The premise of mortgage loan evaluation is that the bank has agreed to lend money and enter the mortgage procedure. However, some customers go directly to identify the company and then apply for a loan from the bank. When the bank does not agree to the loan, there will be cases of not taking the report or returning the bill for the record. Therefore, when accepting the entrustment, it is necessary to remind the entrusting party that whether the loan can be realized has nothing to do with the appraisal company, or it is clear in the business agreement.
In mortgage loan evaluation, the entrusting party often has requirements for the evaluation results. Some clients frankly said that I paid the appraisal fee for the appraisal report of * * * * ten thousand results, in order to test the professional ethics and risk awareness of the appraisers. Refuse the unreasonable demands of the entrusting party politely, fully communicate with the entrusting party, and reach a * * * understanding on matters related to the evaluation, so as to avoid wrangling or even failing to receive the evaluation fee after the evaluation work is completed.
According to the Code of Practice for Assets Appraisal and the Code of Practice for Real Estate Appraisal, this practice is not estimated. When the entrusting party requests the appraisal, it is suggested to sign a power of attorney and collect the appraisal fee. Because the estimated results should be close to the results when the report was officially published, a lot of evaluation work has actually been completed; Second, some customers look for several evaluation agencies, and whoever has a high evaluation value will be evaluated. In order to receive business, some appraisal institutions or appraisers subjectively give the clients a satisfactory appraisal value without performing certain appraisal procedures, and there will be problems when they make a formal report.
Second, the value type of evaluation is market value.
The collateral in mortgage loan is in a quasi-transaction state. When the mortgage fails to repay the loan, the bank has the right to dispose of the collateral according to law. Therefore, the evaluation result of collateral should be market value. Article 4 of Guiding Opinions on Real Estate Mortgage Valuation (Ministry of Construction, China People's Bank, China Banking Regulatory Commission [2006] No.8) stipulates that the mortgage value of real estate is the market value of mortgaged real estate at the appraisal time. However, the value entered into the mortgage should be deducted from the seller's taxes and fees when disposing of the collateral, which is usually called the mortgage value. At the same time, we should consider the disposal of risks and make a good analysis of liquidity. Some people say that loans should be discounted and the value of collateral should be evaluated high; It has been suggested that the value of collateral should be underestimated in order to prevent credit risk, which is wrong and violates the principle of fairness and justice in evaluation.
Third, the commercial housing evaluation
1, commercial housing mortgage adopts market comparison method. However, there are two problems in practical application. One is that there are not enough examples, so it is difficult to choose three comparable examples. Second, the transaction price of the case is out of touch with the market, which is generally lower than the actual transaction price. In this case, it is required that the evaluation report must be based on the cases on the association trading network, which will affect the correctness of the evaluation results. We cannot require the trading cases to be comprehensive and accurate. Therefore, as long as it is an actual transaction case, it can be used no matter what channel it is obtained from, but it should be clear in the valuation report. For the case transaction price, when there is obvious difference from the market transaction price with solid basis, it should be eliminated and the transaction example that meets the market price should be selected.
2. The selection of comparative cases should be standardized. The comparison of cases determines the accuracy of the evaluation results. The author puts forward the following questions to communicate with peers:
(1) Comparative cases should be in the same supply and demand circle. Usually choose the case of the same lot level, but in fact, it is not surprising that the price difference of the same lot level is large. As a comparative case, the price should be as close as possible, and the scientific and reasonable approach should be to choose the transaction case with the same lot level and the same supply and demand circle.
(2) Transaction cases cannot be concentrated in the same residential area. No matter how large the construction scale of residential area is, many price influencing factors are similar, which actually only play the role of a case, only when the appraisal object and the transaction case are in the same residential area.
(3) The transaction date of comparative cases should be as close as possible to the appraisal point, especially when the real estate market price changes greatly. In the past two years, Fuzhou's housing prices have risen too much, and even some months have risen among the best in the country. This appraisal does not comment on the market economy, but should be consistent with the market conditions at the time of appraisal. Choosing a transaction case for more than one year is a blasphemy against the appraisal time.
(4) Comparative case transactions are not reflected in the case base. In practice, we find that the east handle is cheaper than the middle one; The second floor is more expensive than the fourth floor. The transaction situation is varied, including existing houses and faster houses; There are one-time payment, installment payment and mortgage; Related background transactions; There are transactions under special trading methods, etc. These appraisers do not know and are not allowed to change the price of the transaction case. Therefore, trading cases that deviate from the normal market price should be excluded.
(5) Value taste of comparative cases: The City Real Estate Appraisal Association released the apartment type index in May this year, giving the price difference of apartment types, so the apartment types of comparative cases should be the same; The value of a large area of land is shared in the value of commercial housing, so the building density and supporting facilities construction of residential quarters in comparative cases should be as close as possible; Building levels (multi-storey, small high-rise, high-rise) should correspond; The building grade (degree of intelligence) of office buildings should be consistent and so on.
(6) The secondary decoration should not be included in the comparison case for comparison. First, there is a significant difference between decoration grade and decoration grade; Second, it is impossible to inspect the decoration of the comparison object on the spot; Third, the decoration value cannot be combined with the architectural value, and it is not a similar project. The second decoration is divided into ordinary decoration, intermediate decoration and advanced decoration, and the decoration grade and style vary from person to person; When disposing of collateral, the value of secondary decoration is also difficult to be completely passed on to the buyer. Therefore, when evaluating the mortgage, the secondary decoration should be evaluated separately. Among the individual factors, the decoration in the comparative case refers to the renovation of the building.
(7) It is not advisable to build a new building. The current practice is to compare the new building where the comparative case is located with the evaluation object, and only consider the construction time. The Ministry of Construction has an appraisal standard for evaluating the old and new degree of buildings, that is, evaluating the old and new degree of the subject itself. Without this concept, this unit is 80% newer than that one. The mortgaged property is to evaluate its market value as a second-hand house, so its development should be evaluated separately.
Fourth, the evaluation of self-built houses.
Whether it is a unit or an individual building, the mortgage evaluation mainly adopts the cost method. Only when it has obviously stable rental income can it be evaluated by income method.
Verb (abbreviation of verb) evaluation of projects under construction
1. The hypothetical development method is adopted, that is, the reasonable market value of the appraised object after development is estimated and converted into the present value of the appraisal base date, and the value of the appraised object is evaluated after deducting the cost, taxes and normal profits.
2. The cost method is adopted, that is, the total replacement cost of the completed part (image progress) of the appraisal object is evaluated.
Comparing the above two methods, it is assumed that the development method needs to have detailed project cost data, and many parameters selected in its valuation depend on the subjective judgment of appraisers, which has a large workload and poor accuracy. However, some people think that the cost method is to evaluate the cost rather than reflect its market value. In fact, as long as the investment cost and development investment profit are reasonably calculated in the replacement cost, the evaluation results of the two methods are not much different and comparable.
The mortgage evaluation report of the project under construction shall disclose whether there is any default in the project payment. Article 17 of the Guiding Opinions on Real Estate Mortgage Valuation stipulates that the employer and contractor of the project under construction shall issue a written explanation of whether there is a breach of contract in the price of the project under construction at the valuation point; If the construction project price is in arrears, it shall provide the amount in arrears in writing. Therefore, when accepting the entrustment, the entrusting party should provide this information and bear legal responsibility for its authenticity and reliability.
Six, housing reform, fund-raising housing, resettlement housing evaluation
The valuation method of this building is basically the same as that of commercial housing. However, in the absence of comparable examples of the same building, when using commercial housing transaction cases, we should pay attention to choosing cases with commensurate tastes in individual factors and regional factors, otherwise the correction range of 20% is not enough to correct, resulting in high appraisal results.
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