住房分配制度转变过程中个人购房抵押贷款问题研究

【作者】 葛雄灿；

【导师】 袁飞； 姜炳三；

【作者基本信息】 浙江大学 ， 农业经济管理， 2002， 博士

【摘要】 本文以住房分配货币化为前提，以住房分配制度转变过程中的个人购房抵押贷款问题为立足点，以住房分配货币化条件下的个人购房抵押贷款机制为主线，对个人住房抵押贷款的内在机理、问题、方法、对策措施等方面进行了理论探索，具体分为以下六个部分： 第一，在对相关理论进行综述的基础上，对“住房分配货币化”、“个人住房抵押贷款”等基本概念进行界定。阐明了在个人住房分配制度转变过程中研究和发展个人购房抵押贷款的必要性，基本思路和技术方法，以及本文的创新和不足之处。(第一章) 第二，世界各国个人住房抵押贷款的实践考察与模式研究，通过对世界上发达国家及发展中国家购房抵押贷款实践的考察研究和模式比较，总结出了他们的成功经验及对在个人住房分配制度转变过程中个人购房抵押贷款及其运作的五点看法。即个人购房抵押贷款的成功运作需要有完善的住房抵押贷款市场体系和政府支持的购房抵押贷款保险担保机构的参与；要有相关法规作保障；抵押贷款还贷方式的设定应灵活多样，以适应不同收入、不同偏好、不同年龄家庭对抵押贷款的需求；政府应重点支持中低收入家庭购房贷款；个人购房抵押贷款不仅有赖于商业性金融机构的参与，而且也要有政府成立政策性住房金融的支持。(第二章) 第三，对我国住房分配制度转变过程中个人购房抵押贷款运行中的问题进行剖析。指出了目前我国个人购房抵押贷款运行中的住房需求、信贷资金供给和运用，经营管理体制、风险防范机制、价格形成机制、抵押机制、市场环境、法规滞后、以及抵押物的评估和处置上存在许多问题并对此进行了深入地分析与探讨。(第三章) 第四，对住房分配制度转变过程中个人购房抵押贷款的市场机制与政府机制研究。分析市场与政府在个人住房抵押贷款中的作用及其市场失灵、政府缺陷的问题。研究认为市场在实现个人购房抵押贷款中发挥重要作用，但在我国目前还存在不少问题：一是市场建设不完善，市场机制未能充分发挥作用；二是即使在市场机制充分发挥的情况下依然不能实现信贷资金的优化配置，即市 场夫灵：本文对其市场夫灵的多种情况进行了探讨。据此，我们认为，在个人 购房抵押贷款中，政府机制应该而且能够发挥重要作用，但它本身也并非十全 十美，目前至少存在四个问题：一是政府没有从微观经济领域完全退出，行政 干预依然存在；二是政府行为不规范；三是政府在社会保障住房供应体系上存 在着职能不清、对象不明、补贴错位等；四是对利率管制过严，抵押贷款市场 竞争性差，缺乏效率等。（第四章） 第五，个人住房抵押贷款的若干技术创新与技术选择研究，主要探讨适当 降低首付款，延长还款期限的可能性；建立了抵押物评估的多层次模糊综合评 估法；降低成本价格进行科学筹资的优化模型；抵押贷款还款方式的技术创新； 还款期限的技术选择；并给出住房支出最高限额的前提下还款期限选择的最优 模型，以及提前还款的规范化处理模型等。（第五章） 第六，提出完善我国个人购房抵押贷款的基本构想和对策措施，认为在我 国应建立一个比较完备的抵押贷款相关的法制，有专业性住房金融和商业性金 融机构共同参与，政策性与经营性住房抵押贷款并存，适度竟争，抵押机制灵 活，市场体系完备的个人购房抵押贷款体系，并据此提出相关对策和建议。文 章最后指出有待完善和进一步研究的若干问题。（第六、七章）更多还原

【Abstract】 Study On The Problem Of Personal Housing Mortgage Loan In The Course Of Conversion Of Housing Distributive Institution(Abstract)In this paper we have an exploration on inner mechanism, approach, method and countermeasure of personal housing mortgage loan theoretically on the precondition of monetary housing distribution, on the stand of personal housing mortgage loan in the process of conversion of housing distribution system on the title of personal purchase mortgage loan mechanism on the grounds of monetary housing distribution. It contains six parts in detail as follows:Part 1, define the monetary housing distribution personal housing mortgage loan and etc. on the basis of summarizing related theories.clarify the necessity of study on the problem of personal housing mortgage loan in the course of conversion of housing distributive institution,basic train of thought,and eventually sums out both the shortcomings and creativities of this research, (chapter 1)Part 2, this paper summarizes the successful experience and practice of personal housing mortgage loan in the process of conversion of housing distribution system of the developed and developing countries in the world through their review research and pattern comparison among them. There are five viewpoints as follows:Firstly, the successful practice of personal housing mortgage loan requires consummate housing mortgage loan market system and participation of housing mortgage loan insurance guarantee agencies supported by government. Secondly, it needs related rules and laws for guarantee Thirdly,it should make varies ways of paying back to adjust to different families who has different incomes, hobbies and age structure. Fourthly, the government should put more emphasis on the low and medium income families for their housing purchase loan. The last, personal housing mortgage loan relies on not only the participation of commercial finance agencies, but also the support of government’s found of policy housing finance. (Chapter 2)Part 3, this paper anatomizes the problems of personal housing purchase mortgage loan’s carrying out in the process of conversion of housing distribution system. It indicates and also analyzes the problems of housing demand, credit capital supply and exertion, management system, risk keeping away mechanism, price forming mechanism, mortgage mechanism, market environment, lag of rules and laws and disposing of mortgage goods, (chapter 3)Part 4, the study of market system and government system of personal purchase mortgage on the precondition of monetary housing distribution analyze the foundations of market and government during this process and the problem of market disorder and government defection. The study says market lead the main foundation during this process. But recently in China there are a number of problems. Firstly, theconstruction of market is not perfect, and market system doesn’t work fully. Secondly, even market system plays fully, it still can’t distribute well of the loan currency that is market disorder. This paper manifest the different conditions of market disorder, thus, we think, on the personal mortgage loan, government system should and must load on important foundation. But itself is not perfect, at least there are five problems. Firstly government intervention still exists. Secondly, government behavior is not formal. Thirdly, government didn’t know the foundation, the aim and the salary distribution in the system of government housing providing. Fourthly, the government supervises the rate too much, the ill corruption of mortgage and loan system lack of efficiency. (Chapter 4)Part 5, the study of personal housing mortgage loan, the technical innovation and technical alternation, mainly explore abate the first installment moderately, prolong the possibility of return fund expire, set up several evaluations for mortgage, abate cost and perfect the mode scientifically, the technical innovation of mortgage loan and returning, the alteration of return of fund expire and provides th更多还原