DE4136320A1 - Home financing management system - Google Patents

Abstract

Home financing is provided by means of a salary linked mortgage. A borrower repays a loan from a lender by paying a percentage of his salary, irrespective of the manner in which his salary varies, for a predetermined period. The percentage may be the same for the entire period or it may vary in a predetermined manner. The lender may also unilaterally vary the percentage if the borrower does not make payments on specified dates. Conveniently, a convenience percentage value is used for each financial year and, if necessary journal entries are made. The system is managed and supervised by data processing equipment which stores information characterising each borrowers account, inputs details of repayments from the borrower and his employer, generates an updated schedule percentage for each account at the end of each month and communicates the updated schedule percentage for each account at the end of each month.

Description

The present invention relates to the financing of houses a financial instrument and a management system for finance of houses / apartments.

According to a first aspect of the invention, a financial instrument for financing the purchase of a house or apartment for sale which is a mortgage linked to income / salary includes.

The financial instrument may include an obligation on the debtor a certain percentage of the debtor 's income to a creditor repay a predetermined amount of time. This can be one Act a fixed percentage for the entire period, or the percent rate can vary in a given way.

The percentages can be fixed for the entire period.

The financial instrument usually specifies that repayments should be made special appointments are to be carried out. The percentages can then be for the entire period can be fixed if repayments to the speci  due dates, and the percentages can be in vary in a given manner if there are no repayments to the spe due dates. Furthermore, the Percentages of income that are repaid in a pre given manner can be varied if repayments are made in advance will.

The financial instrument can be an obligation of an employer Debtor included, on behalf of the debtor, the relevant pro to repay percentages of the loaned income to the creditor.

The financial instrument can also transfer an asset to the Debtor to the creditor included as surety. This asset is the corresponding house or apartment and can also be part of the Deposits of the debtor in a pension fund.

The financial instrument can also be a deposit instrument for one Fund body that invests funds that are transferred from the creditor to the To be lent to debtors. The deposit instrument can be this is a promissory note or a deposit certificate.

The deposit instrument can be assigned to a specific debtor.

The deposit instrument can be a guarantee or undertaking by the fund body included, funds on request by the creditor for ver to provide.

Similarly, the financial instrument may be the law of the fund body included to buy back the deposit instrument if fund are available.  

The invention further extends to a method for one person to buy a house or apartment, comprising the following steps:
Borrowing a sum of money from a creditor;
Paying the house or apartment or at least part of it with this money; and
Repay the money by paying a sum at special times over a given period of time, which corresponds to special percentages of the person's income.

The house or apartment can be acquired as a builder or by buying will.

The invention further relates to a method for financing the purchase of a house or an apartment by a person, comprising the following steps:
Lending a sum of money to the person; and
The person collects an amount corresponding to specific percentages of the person's income at specific times over a predetermined period of time.

The invention also proposes a system for managing and monitoring a plurality of accounts for the financing of houses or apartments for a plurality of debtors who have borrowed money from a creditor to finance the purchase of a house or apartment grace, with each account being redeemed by each debtor by repaying percentages of their income. This system includes debtor account file facilities for storing information identifying each debtor's account;
manual entry devices for entering details of the repayments made by at least one debtor to the creditor;
Data receiving and verifying means for receiving and verifying, from employers, at least some of the debtors, on behalf of those debtors, and details of the manual entry facilities, details of the repayments made in favor of the creditor by the employers;
Facilities that respond to the debtor account file facilities and the data receiving and verifying facilities and produce an updated scheduled percentage for each account at the end of each month; and
Communication facilities for forwarding the updated scheduled percentage for each account to each debtor.

The facilities for creating an updated scheduled pro The percentage for each account can include facilities that have a average total monthly remuneration, one repayment value, one Appreciation, a remaining appointment and an average determine the planned percentage.

The planned percentage can be determined at the beginning of a financial year and kept constant at a reasonable level throughout this year will. The system can then include a device for determining a actual planned percentage and a facility for Determine a transaction total if the actual scheduled percentage differs from reasonable value, taking this Transaction total causes the actual percentage to equal the  equals reasonable value, and being the transaction total in the file is saved.

The facilities for generating the updated scheduled percent rate may include facilities that determine whether the repayment worth the legal restrictions, and if so is not the case, one required by law Determine the transaction amount that has an acceptable redemption value results, this transaction sum ge in the file facilities is saved.

The facilities for generating the updated plan can be one directions for generating a gross monthly income for self-employed debtors.

The system may also provide funds allocation facilities Debtors and investors who have invested money with the creditor point.

These allocation devices can have a device that determines if there is a shortage of funds and if so is preferred fund borrowers and investors in a predetermined To assign wise men. The allocation facilities can also have an on direction, which determines whether there is an excess of funds, and which, if this is the case, however, insufficient cash resources to Are available to grant loans to all applicants, he find out which investors who have pledged funds put money into the Have to deposit creditors. The fund can also be allocated directions have a facility that determines whether there is an overhang Fund exists, and if this is the case, there are sufficient funds  Funds are available to provide loans to all applicants share that to be returned to investors through forced repayments Find sums.

The invention is now based on an embodiment in Ver binding explained in detail with the drawing. The drawing shows a schematic flow diagram of the structure and the functional sequence the data processing device designed according to the invention.

The figure shows an overall flow chart of data processing System for implementing a system for managing and monitoring a Variety of home / housing finance accounts for a variety of Debtors who have borrowed money from a creditor to make the purchase to finance a house or apartment. Every loan is from repaid each debtor by giving percentages of his income repaid.

Investors don't make repayable investments for you made an appointment in a house investment linked to the income fund that works as a unified trust. Forgives at your own risk the mutual fund loans through first mortgages on the own debtor (hereinafter referred to as "customers") are secured, these debtors usually, but not unsecured must be members of an investing pension fund (the "investor").

The investor's profit roughly corresponds to the increase in income of the Customers. Investments linked to income are therefore very good for Suitable for pension funds: The investment grows linearly with the pension payment obligation.  

The mutual fund that lends the money is on behalf of the investors managed by managers who are experienced loan and Mortgage manager. Your fees are paid by the mutual fund paid.

After signing an investment linked to the salary contract, the investor provides a guarantee, money in income linked home / apartment loans to invest. The investor contains one or more certificate numbers and gives its ver obligation or surety or acts as pledgee. A Such pledge is only when it is used to finance special customers to be used, named by the investor or have been introduced. Otherwise it is a general pledge. Investors can also choose to sell a customer without a to introduce an adjusted deposit. Such an introduction is called free Designation called.

Fund requirements arise from applications for loans and from the demands of investors to redeem the units. The supply with funds is through the deposit order and the cash inflow of Invest fund implemented.

An allocation program determines whether there is a surplus or a shortage Fund exists. This program uses a novel form of a rational incentives to balance supply and demand rain. A priority ratio is used to deal with investors better opportunities to invest when rewarding clients in Name times when an excess of cash is available and to reward the customers they named with loans, if they (the investors) invest in times when cash  are scarce.

That the demands in the allocation program are substantiated occur Investors as pledgee and payments are made or asked when the funds are actually needed.

If needed, the required funds will be requested by the accessed accounts retrieved; Interest is added to the sums by month end paid when the price of a unit increases monthly of the salary can be represented. The investment and the interest are then used to buy units at that price.

Aside from the freedom to buy back investments if this is the This enables funds to provide liquidity for investors Encourages the sale (transfer) of units in one secondary market allowed by traders who themselves have no investments may have done.

Investors are informed monthly about the amount and value of the A in each of their certificates. It will be a register of Maintain investors.

The customer agrees to agreed percentages of his income or of his monthly gross salary (MGR) during the payment period up to twenty years in exchange for a home loan or an apartment.

The redemption value or the remainder (CV) in any Stage is not with interest rates or the amount initially granted linked, but solely depending on the percentages due in  every remaining month of payment duration and monthly through average salary of the customer at this time.

The actual formula for this is:
Redemption value = sum of the percentages due over the remaining payment period x current twelve-month average value of the MGR.

The percentages due over the remaining payment period are as Scheduled percentages or percentage plan.

These percentages are set so that they are accurate Lead repayment of the loan during the remaining period, if the income of the customer and the one moving over twelve months Average value always remain constant. The percentages change then and only if the customer does not exactly fulfill the contract or when the contract is renegotiated. They don't change if that Customer income increases.

The increase in customer income makes the profit for the customer Investor.

In the first year, the rate of increase in customer income (e.g. wise 16%) greater than the decrease in the sum of the percentages during the remaining amount of time (e.g. 10%). Therefore, the Redemption value in the first years; eventually the decrease in Percentages greater than the increase in income, causing the repayment value decreases, and eventually goes all the way to 0.  

At the time of application for the loan, the customer must be full-time by employed by a recognized employer who contractually ver is committed to monthly electronic installments and the mutual fund Provide audit data related to customer income.

If the customer's employment relationship with a recognized Employer is terminated or interrupted in any way or if the income data mentioned above will not be presented Arrangements are made to give the customer an imaginary salary or month gross income and percentages for payment to be calculated on the basis of these assigned numbers. Increases in attributed salary with a suitable national through average value linked.

Other regulations in the contract with the customer correspond to those at conventional loans apply.

Security for the loan

The customer's loan for a loan linked to their income Security granted is as follows:

salary

Before the loan is granted, the gross income of the Applicant checked over the past year. Thereby the goodness and Special income stability and possible salary increases Paid attention.

property

The property is an apartment or one for residential purposes used house that already exists or is being built should. This can be free real estate, leasehold or agreed  act shared rights.

safety

Property security has the same Forms like traditional loans, with the option of that the customer's subscription right from the pension fund to the investment fund or the accepted employer or pension fund with a forward directed guarantee for the mutual fund can be assigned. It is ensured that the guarantee has the full repayment value (in which case a mortgage can become redundant), not all recovered losses or just covers the value of the subscription right.

Applicant types

There are five types of applicants

• - ordinary applicants whose applications are not particularly preferred enjoy; these are not named;
• - freely named applicants, who are named by investors, which are not obliged to use the appropriate designation with a Connect investment. Freely named applicants are compared Ordinary applicants preferred when the funds are small. The The degree of preference depends on the priority ratio of the designation certificates from;
• - Applicants with special preference, who are also freely named applicants, ordinary applicants and other applicants can act and prefers to other free applicants will;
• - Other applicants who are looking for renewed loans or additional loans apply; their preference is determined by the rules of the mutual fund  fixed;
• - Exclusively named applicants who are guaranteed loans as they be financed by investors through appropriate security.

Regardless of the type, all applicants will have the same interview and the same subjected to the same review procedures as in an allocation cycle are included and the mortgages are registered in the normal way. A customer can only have one linked to their salary at a time Get loan.

Investor's profit

A mutual fund that is entirely in income-linked loans invested, makes a gross profit slightly larger than the weighted (by the amount of the redemption value) rate of increase in salary of his customers.

The extraordinary profit comes from the fact that the Redemption value from the average monthly gross income (AMGR) is calculated while the rates are from the actual month gross income (MGR), which should be higher than the average.

The profit is reflected in the price of the unit.  

Income-linked loans - monthly subroutine introduction

The way a loan was linked to income described above.

The following is a description of the main processing steps that are carried out for each customer in the monthly updated program. This explanation is supported by the diagram of FIG. 1 .

During the month, new or changed dates regarding the Customers entered manually and also from other sources on electro received magnetic media. These changes are made manually and electronically verified. Electro-magnetic files that customers are read out and updated.

Salaries are shown in a continuous sequence in the MENGEN dataset recorded, starting twelve months before the application and in the Month in which the customer's contract is canceled. At The months in this episode are numbers from 1 upwards. The MENGEN dataset contains a record for every customer for everyone Month. Its content will be explained in detail later. It contains in In some cases, all financial information in a summarized form mations for each customer and includes all innovative approaches of this except handling corrections separately be treated.

The first transaction, usually as a charge to the loan (part of it) is always done in the 13th month or later. The  first installment payment always takes place (i.e. the payment date begins) at least one month after the first transaction. Payments that received in the same month as the first transaction, as handles additional transactions.

Designations

The following terms are used in the following formulas:

AMGR _m = Average monthly gross income in month m.
ASP _m = average of the percentages due over the remainder of the duration, as shown in the schedule of percentages calculated at the end of month m-1.
AT _{d, m} = the total of all transactions in the month m up to day d.
ATSP _{e, m} = The result of multiplying each transaction in month m by the number of days from the date of the transaction to the end of the month and the corresponding addition.
ATSP _{d, m} = The result of multiplying each transaction up to day d in month m by the number of days from the date of the transaction to day d of the month and the corresponding addition.
CV _{d, m} = the redemption value on day d of month m (d not equal to 1).
CV _{e, m} = The redemption value on the last day of the month after all transactions or the redemption date, whichever is the earlier.
CV _{l, m} = the redemption value on the last day of the month m after all transactions.
d = The d-th day of the month.
IC _m = The daily rate of principal, applicable in month m.
II _m = The daily rate of interest within the month, applicable to the month m.
IL _m = the daily rate of statutory interest, applicable in month m.
e = the day on which the repayment is made if the repayment takes place in the month in question; otherwise the number of days in this month.
l = the last day of the month.
LC _m = The maximum allowable balance due to legal restrictions in month m.
m = number of the month.
MGR _m = gross monthly income in month m.
MTG _m = time remaining or months remaining or number of installments due from month m on and including the same. Calculated in the month m-1.
SP _m = planned percentage for the month m, calculated in the month m-1.
VC _m = valuation in month m.

Step 1 - Calculate the average gross monthly income

If the customer is self-employed (not with a recognized employer employed) is classified as an attributed monthly Gross income calculated as given in step 9.

Appropriate access to the data and an update follow the same.

The average gross monthly income is calculated:

It is the cumulative moving average of the Gross monthly income of the customer over the past twelve months:

AMGR _m = AMGR _m-1 + (MGR _m - MGR _m-12 ) / 12, for m 13.

The latter formula requires only three references drawings in the QUANTITY file.

Customers whose contracts have been canceled are excluded. However, all other customers are included, even if they are have not yet carried out any transactions. The corresponding Files are being updated.

At the end of the fiscal year, the appropriate year-end processing carried out. New reasonable percentages are available for customers calculated, and these are communicated to the customers. There is an ent speaking access to the files with an update of the same.

If a cancellation of the contract during the month by the customer has been announced, the average monthly gross come (optionally) not as a basis for the investor's profit and also not used as the basis for the redemption value; there is a possibility the monthly gross income at the time of repayment is not available. It becomes an interest rate related to the market for repayments applied for this month and thereafter and monthly capitalized. The formula for this is:

CV _{e, m} = CV _{e, m-1 *} (1 + IC _m ) + AT _{e, m} + ATSP _{e, m *} IC _m .

The relevant files are accessed and updated the same.  

Step 2 - calculation of the current repayment value

After all data is received from employers or as before have been written up, the redemption value on Calculated at the end of the current month:

CV _m = AMGR _{m *} MTG _{m *} ASP _m + AT _{1, m} + ATSP _{1, m *} II _m - AMGR _{m *} SP _m .

There is no redemption before the first transaction. A repayment however, value may exist before the first installment is paid. At For example, a loan can be paid to an apartment or a house to begin (and end this) before the first installment is due. The repayment value increases during this period with the same rate as the average gross monthly income.

It becomes the current average gross monthly income calculates as described in step 1 above.

The MTG _m value is found at MTG-NEXT of the QUANTITY records of the previous month. If the date of the first installment payment has not yet been reached, the remaining duration corresponds to the total duration.

The ASP _m and SP _m values are found in the QUANTITY record of the previous month.

The redemption value on any day d (a day other than that last day) in the month following the month m after the calculated the following formula:

CV _{d, m + 1} = CV _{1, m *} (1 + II _m-1 ) + AT _{d, m + 1} + ATSP _{d, m + 1 *} II _{m + 1} .

The corresponding files are read out and updated.

Step 3 - Calculate the legal restrictions (LC) below thrown balances

There are legal restrictions in certain countries around the world Limit repayment value: There is a waiver in relation to interest limit (IL). As previously explained, the monthly profit equals or the "interest rate" for a loan linked to the income of the Sum of the growth rate of the average monthly gross customer income compared to last month and component because of the "head start" of gross monthly income the average monthly gross income.

If no legal restrictions apply, go to step 4 advanced.

If such a restriction applies, the program calculates a legally restricted balance (LC _m ) for that month that reflects the maximum allowable redemption value based on those statutory restrictions.

If in any month this balance is due to the redemption value of the before standing step 2 is exceeded, a legal Restrictional transaction carried out, whereby the customer Difference is credited. If they are included in the calculations this additional transaction reduces the previous one calculated redemption value to the maximum value permitted by law.  

There is a corresponding access to the files and a Updating them.

Additional transactions that were carried out to the redemption value limit are not used again to the current maximum to derive. These are known as excluded transactions.

LC _m = LC _m-1 + IL _{m *} LC _m-1 + LCAT _m + IL _m for every transaction of LCTA _m from the transaction date to the end of the month or repayment date, whichever is the earlier. Here is
LCAT _m the sum of transactions not excluded in month m.

Step 4 - calculate the value (VC)

The value (gross profit "interest") is calculated by two methods, which, although mathematically identical, are a good review of the Allow the calculations and the variables used to be correct.

The first method makes use of the fact that the value of the Sum of the growth of the average gross monthly income of the customer and the "lead component" corresponds to how described above. The formulas for this are:

VC _ml = VC _growth + VC _lead ,

wherein

VC _growth = (AMGR _m - AMGR _m-1 ) / AMGR _{m-1 *} CV _{l, m-1}

VC _lead = (MGR _m - AMGR _m ) _* SP _m .

The growth component is only in the month after the first trans action of the customer calculated. The "lead component" is just after the first installment (i.e. after the start of the payment period). Both are otherwise 0.

In the second method, the value becomes more conventional calculated:

VC _m2 = CV _m + CV _m-1 + SP _{m *} MGR _m - AT _{l, m}

(Currently in use: "Interest = closing balance opening balance + interest paid - other deposits ").

This calculation is only made in the month after the first transaction of the Customers. Otherwise it is 0. The files are with the VC value updated.

If the two methods produce different results (ie VC _m1 does not correspond to VC _m2 ), there is a programming error.

Step 5 - charge the customer for the scheduled payment on the last Day of the month

Scheduled percentages are created for each customer at the start of the contract averages. If the specified percentage of monthly gross the customer will arrive at the due date on the due date Payment period is paid, the loan will be accurate and final in the liquidated last month of the payment period.

However, this is rarely the case. Payments are made early or late  accomplished. Payments are also missing. Extra payments will also be made accomplished. Debits are made. Credits are not paid, if legal restrictions have to be observed. Monthly Interest is received or paid on these transactions. All of these things are examples of eligible transactions. The only transactions that are not booking transactions are those where the charges for the scheduled payment be made every due date. These burdens are not additional transactions since they themselves have the redemption value or the Do not change the scheduled value of the percentages (which already have the Burden in the changing AMGR value, the remaining duration and reflected other booking transactions). It is about it is more about memory inputs.

A storage receipt is only effected if the payment period has begun. The transaction receives the last day of the date Monthly. The following calculation is carried out:

Planned amount = SP _{m *} MGR _m

The files are accessed and they are updated.

Commenting

If an additional transaction is carried out, the change scheduled percentages, and one on behalf of the customer from the accepted Appropriate percentage set by employer does not match that scheduled percentage. After that, the appropriate differs Payment versus scheduled payment over a while (see below).  

It is not possible for the employer to make the appropriate payment change every time an additional transaction is performed and a resulting change in the plan moderate percentage of the next month.

You do this by allowing the appropriate percent rates against the planned percentages over a period of differ up to a year, after which the situation at the end of the Fix fiscal year (or other period) by (by contract) sets the appropriate percentage to match the scheduled percentage at that time. As a matter of fact the planned percentages are automatically updated every month calculates (see step 8).

Simply put, the concept of "maturity and payment tung "is lower in the case of income-linked loans bar. What is "due" is the sum of the percentages outstanding multiplied by the current average monthly gross income. What is "payable" is that annually or by renewed Negotiate agreed percentage.

Step 6 - Calculation of the newly remaining period (remaining months MTG) every month

The formula for this is:

MTG _{m + 1} = payment period - (max (0 m-s + 1))

in which
the term of payment is determined in the contract or through renewed negotiation
m is the current month number
s is the number of the starting month in relation to the payment duration (month of the first installment payment).

This formula ensures that the remaining payment period is determined by Er decrease by 1 does not begin until the first installment payment is made. The instruction begins next month for the remaining months is in the record for the current month m in the QUANTITY file saved.

Step 7 - Calculate the Average Planned Percentage for the next month

As shown in the first formula in step 2, the til changes value every month as a result of late, early, failed and special payments etc. as well as interim interest paid and received. Also increases with each temporary month (if the payment period once started) the rest of the time. Based on that performed the following calculations:

CV _m = AMGR _{m *} ASP _{m + 1 *} MTG _{m + 1}

wherein

CV _{m is known} from step 2,
AMRG _{m is known} from step 1,
MTG _{m + 1} from step 6 is known.

ASP _{m + 1} can be determined in the following way:

ASP _{m + 1} = CV _m / (AMGR _{m *} MTG _{m + 1} ).

Step 8 - recalculate the planned percentages

As explained above, monthly payments are made through the Average planned percentage (ASP) of the gross monthly income the current repayment value over the remaining period fully liquidated if there are no discrepancies arising from late, early, special and missing transactions result.

The customer can conclude a contract based on repayments percentages other than the average scheduled Percentage pays. This offered option is usually a plan according to which the planned percentage on End of each fiscal year or fiscal year by a fixed one Total drops.

If the average planned percentage is specified, the planned final percentage (drawn up at the time of the contract) that consecutive month number, the current calendar month and the rest Duration, the schedule of percentages and the new one annual reduction for the remainder of the payment period calculated.

When these scheduled percentages are added up and by the number of dividing within the remaining months corresponds to the result is the average planned percentage. This can can be used as a check.  

The results of steps 6, 7 and 8 are entered into the files.

Step 9 - Calculate Gross Monthly Income Attributed for independent customers

This calculation is related to a change in the status of the customer triggered on self-employment.

It is assumed that the customer received an average gross monthly income from an assumed employer in his / her last month (f), which is the nth month of the fiscal year, which corresponded to the value AMGR _f . This value is in the quantity file. The latest official data show that the average annual income growth rate is r ₁ . This rate is stored in a table accessible by the program.

A contractually approved "load rate" r ₂ is added to r ₁ . This happens in the customer's main file. The managers make a decision in each individual customer case. A general default value is available from a table.

The goal is to find a constant attributed gross monthly income M, which causes the average gross monthly income at an annual rate of r ₁ + r ₂ on the next annual examination date (in 12 - n months) or at the end of the contract, which The date, whichever is the earlier, increases.

The formula for this is

M = (12 _* AMGR _{f *} (1 + d / 12 _* (r₁ + r₂)) - T) / d

in what are

d = min (12 - n, no further installments)
T = total MGR value in the past n months.

This amount is recorded in the data file and annually at updated every exam time for the following year.

Contents of the QUANTITY file

One record per customer per month
ACC-NO customer number
Month CCYYMM: last day of month m
AMGR AMGR _m
CV CV _m (on the last day of month m after all transactions in month m)
VC VC _m
Indicator attributed to IMPU-MGR-IND. 0 if MGR _{m is} not attributed; 1 if a write-up is made.
VC-ERR-IND VC error indicator; 0 if VC _growth + VC _lead = VC _conv ; 1 if it is not.
VC-RENEG-IND 1 if renegotiation took place in month m; 0 if it is not.
EXCL-TA-IND 1 if excluded transactions occurred in month m, 0 if this was not the case.
FTFP-IND FTFP / assigned indicator for the data of the month m. Instructed by the employer; based on whether the customer was busy full time, total payment in month m.
SAL-INFO-REF the transaction reference of the employer for the salary information in the month m.
BANK-AGG-NO Bank account reference of the customer for the salary information in the month m.
MTG-NEXT MTG _{m + 1} remaining duration, beginning next month.
DECRMNT-NEXT DECR _{m + 1} annual reduction of the planned percentage, applicable from the next month.
ASP-NEXT ASP _{m + 1} average planned percentage for the next month.
SP-NEXT SP _{m + 1} scheduled percentage due in the next month.
AT-VAL AT _m total additional transactions excluding interim interest in month m.
AT-RAND-DAYS Sum of the product of each transaction from ATm and the number of days until the end of the month m or the repayment date, whichever occurs first.
AT-INTM-INT daily rate of interim interest of AT's in month m.
BDB-PENSN-PD Pension fund share paid by the customer in month m. Assigned by the employer.
BDB-MGR MGR earnings in the month m. Assigned by the employer.
BDB-TAX-PD taxes paid in month m. Assigned by the employer.
BDB-DEDN-PC reduction percentage paid in month m. Assigned by the employer.
LC LC _m maximum redemption value in month m, in accordance with legal restrictions.

Claims (22)

1. Financial instrument for financing the purchase of a house or apartment, characterized in that it comprises a mortgage linked to income. 2. Financial instrument according to claim 1, characterized in that it is a The debtor's obligation includes a creditor's shares (percent rates) of the debtor's income over a specified period of time repay. 3. Financial instrument according to claim 2, characterized in that the Shares (percentages) are fixed over the entire period. 4. Financial instrument according to one of claims 2 or 3, characterized Signs that repayments have to be made at certain times, that the proportions (percentages) are fixed for the entire period are when the repayments are made on the specified dates and that the proportions (percentages) in a predetermined manner vary if the repayments are not made at the specific times  be made. 5. Financial instrument according to claim 4, characterized in that the Shares (percentages) of income that are repaid can also be varied in a predetermined manner if Repayments are made in advance. 6. Financial instrument according to one of claims 2 to 5, characterized notes that it is also an obligation of the employer of the Debtor contains the proportions (percentages) of the loaned income to be repaid to the creditor on behalf of the debtor. 7. Financial instrument according to one of claims 2 to 6, characterized notes that there is an assignment of an asset from the debtor to the Contains creditor as security or surety. 8. Financial instrument according to claim 7, characterized in that the Asset is the house or apartment. 9. Financial instrument according to claim 7, characterized in that the Asset part of the debtor's deposits in a pension fund is. 10. Financial instrument according to one of claims 2 to 9, characterized records that it is a depository for a fund body contains, the fund invests by the creditor to the debtor be awarded. 11. Financial instrument according to claim 10, characterized in that a special debtor is connected to the deposit instrument.   12. Financial instrument according to claim 10, characterized in that the Deposit instrument contains an obligation of the fund body, Issue funds on request from the creditor. 13. Financial instrument according to claim 10, characterized in that it contains the right of the fund body, the deposit instrument to be acquired when funds are available. 14. Procedure for the purchase of a house or apartment by a person, characterized by:
Borrowing a sum of money from a creditor;
Pay for the house or apartment or at least part of it with this money; and
Repay the money by paying a sum that corresponds to certain percentages of the person's income at certain points over a predetermined period of time. 15. The method according to claim 14, characterized in that the house or the apartment is acquired through building. 16. The method according to claim 14, characterized in that the house or the apartment is acquired by purchase. 17. Method for financing the purchase of a house or apartment by a person, characterized by:
Lending a sum of money to the person; and
Accumulation of a sum corresponding to certain percentages of the person's income from the person at specific times over a predetermined period of time. 18. System for managing and monitoring a variety of finance accounts of dwellings for a plurality of debtors who borrowed money from a creditor to finance the purchase of a home, with each account amount repaid by each debtor is repaid by repaying portions (percentages) of its income, characterized in that the system comprises: debtor account file means for storing information identifying each debtor account;
manual entry devices for entering details of repayments made by at least one debtor with respect to the creditor;
Data receiving and verifying means for receiving and verifying details of repayments made on behalf of the creditor by employers of at least some of the debtors on behalf of employers and repayment details from the manual input means;
Entities that are responsive to the debtor account file facilities and the data receiving and verifying facilities and that produce an updated scheduled portion (percentage) for each account at the end of each month; and
Communication facilities for communicating the updated scheduled portion (percentage) for each account to each debtor. 19. System according to claim 18, characterized in that each Setup to create the updated scheduled share (Percentage) for each account  Average gross monthly income (AMGR), a repayment value on the basis of such an AMGR value, the value inventory that Remaining time in months and an average plan moderate proportion (percentage). 20. System according to claim 19, characterized in that the scheduled Proportion (percentage) determined at the beginning of a financial year and for this year is kept at a reasonable level and that the system provides a facility for determining an actual scheduled share (percentage) and a facility for determining of a transaction amount for the share (percentage) if the Actual scheduled portion (percentage) of reasonable value differs, this transaction amount means that the deed real, planned portion (percentage) of the appropriate value speaks, and that the transaction amount is stored in the file. 21. System according to claim 19 or 20, characterized in that the Setup to create an updated scheduled share (Percentage) includes facilities that determine whether the redemption value legal restrictions, and if not Case is a transaction amount related to legal Create restrictions that give an acceptable repayment value this transaction amount stored in the file facilities becomes. 22. System according to one of claims 19 to 21, characterized in that that the facility to create an updated scheduled Proportion (percentage) includes facilities that have an assigned Create monthly gross income for the self-employed.