TW202030680A - Real estate related joint loan finance system and management method thereof - Google Patents

Abstract

A real estate related joint loan finance system and a management method thereof are provided. In the method, an interest account and a zero interest account are provided. A past consumption record based on a member carrier is recorded. The past consumption record relates to purchase price on a physical or virtual purchase terminal through the member carrier. An appropriation ratio between the interest account and the zero interest account in the loan is determined according to past consumption record. The notifications for make loans from the interest account and the zero interest account according to the appropriation ratio. Accordingly, it is easier to manage for finance organizations.

Description

Real estate related loan financial system and its management method

The present invention relates to a financial management technology, and particularly relates to a real estate related loan financial system and its management method.

In the real estate transaction of land and house, because the buyer and seller are not familiar with or trust each other and the transaction amount is large, the transaction process requires a fair third party to play the role of third-party payment. This third-party payment role handles "price custody". After the property rights are transferred to the buyer, the custody price is delivered to the seller to complete the transaction.

In order to increase the trust of buyers and sellers, banks have launched the "Real Estate Transaction Price Trust Business", which plays the role of "third-party payment" and serves as an important auxiliary tool for real estate transactions.

However, every bank has its own trust account for the price of money for consumers to choose when buying and selling real estate. Therefore, this non-interest-bearing value trust cannot be concentrated, resulting in such a non-interest-bearing sporadic trust price that is only a drop in the bucket for the bank, and it can’t afford any additional financial marginal utility.

From this, it can be seen that there is a need to provide various banks with technical solutions that facilitate the integration of price trust accounts.

In view of this, the present invention provides a real estate-related linked loan financial system and management method thereof, provides a digital platform, changes the mechanism of individual lending, facilitates the management and collection of financial institutions, and can automatically remind lenders.

The real estate-related loan financial system of the embodiment of the present invention includes a number of participating bank servers, a vehicle providing server, and a real estate digital platform. The servers of these participating banks provide interest-bearing accounts, and the deposits in this interest-bearing account accrue interest. The vehicle providing server provides non-interest-bearing accounts and member vehicles, and records historical consumption records based on this member vehicle. Historical consumption records are related to the amount of consumption on physical or virtual consumer terminals through member vehicles, and deposits in non-interest-bearing accounts are not interest-bearing. The real estate digital platform receives the mortgage application request, determines the appropriation ratio between the interest-bearing account and the non-interest-bearing account in the mortgage amount required for the mortgage application based on the historical consumption record, and informs the participating bank server to lend the interest-bearing account according to the appropriation ratio, and Notify the vehicle providing server to lend money to non-interest-bearing accounts based on the allocation ratio. This allocation ratio is related to the allocation amount corresponding to interest-bearing accounts and non-interest-bearing accounts.

The real estate-related loan management method of the embodiment of the present invention includes the following steps. Provide interest-bearing accounts and non-interest-bearing accounts. Deposits in this interest-bearing account are interest-bearing, and deposits in non-interest-bearing accounts are not interest-bearing. Records are based on historical consumption records of member vehicles. This historical consumption record is related to the amount of consumption on physical or virtual consumer terminals through member vehicles. Determine the appropriation ratio between interest-bearing accounts and non-interest-bearing accounts in the mortgage amount required for mortgage applications based on historical consumption records. The appropriation ratio is related to the appropriation amount corresponding to interest-bearing accounts and non-interest-bearing accounts. According to the appropriation ratio, the participating banks are notified to make loans to interest-bearing accounts. According to the appropriation ratio, it will notify the non-interest-bearing accounts to make loans.

Based on the above, the real estate-related linked loan financial system and its management method according to the embodiment of the present invention aim at individual newly-purchasing house loan households and integrate the price trusts of various banks through a digital platform to provide joint funding services. In addition, funds in non-interest-bearing accounts can be used for mortgage interest deductions. This not only eliminates the vicious competition between banks in the past to cut interest rates, but also adopts a benign cooperation to stabilize the lending rate of the mortgage mechanism, which can increase the growth of the bank's core (deposit, lending) and credit card (financial services) services , It will help drive the development of related businesses such as mortgage life insurance and property insurance. In addition, by connecting the server of each participating bank to the digital platform, you can obtain the allocation ratio and the amount payable by the loan account in time, which is really convenient.

In order to make the above-mentioned features and advantages of the present invention more comprehensible, the following specific embodiments are described in detail in conjunction with the accompanying drawings.

FIG. 1 is a schematic diagram of a real estate-related loan financial system 1 according to an embodiment of the present invention. This financial system 1 at least includes but is not limited to lender devices 10, 20, multiple lending bank servers 30 that provide loans, a vehicle providing server 40 that provides member vehicles 25, and one or more consumer terminals 50 , And real estate digital platform 100.

The lender device 10, 20 can be an electronic device such as a smart phone, a tablet computer, a notebook computer, a desktop computer, etc. The lender device 10, 20 includes at least a network module (for example, supports the fourth generation or later) Generation of mobile communications, Wi-Fi, or Ethernet, etc.), displays (e.g., LCD, or LED displays, etc.) and processors (e.g., CPU, microcontroller, or application-specific integrated circuits (Application-Specific Integrated Circuit, ASIC, etc.) to connect to the Internet, display user interfaces or notifications and perform calculation functions. In this embodiment, the lender is the lender.

The lending bank server 30 and the carrier providing server 40 can be various types of electronic devices such as servers, workstations, and back-end hosts. The lending bank server 30 and the carrier providing server 40 include at least a network module (for example, , Supports fourth-generation mobile communications, Wi-Fi, or Ethernet, etc.), storage (for example, traditional hard disk (HDD), solid state disk (SSD), etc.) and processor (for example, CPU, micro-controller Device, or ASIC, etc.) to connect to the Internet and record the customer's (i.e., mortgage account) mortgage information (for example, mortgage interest, contract period, principal, total principal and interest amortization, mortgage deductions) Account, trust account, etc.) or transaction information (for example, the member carrier 25 used, consumption amount, etc.) and perform calculation functions. In this embodiment, the loan-participating bank server 30 that provides loans represents a server set up by a financial institution that provides loans and grants funds. The carrier providing server 40 represents a server set up by a financial institution that issues (provides) or manages the member carrier 25. In addition, the member carrier 25 may be a virtual wallet related to electronic money (for example, financial institutions such as third-party payment, online banking (for example, provided by banks or insurance companies)), and may be credit cards, financial cards, Physical payment products such as stored-value cards and membership cards, and can be physical cards or virtual cards (for example, mobile payment).

The consumer terminal 50 may be a physical terminal of a physical store (for example, a card reader, a credit card machine, or a code scanner (for one-dimensional or two-dimensional barcodes)), or a checkout platform/virtual terminal of an online store (for example, a credit card) Internet, e-wallets, third-party payment transaction platforms, etc.), and connect with the financial institution server 40 that provides the member carrier 25 to provide transaction information (for example, the member carrier 25 used, the consumption amount, etc.).

The real estate digital platform 100 may be an electronic device such as a computer host, a server, and a back-end host. 2 is a block diagram of components of a real estate digital platform 100 according to an embodiment of the present invention. Please refer to FIG. 2, the real estate digital platform 100 at least includes but is not limited to a storage 110, a network module 130 and a processor 150.

The storage 110 may be any type of fixed or removable random access memory (Random Access Memory, RAM), read-only memory (Read-Only Memory, ROM), flash memory (Flash Memory), and traditional hard drives. Storage of hard disk (HDD), solid state drive (SSD) or similar components or a combination of the above components. In this embodiment, the storage 110 is used to store buffered or permanent data, software modules (for example, the ratio calculation module 111, the deduction calculation module 112, the settlement notification module 113, etc.), applications, and mortgages. Information, transaction information, appropriation ratio, historical consumption records and other data or files, and their detailed content will be detailed in subsequent embodiments.

The network module 130 may be a communication transceiver that supports fourth-generation (4G) or later generation mobile communications, Wi-Fi, Ethernet, and fiber optic networks to connect to the Internet.

The processor 150 is coupled to the storage 110 and the network module 130, and can be a central processing unit (CPU), or other programmable general-purpose or special-purpose microprocessors, or digital signal processors (DSP), programmable controller, special application integrated circuit (ASIC) or other similar components or a combination of the above components. In the embodiment of the present invention, the processor 150 is used to perform all operations of the real estate digital platform 100, and can load and execute various software modules, files, and data recorded in the storage 110.

In order to facilitate the understanding of the operating procedures of the embodiments of the present invention, a number of embodiments will be given below to describe in detail the processing procedures of the financial system 1 in the embodiments of the present invention for lending and receiving housing loans. Hereinafter, various devices of the financial system 1 and various components and modules of the real estate digital platform 100 will be used to illustrate the method according to the embodiment of the present invention. Each process of the method can be adjusted accordingly according to the implementation situation, and is not limited to this.

Fig. 3 is a flowchart of a real estate-related loan management method according to an embodiment of the present invention. 3, the lending bank server 30 provides an interest-bearing account, and the carrier providing server 40 provides a non-interest-bearing account (step S301). Specifically, deposits in interest-bearing accounts are interest-bearing, while deposits in non-interest-bearing accounts (for example, real estate trading price trust special accounts) are not interest-bearing. In the real estate purchase and sale process, when the buyer and the seller sign the real estate purchase and sale agreement, the landlord who handles the contract (on behalf of the letter) generally witnesses both the price of the real estate purchase and the amount the buyer wants to apply for the purchase loan. In the process of buying a house, both buyers and sellers have to go through certain transfer procedures (for example, signing a contract, using a seal, paying taxes, paying a house, etc., average about 45 days). Many home buyers must deposit a certain range of self-prepared funds into non-interest-bearing accounts of designated banks before completing the purchase and sale of houses. At this time, the non-interest-bearing account of the designated bank's (real estate transaction price (trust) special account) has poured in a large amount of funds, thereby forming a huge money pool (based on the theory of large reservoirs). Once the fund pool is formed, when the mortgage household applies for a new house purchase loan, the funds in the non-interest-bearing account can be used for mortgage interest-free preferential use.

In the embodiment of the present invention, when the transfer of the house purchase and sale is completed and the loan bank (corresponding to the participating bank server 30) applies for a house loan, the lender device 10 of the buyer (ie, the house loan household) can connect to the real estate digital platform 100 for Set the housing loan application requirements (for example, housing loan amount, interest rate, year limit, etc.), the real estate digital platform 100 can transmit the housing loan application request to the loan participating bank server 30 through the network module 130 through the network module 130. Once the mortgage limit and interest rate have been reviewed by the lending bank, the lending bank can use two deposit sources, interest-bearing accounts and non-interest-bearing accounts, and use the same (co-loan) to lend to the mortgage households. It is worth noting that between the signing of the contract and the completion of the housing loan appropriation, the buyer needs to deposit the self-provided part of the housing loan in the bank (corresponding to the vehicle providing server 40) in the real estate transaction price trust account ( Corresponding to a non-interest-bearing account), and the vehicle providing server 40 will also record the amount of self-prepared funds deposited into the non-interest-bearing account.

On the other hand, the vehicle providing server 40 may record historical consumption records based on the member vehicle 25 (step S302). Specifically, the historical consumption record is related to the consumption amount on the physical or virtual consumption terminal 50 through the member carrier 25. In this embodiment, when a mortgage household applies for a new house purchase loan, the trust account carrier provides the bank (corresponding to the carrier provider server 40) to calculate the consumption (a certain range of amount) according to the house loan household’s historical consumption record The deduction amount can be added from the non-interest-bearing (deposit) account to the interest-bearing (deposit) account of the participating bank and the same (joint loan) loan, so that the aforementioned new mortgage households can enjoy a certain range when applying for a house loan from the bank Interest-free mortgage offers.

In other words, the embodiment of the present invention determines the interest-free housing loan discount based on the customer's past consumption ability. Whenever a lender spends on the consumer terminal 50 through the member carrier 25, the record of each consumption amount will be sent to the carrier providing server 40, and the carrier providing server 40 can obtain the corresponding historical consumption record accordingly. . These historical consumption records can be counted in monthly, quarterly, or annual time units, and the vehicle providing server 40 will periodically transmit the historical consumption records corresponding to each loan user to the real estate digital platform 100.

Next, the ratio calculation module 111 of the real estate digital platform 100 determines the appropriation ratio between the interest-bearing account and the non-interest-bearing account in the mortgage amount required by the mortgage application based on the historical consumption record (step S303). Specifically, the spread between deposits and lending is one of the sources of bank profit. Non-interest-bearing accounts do not have to pay because they don’t need to accrue interest. Compared with lending through interest-bearing accounts, the spreads for lending to non-interest-bearing accounts are usually higher. It can be seen that there may be varying degrees of profit difference between lending through interest-bearing accounts and non-interest-bearing accounts, and the provision of interest reduction discounts through non-interest-bearing accounts will have the opportunity to bring higher profits. In other words, the appropriation ratio of interest-bearing accounts and non-interest-bearing accounts will affect the profitability of banks.

In the embodiment of the present invention, the bank transforms the original source of profit (the spread between deposits) into the use of the member vehicle 25 issued by the bank for consumer shopping (consumption limit needs to be consistent with the original application). The financial service fee generated by paying the same amount of interest is the source of profit. The deduction calculation module 112 first calculates the total transaction amount corresponding to its historical consumption record in a certain settlement period (for example, one month, three months, half a year, etc.). The deduction calculation module 112 can determine the upper limit of the consumption deduction amount for the mortgage interest in a certain settlement cycle based on the historical consumption record of the member corresponding to the customer or its member data and the mortgage interest issued by the participating bank. If the total transaction amount corresponding to the member's historical consumption record is greater than or equal to the mortgage interest, the upper limit of the consumption deduction amount for a single settlement period is the mortgage interest. If the total transaction amount corresponding to the historical consumption record is less than the mortgage interest, the upper limit of the consumption deduction amount in a single settlement cycle is the total transaction amount. That is, the upper limit of the consumption deduction amount is not greater than the amount corresponding to the historical consumption record of the corresponding member in the settlement period. The consumption deduction amount can be used for the upper limit of the mortgage interest deducted by the member carrier 25 during each settlement cycle during the repayment phase. In other words, the consumption of mortgage households can be reduced or exempted by a certain percentage of the mortgage interest rate (which varies depending on the amount of consumption).

Then, the ratio calculation module 111 can determine the appropriation ratio based on the ratio of the historical consumption record to the interest corresponding to the mortgage amount. The appropriation ratio is related to the appropriation amount corresponding to interest-bearing accounts and non-interest-bearing accounts. For example, if the historical consumption record corresponds to an amount of 10,000 in a month, and the mortgage interest is 20,000, the proportion is 50%. The ratio calculation module 111 can directly use this percentage as the allocation ratio (that is, the ratio of the allocation from the non-interest-bearing account to the allocation from the interest-bearing account is fifty to fifty). It should be noted that, in the embodiment of the present invention, the ratio of the appropriation from the non-interest-bearing account to the appropriation from the interest-bearing account is defined as the appropriation ratio. For example, if the historical consumption record accounts for 80% of mortgage interest, the ratio of disbursements from non-interest-bearing accounts to disbursements from interest-bearing accounts is 80:20.

After the appropriation ratio is determined, the ratio calculation module 111 can notify the lending bank server 30 through the network module 130 to lend the interest-bearing account according to the appropriation ratio (step S304). Specifically, among conventional financial institutions, in order to obtain new mortgage households, they often compete with each other to lower interest rates. If the adoption of benign cooperation combined with mortgage interest reduction or exemption will not only stabilize the lending interest rate, but also increase the degree of disbursement of excessive bank positions. It is worth noting that the construction of major national projects or the construction of large private enterprises (for example, high-speed rail, building 101, etc.) often cost a lot of money, and the sources of funding for the construction of projects are often funded by financial institutions using joint loans (joint loans). It. If the general public's real estate purchase loans are included in the financial institution syndicated loan mechanism, not only can the bank loan risk be spread from a single target to each mortgage account, but it can also reduce the mortgage interest pressure of the mortgage account, and it can strengthen the funds of the financial institution for bad positions Desalination rate. In other words, the embodiment of the present invention integrates the lending of housing loans by participating banks through a joint loan mechanism. The real estate digital platform 100 can provide the lender to select a preferred bank or directly recommend a bank, and notify the corresponding lending bank server 30 based on the selected content. In addition, the real estate digital platform 100 will notify the selected loan-participating bank servers 30 of the allocation ratio, so that the loan-participating bank servers 30 can know the allocation amount from the interest-bearing account.

Then, whenever the settlement period arrives, the settlement notification module 113 notifies the lender device 10 of the principal and interest (ie, the amount payable) for the interest-bearing account through the network module 130 (step S306). For example, if the appropriation ratio is 50%, the repayment notification module 113 notifies the principal and interest of 50% of the mortgage for the current month (originally appropriated from the interest-bearing account).

On the other hand, the ratio calculation module 111 can notify the vehicle providing server 40 through the network module 130 to release the interest-free account according to the allocation ratio (step S305). That is, the source of funds for non-interest-bearing loans is provided by non-interest-bearing accounts. Take the total appropriation of 7 million yuan and a ratio of 50% as an example, the vehicle providing bank and the participating bank (according to the 50% ratio, the participating bank will pay 3.5 million yuan (interest-bearing account) and the vehicle Provide banks with 3.5 million yuan (non-interest-bearing account) to separately lend and set mortgage rights in the same order) to jointly approve (co-loan) 7 million yuan for house purchase loans to mortgage households.

In addition, whenever the settlement period arrives, the settlement notification module 113 notifies the lender device 10 of the principal (ie, the amount payable) and the consumption deduction amount for the non-interest-bearing account through the network module 130 (step S307). For example, if the appropriation ratio is 50%, the settlement notification module 113 notifies the principal and consumption deduction amount of 50% of the housing loan in the current month (the original appropriation was from a non-interest-bearing account). This consumption deduction amount is related to the interest corresponding to the non-interest-bearing account and is used by the mortgage customer for subsequent consumption through the member carrier 25. For example, if the average monthly amount of historical consumption records is greater than the monthly mortgage interest, the consumption deduction amount is the corresponding interest of the non-interest-bearing account. For another example, the average monthly amount of historical consumption records is 3,000, and the monthly mortgage interest is 4,000, so the consumption deduction amount is 3,000.

Based on the notification received by the lender device 10, the mortgage household can start paying off the principal and interest of the mortgage (current month) to the account of the participating bank (interest-bearing), and pay off the principal of the mortgage (current month) and use the member vehicle 25 Credit card consumption (consumption deduction amount = original interest payable) is sent to the (non-interest-bearing) account of the bank that provides the corresponding vehicle in the trust account. The lending bank server 30 and the vehicle providing server 40 also periodically check whether the payment amounts in the interest-bearing account and the non-interest-bearing account are consistent.

In summary, the real estate related loan financial system and its management method of the present invention integrate multiple participating banks through a digital platform to provide joint loan services for housing loans. In addition, users can receive relevant repayment notifications only through their electronic devices, eliminating manual or paperwork. On the other hand, the adoption of a mortgage mechanism with a benign cooperation to stabilize the lending rate will increase the maximum profitability of the bank's core business. As a result, the increase in mortgage customers is more likely to boost the growth of insurance, credit card and other businesses, which in turn will help drive the development of mortgage life insurance, property insurance and other mortgage peripheral businesses.

Although the present invention has been disclosed in the above embodiments, it is not intended to limit the present invention. Anyone with ordinary knowledge in the technical field can make some changes and modifications without departing from the spirit and scope of the present invention. The scope of protection of the present invention shall be determined by the scope of the attached patent application.

1: Financial system 10.20: Loan account device 25: Member Vehicle 30: Participating bank server 40: The vehicle provides a server 50: consumer terminal 100: Real estate service platform 110: Storage 111: Ratio calculation module 112: Deduction calculation module 113: Repayment Notification Module 130: Network Module 150: processor S301~S307: steps

Fig. 1 is a schematic diagram of a real estate-related loan financial system according to an embodiment of the present invention. 2 is a block diagram of components of a real estate digital platform according to an embodiment of the invention. Fig. 3 is a flowchart of a real estate-related loan management method according to an embodiment of the present invention.

S301~S307: steps

Claims (10)

A real estate related loan financial system, including: Multiple lending bank servers provide an interest-bearing account, in which the deposits in the interest-bearing account calculate interest; A vehicle provides a server that provides a non-interest-bearing account and a member vehicle, and records historical consumption records based on the member vehicle, where the historical consumption record is related to the physical or virtual consumption terminal through the member vehicle The amount of consumption, and the deposit in the non-interest-bearing account does not bear interest; and A real estate digital platform receives a request for a mortgage application, determines the proportion of allocations between the interest-bearing account and the non-interest-bearing account in the amount of the mortgage required by the mortgage application based on the historical consumption record, and informs the server of the participating banks according to The appropriation ratio is for the interest-bearing account, and the vehicle providing server is notified to lend money to the non-interest-bearing account according to the appropriation ratio, where the appropriation ratio is related to the appropriation amount corresponding to the interest-bearing account and the non-interest-bearing account . For example, the real estate related loan financial system described in item 1 of the scope of patent application, wherein the real estate digital platform determines the appropriation ratio based on the ratio of the historical consumption record to the interest corresponding to the mortgage amount. For example, in the real estate related loan financial system described in item 1 of the scope of patent application, the real estate digital platform notifies a lender device of the principal and interest of the interest-bearing account. For example, in the real estate related loan financial system described in item 1 of the scope of patent application, the real estate digital platform notifies a loan account device of the principal and consumption deduction amount for the non-interest-bearing account. For example, in the real estate-related loan financial system described in item 4 of the scope of patent application, the consumption deduction amount is related to the corresponding interest of the non-interest-bearing account and is used for subsequent consumption through the member vehicle. A real estate related loan management method, including: Provide an interest-bearing account and a non-interest-bearing account, in which the deposit in the interest-bearing account accrues interest, and the deposit in the non-interest-bearing account does not accrue interest; The record is based on the historical consumption record of a member vehicle, where the historical consumption record is related to the amount of consumption on the physical or virtual consumer terminal through the member vehicle; Determine the appropriation ratio between the interest-bearing account and the non-interest-bearing account in the mortgage amount required by the mortgage application based on the historical consumption record, where the appropriation ratio is related to the appropriation amount corresponding to the interest-bearing account and the non-interest-bearing account ； According to the appropriation ratio, notify the participating banks to make loans to the interest-bearing account; and According to the appropriation ratio, the non-interest-bearing account shall be notified of the loan. For example, in the real estate related loan management method described in item 6 of the scope of patent application, the appropriation ratio of the interest-bearing account to the non-interest-bearing account in the mortgage amount required to determine the mortgage application requirements includes: The appropriation ratio is determined based on the ratio of the historical consumption record to the interest corresponding to the mortgage amount. For example, the real estate related loan management method described in item 6 of the scope of patent application, after determining the allocation ratio of the interest-bearing account to the non-interest-bearing account in the mortgage amount required for the mortgage application, it further includes: Notify a loan account device of the principal and interest of the interest-bearing account. For example, the real estate related loan management method described in item 6 of the scope of patent application, after determining the allocation ratio of the interest-bearing account to the non-interest-bearing account in the mortgage amount required for the mortgage application, it further includes: Notify a loan account device of the principal and consumption deduction amount for the non-interest-bearing account. For example, the real estate related loan management method described in item 9 of the scope of patent application, wherein the consumption deduction amount is related to the corresponding interest of the non-interest-bearing account and is used for subsequent consumption through the member vehicle.

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