Operation process of enterprise's "prepaid capital"

Business operation flow of "advance payment" of the enterprise: the funds to be advanced include: arrears from the seller's original loan bank, down payment from the buyer, and transfer taxes. Because Tianjin has the supervision funds of Fuzheng Supervision Company, the trading funds of buyers and sellers must be deposited in Fuzheng for fund supervision. Therefore, in some specific cases, it is necessary to pay a down payment or even transfer taxes. However, most of the trading business is mainly to advance the arrears of the seller's original loan bank. The processing flow is as follows: 1. The buyer and the seller sign a sales contract, choose the buyer's loan bank, and the buyer confirms the loan amount and down payment; 2. Real estate appraisal; 3. The buyer and the seller sign the loan application documents and handle the loan application; 4. The bank approves the loan and issues a loan approval notice to our company; (The name of the loan approval notice is different from that of the bank. When examining and approving loans, banks should know the requirements of the bank's prepayment procedures, the time to release the mortgage and the mortgage, and sign prepayment agreements with buyers and sellers. 5. The company invites the loan review meeting and arranges the entrustment notarization and property ownership confirmation procedures; 6. While passing the loan review meeting, the organizing committee entrusts notarization, property right confirmation, password confirmation of the seller's repayment card, and confirmation of the bank's prepayment procedures. ; 7. Go through the prepayment procedures, and keep the repayment voucher, customer ID card, household registration book, property certificate and original passbook after repayment; 8. Go through the formalities of understanding mortgage, transfer and property right certificate one after another; On the day of transfer, the buyer will deposit the down payment into Fuzheng supervision; 9. The bank pays the loan to the supervisor with the transfer voucher; 10. After the mortgage registration is completed, the payer is transferring the down payment and the loan issued by the bank to the seller's card at the same time. Our company will transfer the prepaid card back to the bank and go through the settlement procedures with the seller. Note: 1. It usually takes 1 month and a half from the payment of advance payment. If the buyer and the seller agree to pay the expedited fee, the prepayment time can be reduced to 1 month. 2. Due to the compulsory supervision of Tianjin Fuzheng on down payment loans, our means to prevent and control risks is to open a card on behalf of the seller. The original password and the seller's ID card are kept by our company during the processing, and we will check whether the loan card is normal before paying the loan. 3. If the seller is in urgent need of money and can't wait to pay the loan, he will pay the down payment at this time. 4. If the borrower obtains a bank loan through business, the actual purpose is to make comprehensive consumption, and a down payment is also required. The "advance payment" of an enterprise means that in the process of buying a house, when the down payment of the next home is insufficient, the so-called "loan service company" or guarantee company will take out funds to help the next home make up the down payment to help complete the purchase. Of course, borrowers have to charge 2% to 5% "advance payment". To put it bluntly, this kind of "advance payment" behavior is similar to folk usury. In the past, because most banks have set up "sub-mortgage" business, if buyers and sellers borrow in the same bank, they can easily complete the loan transfer. Even if you don't borrow from the same bank, the letter of guarantee intervened by the guarantee company can facilitate the circulation of the loan, and the transaction between the upper and lower households also appears smooth. The main space for "funds" lies in some speculators, who want to shorten the real estate transaction time and the waiting period for loan issuance, so they would rather pay more to realize the rapid flow of funds. Nowadays, with the cessation of "remortgage" within one year, the business of "remortgage" has existed in name only one year later, and this kind of "prepayment" business has taken advantage of this situation and started to become a common means in real estate transactions. Specific example: If a house with a value of 2 million still has a loan of 6.5438+0 million, and the down payment of the next house is only 800,000, then the loan vacancy of 200,000 in the previous house cannot be paid off. It is enough for the last family to have 200 thousand cash. If not, the transaction may not be completed, because only after paying off the loan and canceling the mortgage of the real estate can the next * * * handle the transfer registration and handle the miscarriage certificate. So this 200,000 yuan has become the business source of "funding". A "window of real estate" loan service provider introduced to reporters the process of the so-called "advance fund" business, which was completed by the loan service company in cooperation with the intermediary. First, sign a full-time entrustment contract with the buyer and the seller. The main content is that the whole real estate transaction process is handled by the intermediary, including transaction, repayment and loan. , and notarized; At the same time, the seller applies to the original loan bank for early repayment; After that, the intermediary and the seller went to the bank to repay the loan in advance, and the intermediary paid the money owed by the seller in advance. After paying off the bank loan, you can cancel the mortgage certificate of the collateral; Entrusted by the buyer, the intermediary continues to apply for loans with this mortgage, and the loans issued by the bank directly enter the intermediary account, and after deducting the expenses paid by itself, the remaining funds are returned to the seller. At this point, the "advance payment" service provided by the intermediary ended, and the buyer also successfully obtained a mortgage loan and successfully bought a house. According to the regulations of the real estate department, after the cancellation of registration, there is also a silent period for listing transactions, which lasts about 28 days. After 28 days, the upper and lower households can conduct transactions, and the bank will issue housing loans with the "Shanghai Real Estate Registration Certificate" issued by the real estate trading center. This process will take another 20 working days, about 28 days. Two 28 days are the total time of the whole "advance payment" service. The most prominent feature of "advance payment" is the high service fee of more than 5%. Before the one-year mortgage was restricted, the service charge of this business was about 2% of the advance amount, because the term was relatively short at that time, about one month, and the profit of the loan service company was about 2% per month, which was also within the affordability of buyers. But now, with the cessation of the "re-mortgage" business within one year, the service fee has been rising. After April 6, the cost of "advance payment" began to rise to 4% due to the extension of the completion time of real estate transaction to two months, and some companies have risen to more than 5%. According to the previous example, if the "advance fund" is 200,000 yuan, the cost to be paid will reach 8,000 yuan, which greatly increases the cost of the seller. Since "advance payment" is to help families pay off their loans, this fee will become an extra burden for homeowners. Of course, some transactions can be agreed by both parties to be borne by the buyer. According to the intermediary, the resulting disputes are not uncommon. In addition to the 4% service fee of the "advance payment", in this process, both parties to the transaction have to pay an additional fee of 400 yuan and a notary fee of 250, and entrust the intermediary to complete the whole transaction.