房地产抵押评估过程中存在的问题及对策研究

发布时间：2018-02-28 14:42

本文关键词： 房地产抵押评估可比案例变现能力抵押价值　出处：《北京建筑大学》2014年硕士论文　论文类型：学位论文

【摘要】：一直以来，较低的风险和稳定的收益，使房地产抵押贷款成为银行等金融机构更愿采用的贷款方式。但随着抵押物处置过程中出现的变现困难、银行的抵押权不能完全实现情况的增多和美国次贷危机的教训下，与房地产市场和金融机构联系密切的房地产抵押评估，一直是业界讨论的重点。正像习近平访问德国时说的，中国需要“德国质量”。房地产抵押评估也需要提高质量，高质量的房地产抵押评估对保证商业银行贷款的安全、保证借款人的正当利益和促进房地产业的健康发展起到了重要的作用。但我国的房地产抵押评估市场起步较晚，不论在理论上还是在实践中仍存在若干问题，这就有必要对房地产抵押评估涉及的问题加以研究，这也是本文作者选择此命题论文的目的。本文在论述我国房地产抵押评估现状的基础上，主要分析了我国房地产抵押评估过程中出现的若干问题。抵押评估过程中，在选择可比案例时，可能出现两种情况，一种情况是存在大量交易实例，从众多交易实例中选择与估价对象最相似的可比案例比较困难，另一种情况是在一些房地产交易不活跃的地方或是评估一些特殊项目时会存在可比案例搜集量不足、实用性不强的情况。对于第一个问题，运用模糊数学的贴近度概念和择近原则，可以有效的选择合理的可比案例。对于第二个问题，通过建立估价机构自己的房地产估价数据库，特别地通过异地评估机构之间的合作可以有效解决这类问题；在进行抵押房地产变现能力分析时缺乏相关的理论和定量分析的支撑，对快速变现率的确定主要靠估价人员定性地做出。本文通过模糊评判模型定量地确定抵押房地产的变现能力和有效地确定快速变现率；抵押评估实践中，，存在对房地产抵押价值认识不清的情况，估价结果不能起到为银行有效防范抵押贷款风险的作用。本文通过相关法律法规的说明，论述了对抵押权有影响的优先受偿款的种类，对合理确定抵押价值提出了建议；本文还论述了评估过程合规性不足的问题，并提出了对相关问题的建议。
[Abstract]:Low risk and steady returns have long made real estate mortgages a preferred form of lending for banks and other financial institutions. But with the difficulties of realisation in the course of the disposal of collateral, With the increase in mortgage rights of banks and the lessons of the US subprime mortgage crisis, the assessment of real estate mortgages closely linked to the real estate market and financial institutions has always been the focus of discussion in the industry. As Xi Jinping said during his visit to Germany, China needs "German quality." Real Estate Mortgage Evaluation also needs to improve the quality. High quality Real Estate Mortgage Evaluation is necessary to ensure the safety of commercial bank loans. It plays an important role in ensuring the legitimate interests of borrowers and promoting the healthy development of real estate industry. However, the real estate mortgage evaluation market in China started late, and there are still some problems in theory and practice. It is necessary to study the problems involved in real estate mortgage assessment, which is the purpose of this thesis. On the basis of discussing the present situation of real estate mortgage assessment in our country, this paper mainly analyzes some problems in the process of real estate mortgage assessment in China. In the course of mortgage assessment, there may be two kinds of situations in the process of selecting comparable cases. In one case, where there are a large number of transaction instances, it is difficult to select comparable cases that are the most similar to the valuation object, Another situation is where real estate transactions are not active, or where there is a lack of comparable case collection when evaluating specific projects. For the first question, By using the concept of closeness degree of fuzzy mathematics and the principle of proximity selection, we can effectively select reasonable comparable cases. For the second problem, through the establishment of the appraisal institution's own real estate appraisal database, In particular, such problems can be effectively solved through cooperation among remote assessment agencies; there is a lack of relevant theoretical and quantitative support in the analysis of the liquidity of mortgaged real estate. The determination of quick realisation rate mainly depends on the appraisal personnel qualitatively. This paper quantitatively determines the realisation ability of mortgaged real estate by fuzzy evaluation model and effectively determines the fast realisation rate. There is a lack of clear understanding of the value of real estate mortgage, and the evaluation results can not effectively guard against the risk of mortgage loans for banks. This paper discusses the types of priority payments that have an impact on mortgage rights through the explanation of relevant laws and regulations. This paper also discusses the problem of insufficient compliance in the evaluation process and puts forward some suggestions on the related problems.
【学位授予单位】：北京建筑大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：D922.29;D923.2;F299.23;F832.4

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