through instrumentation or monitoring, the analysis involves sound, light, heat, wind, air quality, soil, etc. These quantitative evaluation knowledge systems and methods can better guide the practice and make the plan and design more convincing and scientific, so the relevant knowledge systems should be properly introduced into urban planning education.

Conclusion

In the future, with the development of new urbanization in China, the solution of urban housing problems will be more complex and the research methods and fields involved will be more diversified.

Therefore, the teaching of urban and rural planning needs to pay close attention to national policies, market orientation, social and economic development, and the needs of residents’ life, strengthen the research of urban and rural planning teaching and practice, cultivate planning talents who meet the practical needs, and promote the improvement and benign development of urban and rural living environment.