论我国住房反向抵押贷款制度的完善

发布时间：2018-05-12 20:12

本文选题：人口老龄化 + 以房养老　；参考：《安徽大学》2017年硕士论文

【摘要】：住房反向抵押贷款,属于以房养老各种方式中的一种,是一种新型的金融融资工具。具体是指符合一定条件的老年人以自有住房做抵押,向金融机构借款消费,但借款人仍然保留房屋居住权,当借款人去世后,该机构获得住房的所有权,并将其销售或者出租,所得价款用来偿还贷款本息。由于该贷款本息的流转与传统的住房抵押贷款方向相反,好像是金融机构从老年人手中买来房子,所以被称为反向抵押贷款。我国人口老龄化日趋严重,进行养老方式的创新迫在眉睫。过去几十年我国计划生育政策的实施、平均寿命的延长、人口出生率的下降,无不加速了人口老龄化的发展。如何进行金融创新来应对严峻的老龄化趋势,弥补养老金缺口,是摆在中国当前不可回避的问题。而住房反向抵押贷款不失为一种具有很大前景的尝试。我国目前无论是在理论研究上,还是区域经济条件上,以及政府的相关政策引导上,住房反向抵押贷款推行的条件都不够成熟,这使得该制度在我国实际开展的过程中障碍重重,效果不尽如人意。基于这样的背景,本文决定从四个方面对反向抵押贷款进行介绍和分析,着重从法律角度梳理实际运行中遇到的障碍,剖析其原因并提出解决的对策。首先介绍住房反向抵押贷款的基本概念,总结它的特征与构成要素,将其与传统的抵押贷款和我国法律中规定的最高额抵押权作出区分。在读者对住房反向抵押的概念和运行原理有所了解后,再介绍我国政府对该制度的相关政策的历史沿革,以及在几个主要试点城市这几年的发展状况。接下来对实施过程中遇到的各种困难进行介绍,角度主要是从与先行法律制度的不相容部分,比如我国目前对住宅用地有70年的使用权限制,如果考虑到使用权到期后的续费问题,会对房屋价值的评估带来很大影响;再比如反向抵押表面上看存在"流质抵押"的嫌疑,老年人本身又是弱势群体,那么应当如何保障抵押人的权益是个不可回避的话题;农村的养老问题尤为严重,但由于宅基地使用权的流转限制完全无法推行此款养老产品等等。一共介绍了五个问题。然后是本文的重心,即从法律的角度,对上面提出的五个问题尝试着提出一些具有可行性的建议。包括土地使用权续期的法律安排,本文认为应当完全"自动"、"免费"而不是目前实践中(如温州)所采取的"适当付费",并说明了原因;"流质条款"的解禁以及于此相关的法律考量、在农村尝试推行以房养老协议来代替金融贷款,以及居住权的设立等等。一一做出了力所能及的解答。"以房养老"、"反向抵押"是当前社会非常热点的话题,也是争议比较大、却又很有讨论价值的问题,本文从法律角度所提出的一些粗浅的建议,希望能为我国养老问题的解决、为我国法律法规的与时俱进,贡献一些微薄之力。
[Abstract]:Housing reverse mortgage, which belongs to various ways of housing pension, is a new financial financing tool. Specifically, the elderly who meet certain conditions use their own housing as collateral to borrow money from financial institutions for consumption, but the borrower still retains the right to live in the house. When the borrower dies, the institution acquires ownership of the house and sells it or rents it out. The proceeds are used to repay the principal and interest of the loan. Because the loan flows in the opposite direction to traditional home mortgages, it seems that financial institutions buy homes from older people, so they are called reverse mortgages. The aging of population in China is becoming more and more serious, so it is urgent to innovate the way of providing for the aged. In the past several decades, the implementation of family planning policy, the prolongation of life expectancy and the decline of birth rate have accelerated the development of population aging. How to carry on the financial innovation to deal with the austere aging trend and make up for the pension gap is an unavoidable problem in China at present. But the housing reverse mortgage loan is a kind of very promising attempt. At present, the conditions for the implementation of reverse mortgage loans in China are not mature enough, either in theoretical research or in regional economic conditions, as well as in the guidance of the relevant policies of the government. This makes the system in our country in the actual process of obstacles, the effect is not satisfactory. Based on this background, this paper decides to introduce and analyze the reverse mortgage loan from four aspects, focusing on combing the obstacles encountered in the actual operation from the legal point of view, analyzing its causes and putting forward the countermeasures to solve it. This paper first introduces the basic concept of housing reverse mortgage, summarizes its characteristics and constituent elements, and distinguishes it from the traditional mortgage and the maximum mortgage stipulated in the law of our country. After understanding the concept and operation principle of reverse mortgage of housing, this paper introduces the history and evolution of our government's policy on this system, and the development situation in several major pilot cities in recent years. Then we introduce the difficulties encountered in the implementation process, mainly from the perspective of the incompatible part with the advance legal system, for example, our country currently has a 70-year restriction on the right to use residential land. If we consider the issue of renewal after the expiration of the right to use the right, it will have a great impact on the assessment of the value of the house. For example, if the reverse mortgage appears to exist on the surface as a "liquid mortgage," the elderly themselves are a vulnerable group. So how to protect the rights and interests of mortgagors is an unavoidable topic; the rural old-age problem is particularly serious, but because of the circulation restrictions of homestead use rights can not carry out this pension product and so on. Five questions were introduced. Then the focus of this paper, that is, from the point of view of the law, to the above five questions to try to put forward some feasible suggestions. Including legal arrangements for the renewal of land use rights, This article argues that it should be completely "automatic", "free" and not "properly paid" in current practice (such as Wenzhou), and explains the reasons; the lifting of the "fluid clause"; and the relevant legal considerations therefor. In rural areas, we try to replace financial loans with housing old-age agreement, and establish residence right and so on. One by one, to the best of his ability. " Housing for the aged "," reverse mortgage "is a very hot topic in the current society, but also a controversial but also very valuable issue. This article from the legal point of view put forward some shallow suggestions, hoping to solve the pension problem in our country. For China's laws and regulations with the times, contribute some modest strength.
【学位授予单位】：安徽大学
【学位级别】：硕士
【学位授予年份】：2017
【分类号】：D922.282;D922.29

【相似文献】