JP2005149327A5 - - Google Patents

Description

Reverse mortgage balance simulation calculation system

The present invention relates to a reverse mortgage balance simulation computing system to simulate secured borrowing building based on the River Sumo Geji.

  Conventionally, a loan system called reverse mortgage is known. In this system, people who want to receive loans apply for loans with their homes as collateral.

Loan company is going to increase the (loan balance for the borrower) gradually loan amount total from the receipt of the application, as shown in FIG. 1 (A) until the contract of a reverse mortgage is completed. The contract ends when the borrower dies (contract end 1 in Fig. 1 (A)) or when the asset value of the secured building reaches the borrowed balance (total loan amount) (Fig. 1 (A)) the either of the end of the contract 2). At the end of the contract, the lending company sells the secured property and collects the loan.

  As for loans such as loans that are generally known, the borrowing balance decreases according to the repayment of the borrower as shown in Fig. 1 (B), whereas reverse mortgage borrows as shown in Fig. 1 (A). The balance is increased.

A computer system that determines a premium price based on such reverse mortgage has also been proposed. (See Patent Document 1)
JP 2001-325431 A

However, the reverse mortgage loan system is used to set the asset value of land and buildings at the time of contract, the loan period (contract period) with the above as collateral, and the interest rate. loan company or of either the benefit or who, a variety of risk is likely to occur, such as the other is for the loss.

  For this reason, there has been a demand for a loan system that improves reverse mortgage and a reverse mortgage balance calculation system that performs balance calculation based on the loan system.

  In view of the above-described points, an object of the present invention is to provide a reverse mortgage balance simulation calculation system suitable for an improved reverse mortgage financing system.

In order to achieve such an object, the invention of claim 1 is a reverse mortgage balance simulation calculation system for calculating a balance when a loan is made by reverse mortgage to a collateral property using collateral property information. The first calculation means (CPU of the PC 10) for calculating the reverse mortgage loan amount according to a predetermined first calculation formula using the collateral property information, and the reverse mortgage loan calculated by the first calculation means A second calculation means (CPU of PC 10) for calculating a reverse mortgage interest payment amount for the amount according to a predetermined second calculation formula, and rent income using the rental related information and the second calculation means according to a third of the formula that defines the calculated rental guarantee amount after subtracting a reverse mortgage interest rate payments in advance Third calculation means for calculating (CPU of PC 10), and output means for outputting the calculation results calculated by the first calculation means, the second calculation means, and the third calculation means (display 13 or And a printer (not shown).

  The invention according to claim 2 is the reverse mortgage balance simulation calculation system according to claim 1, wherein the first input means (keyboard 12) for inputting an arbitrary contract period and the second input for inputting a reverse mortgage loan amount Means (keyboard 12), an arbitrary contract period input from the first input means, a reverse mortgage loan amount and collateral property information input from the second input means, And a fourth calculating means (CPU of the PC 10) for calculating a possible reverse mortgage loan amount for the reverse mortgage loan limit at that time.

  The invention according to claim 3 is the reverse mortgage balance simulation calculation system according to claim 1, further comprising third input means for inputting a current applicable interest rate, and the reverse mortgage loan calculated by the first calculation means Fifth calculation means (CPU of PC 10) for calculating a reverse mortgage interest payment amount for the balance amount according to a predetermined fifth calculation formula using the interest rate input from the third input means; It is characterized by having.

  According to a fourth aspect of the present invention, in the reverse mortgage balance simulation calculation system according to any one of the first to third aspects, the first calculation means includes building maintenance information (for example, a building maintenance management plan, Including information such as maintenance plans, building inspection results, maintenance history or extension / reconstruction history, the same shall apply hereinafter) and calculating the asset value of the building using the sixth formula for evaluating .

The invention of claim 5 is the reverse mortgage balance simulation calculation system according to any of claims 1 to 4, loans by the Reverse mortgages are characterized by being a plurality of types prepared.

the above( ) Part indicates the corresponding part of the embodiment for understanding of the invention, but the present invention is not limited to the described embodiment.

According to the present invention, in a reverse mortgage balance simulation calculation system for calculating a balance when a loan is made for a collateral property using a reverse mortgage using a collateral property information, a reverse mortgage is obtained using the collateral property information. First calculation means for calculating the loan amount according to a predetermined first calculation formula, and a second calculation formula for determining the reverse mortgage interest payment amount for the reverse mortgage loan amount calculated by the first calculation means in advance According to the second calculation means to calculate, the rental guarantee amount after subtracting the rent revenue using the rental related information and the reverse mortgage interest payment calculated by the second calculation means According to the calculation formula, the third calculation means for calculating, the first calculation means, the second calculation means, and And output means for outputting a calculation result calculated by the serial third computing means.

This allows you to know the rental guarantee amount when renting a reverse mortgage-backed property during the period up to the end of the reverse mortgage loan contract, so even if interest rates fluctuate, users are less affected Become.

Moreover, since the interest of the loan amount can be subtracted from the rent (rent) for the lending company, the interest rate can be reliably received even if the interest rate of the loan fluctuates.

  When a loan balance or interest rate fluctuates, or when a loan is made, the new loan balance and interest rate at that time can be entered to recalculate the possible loan amount. Balance calculation can be performed.

  In addition, since the system of the present invention is equipped with a calculation formula that can perform an appropriate evaluation using the maintenance information for the building asset price, the reverse mortgage loan calculation that makes the best use of the user's assets and its calculation Balance calculation is possible.

  In addition, by preparing multiple types of reverse mortgages, it is possible to perform balance calculation according to user needs.

According to the present invention, unlike a conventional reverse mortgage, according to a new business model that leases land or buildings that are collateral properties to a third party during the period until the end of the reverse mortgage loan contract, Simulate the rental guarantee amount. For this reason, a user (reverse mortgage loan received Keru's a), while ensuring the living expenses after loan applications, it is possible to perform the repayment of the loan. Furthermore, even if the asset value fluctuates due to a change in the reverse mortgage loan period (contract period), the available loan balance can be (re) calculated based on the change in advance, so the user can increase or decrease the loan amount. Or revising the asset sales plan.

Hereinafter, embodiments of the present invention will be described in detail with reference to the drawings.
The improved relocation type reverse mortgage financing system will be described with reference to FIG.
Regardless of the building age, the user 1 holding a collateral property such as a house enters into a lease contract with the real estate company 2 as a collateral property and receives a rent guarantee (monthly rental guarantee amount) and a purchase guarantee. Here, the rent guarantee is a guarantee that the real estate company 2 maintains the rent income (rental guarantee) for the user 1 when renting to another person during the contract period (so-called tenant guarantee). Guarantees the lower limit of the real estate purchase price after the contract period. For example, the borrowing contract is a 10-year contract, but can be renewed every 5 years from the first time. Thereafter, for example, the user 1 receives a loan based on the reverse mortgage from the loan company 3 with an upper limit of 30 million yen.

  User 1 purchases a condominium for relocation with loan funds or enters a nursing home. Further, the user can live on the rent income (rent payment) paid by the resident 4 of the collateral housing while living in the condominium of the relocation destination. In addition, the interest payment of the loan (borrowing) is subtracted from the rent paid by the resident 4 and passed to the user 1. The housing that has become the collateral property is sold by the financing company when the user dies or when the borrowing balance reaches the asset value of the housing, and the loan contract ends. At the same time, the housing lease contract between the user and the real estate company is also terminated.

  A system configuration of a reverse mortgage balance simulation calculation system suitable for balance calculation based on such a relocation type reverse mortgage financing system will be described with reference to FIG.

  Reference numeral 10 denotes a computer capable of executing a program such as a personal computer (PC). The computer has a computer main body (PC main body) 11, a keyboard (KB) 12, a display 13, and attached peripheral devices (not shown).

  The PC 10 is installed at the sales office of the real estate company 2 in FIG. 1 and is LAN-connected to databases 20 to 24 described later.

  Reference numeral 20 denotes a user information database (user information DB) which stores personal information of a user who has signed a relocation-type reverse mortgage loan contract or a user who desires a contract, such as an address, a name, a date of birth, occupation, and years of service. .

  Further, information related to the reverse mortgage contract according to the present invention, such as contract period, loan amount, loan balance, etc., is also stored. In addition, contract-related information such as the total borrowing amount (financing amount) and the borrowable amount (financing amount) after the relocation type reverse mortgage financing contract is also stored.

Reference numeral 21 denotes a land and building right- related DB, which stores information related to land and building rights. Land-related information includes location, land, land area, owner name, presence of mortgage and other rights settings.

  The building-related information includes the type of building, area, owner name, presence of mortgage, and other rights settings.

  Reference numeral 22 denotes a relocation destination information DB, which stores information on the relocation destination such as the address of the user's relocation destination and the ownership form.

  The building information DB 23 stores detailed information on land and buildings of collateral. Information to be stored includes presence / absence of land, land, building floor plan, total floor area, building specifications, building construction date, acquisition cost, construction funds, maintenance information, and the like. Furthermore, specification level (information on building structure specifications (columns, beams, walls, floors), interior equipment specifications and their grades), acquisition costs, waterproof life, exterior wall service life, waterproof replacement implementation year, exterior wall refresh Data such as the year of implementation is also stored. The above-described DBs 20 to 23 are associated with each other by a user ID or the like.

  A database 24 stores data used for balance calculation and management.

Data to be memorized is a table that lists the remaining asset value multiplication rate corresponding to the building age (asset price remaining multiplication rate table), the rental unit price table ( rental price quote) of the building by region and age, and region There are separate price-price unit price tables (land price quotes), construction cost multiples tables (assessment of building prices based on price levels). This may be in the form of a searchable database rather than in the form of a table.
The collateral property information of the present invention is stored in the above-mentioned database and collectively refers to various information used for calculating the reverse mortgage loanable amount and the like.

  It should be noted that the database in this specification means a server, a hard disk, and other storage means for storing the above information.

In such a system, when a salesman of a real estate company receives an application for a relocation-type reverse mortgage loan contract from a user who owns a house, it calculates the income and expenditure based on this loan system. Specifically, when the information necessary for balance calculation is input from the keyboard 12, the PC main body 11 registers the input information in the DBs 20 to 23 according to the type content of the information, and uses the registered information. The balance calculation is performed according to a predetermined calculation formula described later. The balance calculation result is displayed on the display 13 or printed out from a printer (not shown). The user sees the balance calculation result and applies for a contract to receive a relocation-type reverse mortgage loan from a loan company .

  When the conclusion is completed, the fact is registered in the user information DB 20 and the contract concluded by the PC 10 is managed.

  An outline of information processing executed by the PC main body 11 is shown in FIG. The processing procedure of FIG. 4 is executed by the CPU in the PC main body after being loaded on the hard disk in the PC main body in the form of a program executable by the CPU.

(Registration of information)
Prior to the conclusion of the contract, the user notifies the salesperson of the real estate company of information registered in the databases 20 to 23 by e-mail, telephone or the like. The salesperson inputs the received information from the keyboard 12 of the PC 10 and registers it in the databases 20 to 23 by the PC 10 (step S30). Information processing for registering information in the database is well known and will not require detailed description.

(Balance calculation simulation)
When a salesman of a real estate company receives an application for a relocation-type reverse mortgage loan contract from a user who owns a house, the salesman starts a program for the processing procedure of FIG.

  The salesman instructs a simulation of balance calculation from the keyboard 12. When the CPU of the PC main body 11 (hereinafter simply abbreviated as “CPU”) receives this instruction in step S10, the procedure proceeds to step S11. In step S11, the CPU selects a simulation model. This selection procedure is shown in FIG. The CPU first displays on the display 13 a message for inquiring whether the target property (collateralized property) has a future self-owning plan, and receives an answer to the message from the keyboard 12. When the answer is “Yes”, information for guiding the ownership maintenance type reverse mortgage (described later) is displayed.

  If the answer to the message is “None”, the CPU next displays a message for inquiring whether the target property is desired to be trusted on the display 13 and accepts the answer from the keyboard 12. When the answer is “none”, information for guiding the ownership maintenance type reverse mortgage (described later) is displayed on the display 13. On the other hand, when the answer is “Yes”, information for guiding the trust type reverse mortgage is displayed on the display 13.

  When the salesman's selection instruction is accepted from the keyboard 13, the CPU calculates the balance of the reverse mortgage of the selected type (step S12). In this balance calculation, information for each user registered in the databases 20 to 24 is used.

(Examples of calculation formulas used for calculation of income and loss of ownership-maintaining reverse mortgage, calculation of rent after interest deduction)
(1) Building Asset Price Calculation Formula Building Asset Price = Acquisition Cost x Construction Cost Multiplier Table x (1-Elapsed Year x Fixed Factor)-Waterproof Replacement Cost for Roof or Veranda x Waterproof Elapsed Year ÷ Waterproof Lifetime-Exterior Wall Refresh Cost × Outer wall painting elapsed years ÷ Outer wall painting service life)
Here, the waterproof replacement refers to a renovation work such as re-installation of a waterproof sheet or the like, replacement of a roofing material, and refreshing the outer wall, such as re-construction of an outer wall coating material, a joint sealing material, or the like.
(2) Land asset price calculation formula Land asset price = Regional price per unit price x Land area (tsubo)
(3) Reverse Mortgage Financing Amount Calculation Formula Reverse Mortgage Financing Amount = Reverse Mortgage Financing Limit (Amount of Land and Building Purchase Guarantee at End of Contract Period)-Reverse Mortgage Financing Balance
Guaranteed amount of land and building purchase at the end of the contract period = (Land asset price + Building asset price) x Multiplication rate according to the contract period (Contract period: Input value using the keyboard)
In this example, the “guaranteed purchase price of land and building at the end of the contract period” is adopted as the “reverse mortgage loan limit”.
Reverse Mortgage Loan Balance = Previous Reverse Mortgage Loan Balance (Loan Principal at Initial Contract, Cumulative Loan Amount at the Time of Recalculation) + Current Reverse Mortgage Loan Amount (Lending Request) Amount: value entered with keyboard
(4) Rent income calculation formula Monthly rental income = Rental floor unit price table by building age by region x Total floor area (tsubo) x Specification level multiplication rate (5) Monthly reverse mortgage interest payment calculation formula for reverse mortgage loan amount Monthly reverse mortgage interest payment for reverse mortgage loan amount = reverse mortgage loan balance x current applicable interest rate / 12 (interest rate: value entered with keyboard)
Here, the applicable interest rate at the present time is the interest rate at the time of the initial contract or the applicable interest rate (input value by the keyboard) at the time of the recalculation.
(6) Monthly rental guarantee amount calculation formula Monthly rental guarantee amount = Monthly rental income-Monthly reverse mortgage loan interest payment amount The first calculation formula of the present invention corresponds to the above formulas (1) to (3) To do.
The second calculation formula of the present invention corresponds to the calculation formula (5).
The third calculation formula of the present invention corresponds to the calculation formulas (4) and (6).
The fourth calculation formula of the present invention corresponds to the calculation formulas (1) to (3) above.
The fifth calculation formula of the present invention corresponds to the calculation formula (5).
The sixth calculation formula of the present invention corresponds to the calculation formula (1).

(Display (or print) balance calculation results)
Balance calculation result of the above, for example, as shown in FIGS. 6 and 7, a reverse mortgage loan amount available, rental guarantee amount (rental income after had subtracted the monthly reverse mortgage loan interest rate payments from the monthly rental income by the CPU ) Is displayed (step S13).

Using this system, the salesperson can print the contents of the display obtained as a result of the simulation. Salesperson shows the printing results to the user, the user will be entered into the loan company a contract of Relocation type reverse mortgage loan on the basis of it.

  When this contract is concluded, as shown in FIG. 2, the user is paid the rent after deducting the interest rate and the loan from the loan company.

(Contract management)
(Update of borrowing amount (loan amount))
For example, when a salesman (contract manager) displays the display screens of FIGS. 6 and 7 on the display 13 and applies for a contract with a lending company , in FIG. 6 and FIG. Is data obtained by simulation. The portion of “input desired amount” (desired amount of borrowing by the user) of “input” is data that the salesman (contract manager) inputs from the keyboard. The entered borrowing amount this time is registered in the user information DB 20 by the CPU.

  In addition, when the user dies, the contract manager registers the fact in the user information DB 20 at that time.

(Update of loan amount)
First, the reverse mortgage loan amount and contract period so far are confirmed by referring to the situation screen at that time in FIG. Next, after the “currently desired loan amount” to be updated is input on the current simulation screen in FIG. 6B, the CPU instructs the above calculation formula (1) according to the execution instruction of the salesman (contract manager). ) Calculate the land asset price and building asset price according to (2), calculate the reverse mortgage loanable amount according to the calculation formula (3), and the reverse mortgage loan balance on the user DB 20 is updated by the CPU (step) S30). Thereafter, every time the user receives a loan, the CPU performs registration of the reverse mortgage loan amount and recalculation and update of the reverse mortgage loan amount balance and the reverse mortgage loanable amount. The result of the recalculation can be displayed on the display 13 as shown in FIG.
(Interest rate update)

First, the applicable interest rate at the time of the previous contract, the monthly rental guarantee amount, etc. are confirmed by referring to the status screen at that time in FIG.

  For example, when the salesman (contract manager) updates the interest rate every two years after the contract, the CPU is 2 years from the contract date according to the instruction from the contract manager from the keyboard 12 × n (integer) The user name relating to the contract that has passed, the interest information applied in the contract, etc. are displayed on the display, and then, if necessary, interest information indicating the value of the interest to be updated is accepted from the keyboard 12. The interest rate information on the database 25 is updated with the received interest rate information.

In the current simulation screen of FIG. 7B, after the interest rate to be updated is input from the keyboard 12, the CPU performs the above calculation formulas (1) and (2) according to the execution instruction of the salesman (contract manager). ), The reverse mortgage loan balance amount calculated according to (3), and the monthly reverse mortgage interest payment amount for the reverse mortgage loan amount according to the calculation formula (5) using the value of the loan balance amount and the interest rate to be updated Calculate The CPU calculates the monthly rent income value according to the calculation formula (4), and uses the monthly reverse mortgage interest payment amount with respect to the reverse mortgage loan balance and the monthly rent revenue value to the calculation formula (6). Therefore, the monthly guaranteed rent is calculated. Thereby, the amount of the monthly guaranteed rent on the user DB 20 is updated (step S30).

The result of the recalculation can be displayed on the display 13 as shown in FIG.
6 and 7, information that the salesman inputs from the keyboard and displays on the display 13 is described as “input”, and information that the CPU calculates and displays on the display 13 is described as “display”. Thus, the display of human input and the display of CPU calculation results are distinguished.

(Renewal of contract period)
For example, when the salesman (contract manager) updates the repayment period of the reverse mortgage loan (hereinafter referred to as the contract period) in response to the user's request, the salesman (contract manager) sets the contract period from the keyboard 12 as shown in FIG. Input on the screen of (b). The CPU displays the contract period input from the keyboard 12 on the display 13 as shown in FIG.

  After the contract period to be updated is input, the CPU executes the above-described calculation formula according to the execution instruction of the salesman (contract manager). Further, the CPU calculates the reverse mortgage loan balance in the calculation formula (3) for calculating the land / building purchase guaranteed price with reference to the contract period. The CPU displays the result of the above recalculation on the display 13 shown in FIG.

  For example, the above example is shown with specific numbers. When the salesman (contract manager) updates the contract period of reverse mortgage financing at the request of the user, the contract period at the time of the previous entry (eg 10 years), reverse mortgage on the screen of FIG. Loan available (for example, 30 million yen), the guaranteed purchase price of land and buildings at the end of the contract period that is the reverse mortgage loan limit (for example, 30 million yen), the current reverse mortgage loan balance (for example, 20 million yen) is displayed.

  For example, when a change request is received from the user when five years have passed since the last input, the salesman (contract manager) shows the contract period (for example, seven years) requested by the user from the keyboard 12 as shown in FIG. Enter on the screen of b). The CPU displays the contract period input from the keyboard 12 on the display 13 as shown in FIG.

After the contract period to be updated is input, the CPU executes the above-described calculation formula according to an execution instruction from the salesman (contract manager). In addition, CPU calculates the reverse mortgage loan limits in the calculation formula for calculating the purchase guarantee price of reference to land and where is the reverse mortgage loan limits by building a contract period (3). The CPU displays the result of the above recalculation (for example, 28 million yen) on the display 13 as shown in FIG.

  Furthermore, the CPU calculates the reverse mortgage loan possible amount (28 million yen-20 million yen = 8 million yen) by the calculation formula (3) using the reverse mortgage loan balance (for example, 20 million yen), and FIG. It is displayed on the display 13 as shown in b).

Following the simulation of the contract period, the procedure for calculating the monthly guaranteed rent using the current applied interest rate and the reverse mortgage loan balance calculated based on the new contract period is as follows. That is, the CPU calculates the monthly reverse mortgage payment interest rate for the reverse mortgage loan amount by the calculation formula (5) using the reverse mortgage loan balance. As a result, the CPU updates the monthly interest payment amount for the monthly reverse mortgage loan amount on the user DB 20 (step S30).

The CPU calculates the monthly rental income according to the calculation formula (4), and calculates the monthly guaranteed rent according to the calculation formula (6) using the calculated monthly rental income and the monthly interest payment for the reverse mortgage loan amount. Then, it is displayed on the display 13 as shown in FIG.

(Warning process)
The PC 10 determines whether the asset value of the user's collateral property has deviated from the allowable range every predetermined period, for example, every three months.

In step S20, the CPU 10 detects the contract to be determined based on the contract date information in the user information database 20 in the control procedure of FIG. 4 (the difference between the current date and the contract date). Is detected as a multiple of three months), the relevant data relating to the contract of the corresponding user is read from the databases 20 to 25 and whether the contract matches the predetermined criteria for contract termination. Make a decision. An example of this determination condition will be introduced. The conditions for terminating the contract are:
(1) The asset value of the current collateral property will be less than the total borrowing (loan) amount.
(2) The user died.

  The CPU uses the data in the databases 20 to 25 to calculate the current asset value for the determination of (1), based on a predetermined calculation formula, and the total borrowed amount stored in the user information database 21 Comparison with (total loan balance).

  The CPU confirms the presence / absence information of the user's death in the user information database 20 in order to perform the determination of (2).

  If the CPU determines that the above condition (1) or (2) is met, it is determined that a warning is required (YES in step S23), and the information related to the contract of the user who is the object of determination is CPU. Is read from the user information DB 20 and displayed on the display 13 and printed from the printer (step S24).

  The CPU performs the processing of steps S21 to S25 for all the contracts registered in the user information DB, and ends the processing of FIG. 4 when the processing for all the contracts is completed (step S25 → END).

  In addition, each operation of the salesman (contract manager) described above can be operated by the user himself / herself via the Internet.

  The system of the present invention is also characterized by the building asset price calculation formula (1). In other words, maintenance information of parts important for building maintenance management (for example, history information such as the time when maintenance was performed, contractor, maintenance work specifications, etc.) is accumulated, and this is evaluated and reflected in the asset price. I want to pay attention to.

  Houses that can maintain durability for 60 years by implementing regular maintenance that is set as standard in recent high-durability houses (including concrete (including cast-in-place concrete, ALC, PC)), steel framed houses, etc. This is advantageous in terms of increasing the amount of financing and the opportunity for financing by utilizing the asset value of these high-durability homes. Because it is socially lossy.

  For example, when a user purchases a house at the age of 40, in a conventional house, the building becomes worthless at the time of retirement age 60 to 70 years old, and receives a reverse mortgage loan with almost only land as collateral. Needless to say, if the land owned by the user is leased land or fixed-term land, it cannot be secured. However, if you purchase a 60-year-old high-endurance house, you can maintain its asset value at least 20 to 30 years old by carrying out its regular maintenance routine. Yes, it can be financed with both the land and the building as collateral, and even when the land is leased land or fixed-term land, the building can be secured as a reverse mortgage loan.

  In such a case, the system can appropriately evaluate the building as an asset using the maintenance information of the part important for building maintenance, and perform the income and expenditure simulation calculation, thus maximizing the asset value of the user who owns the house. It can be used to increase the amount of reverse mortgage financing and create opportunities for financing.

  Here, it should be noted that the site of the building to be maintained is not limited to the example of the calculation formula (1) (waterproofing of roofs, exterior wall painting). For example, the deterioration of the so-called skeleton (building framework) such as foundation, foundation, steel column beam, frame material, joint, bracing, bearing wall, and maintenance history (time when maintenance was performed, contractor, maintenance work specifications, etc.) It is also within the scope of the present invention to evaluate other interior equipment and the like.

  As described above, according to the present embodiment, since the income and expenditure calculation based on the relocation-type reverse mortgage financing system is performed, the user can obtain how much rent income and how much the borrowing amount when the relocation is performed. Can know.

  Further, in the present embodiment, since the loan balance and interest rate information can be updated at an arbitrary time point or a predetermined period, the asset value of the user's collateral property can be correctly evaluated.

  This effect will be described with reference to FIG. In FIG. 8, 1000 indicates the asset value (including interest) for the mortgage property (land or building) at the time of the reverse mortgage contract. At the time of contract, the asset value is regarded as constant over time. However, for some reason, the asset value falls as indicated by the dotted line 1001. However, in this embodiment, since the loan limit can be recalculated using the value of the interest rate that fluctuated, the lending company can avoid the risk of interest rate fluctuation.

  Further, in the calculation formula used in the present embodiment, when the loan period is treated as a variable parameter and the updated value is input from the keyboard, the loan period set at the time of contract is indicated by reference numeral 1021 as indicated by 1020 It is also possible to recalculate the reverse mortgage simulation (cases with rent income) when extended to.

  Furthermore, the interest rate also rises from the setting at the time of the contract, and as a result, even if the rent income is indicated by the dotted line 1011 from the setting at the time of the contract (reference numeral 1010), the reverse mortgage (with rent income) Case) simulation can be recalculated.

In addition to the above embodiment, the following embodiment can be implemented.
1) In the above embodiment, the PC 10 performs information processing for simulation of balance calculation and contract management. However, these information processing may be distributed by a plurality of computers, or a single computer. Centralized processing may be performed.
2) The above-described reverse mortgage and the calculation formula used for the interest payment calculation are merely examples, and the processing content of the calculation formula may be changed as appropriate according to the type of the reverse mortgage contract. Further, the CPU execution program may be appropriately defined so that the reverse mortgage contract type is input from the keyboard 12 and the calculation formula corresponding to the input reverse mortgage contract type is selected.

  Of the parameters used in the above calculation formula, those that are used in a fixed manner may be stored in any of the databases 20 to 24, and the changing parameters may be input from the keyboard.

(A) And (B) is explanatory drawing for demonstrating the conventional loan system. It is explanatory drawing for demonstrating the relocation type reverse mortgage financing system of this invention embodiment. It is a block diagram which shows the structure of the reverse mortgage balance calculation system of embodiment of this invention. 5 is a flowchart showing an information processing procedure executed by the PC main body 11. It is explanatory drawing which shows the selection procedure of a simulation model. (A) And (b) is explanatory drawing which shows the example of a display of a balance calculation result. (A) And (b) is explanatory drawing which shows the example of a display of a contract application screen. It is explanatory drawing for demonstrating the simulation concerning this invention.

Explanation of symbols

10 PC
11 PC body 12 Keyboard 12 Display 20-25 Database

Claims (5)

In the reverse mortgage balance simulation calculation system that uses the collateral property information to calculate the balance when financing by mortgage with reverse mortgage,
A first calculating means for calculating the reverse mortgage loan amount according to a predetermined first calculation formula using the collateral property information;
A second calculating means for calculating a reverse mortgage interest payment amount for the reverse mortgage loan amount calculated by the first calculating means according to a predetermined second calculation formula;
The rental guarantee amount after subtracting the rent income and the reverse mortgage interest payment amount calculated by the second calculating means using the rental related information is calculated according to a predetermined third calculation formula. Calculation means;
A reverse mortgage balance simulation calculation system comprising: output means for outputting calculation results calculated by the first calculation means, the second calculation means, and the third calculation means. In the reverse mortgage balance simulation calculation system according to claim 1,
A first input means for inputting an arbitrary contract period;
A second input means for inputting a reverse mortgage loan amount;
The point in time according to a fourth calculation formula determined in advance using the arbitrary contract period input from the first input means, the reverse mortgage loan amount and the collateral property information input from the second input means A reverse mortgage balance simulation calculation system, further comprising: a fourth calculation means for calculating a possible reverse mortgage loan amount for the reverse mortgage loan limit.   The reverse mortgage balance simulation calculation system according to claim 1, further comprising third input means for inputting a current applicable interest rate, and reverse mortgage interest payment for the reverse mortgage loan balance calculated by the first calculation means. Reverse mortgage balance simulation calculation further comprising fifth calculation means for calculating the amount according to a predetermined fifth calculation formula using the interest rate input from the third input means system.   The reverse mortgage balance simulation calculation system according to any one of claims 1 to 3, wherein the first calculation means uses a sixth calculation formula for evaluating maintenance information of the collateral property information building. Reverse mortgage balance simulation calculation system characterized by calculating the asset value of the In reverse mortgage balance simulation calculation system according to any of claims 1 to 4, reverse mortgage balance simulation calculation system, characterized in that financing by the reverse mortgages are multiple types available.