WO2014058259A1 - Method for sharing social resources to provide stable housing for middle or low class - Google Patents

Abstract

The present invention relates to a method for sharing social resources to provide stable housing for the middle or low class, so that a land sale payment and construction cost for building a building or houses can be met by taking out a loan at a low interest rate from a contracted financial company guaranteed by a national agency, by means of receiving lease applications for unsold units after constructing and selling the building or the houses. To this end, the present invention comprises: a first step of an implementation company applying for a letter of guarantee, by accessing a guarantor, for a land sale payment and construction cost agreed upon signing a land sale (or lease) contract for building the houses or the building with a landowner; a second step of the guarantor receiving applications from potential lessees of the houses or the building to be constructed from local residents and evaluating whether an application for guarantee for the land sale payment and the construction cost by implementation company is appropriate; a third step of the guarantor issuing a letter of guarantee for the land sale payment and the construction cost and transmitting same to the contracted financial company which has an agreement with the government, in cases where the application for guarantee for the land sale payment and the construction cost by the implementation company is appropriate; and a fourth step of the contracted financial company creating a loan equaling the amount of money for the land sale payment and the construction cost, which are guaranteed by the guarantor, with the implementation company as a debtor, and providing the loan to the landowner and the implementation company.

Description

How to share social capital for housing stability

The present invention relates to a method of sharing social capital for the stability of the common people, and more specifically, to construct a building or a house and receive loans at a low interest rate from a contract financial institution as a guarantee of a national institution through lease subscription for unsold homes for sale. It is about how to share social capital for the stability of common people's housing that can cover land sales and construction costs for building or housing.

In addition, the present invention, regardless of the credit, regardless of credit, a large portion of the lease deposits are loaned at a low interest rate from the contracted financial institution under the guarantee of the national institution, and deposited with the contracted financial institutions as a guaranteed deposit guarantee type deposit. It is about how to share the lease deposits for the stability of common people's housing.

In addition, the present invention provides a lease deposit for the stability of the common people so that the landlord can realize at a low interest rate the mortgage loan secured by the collateral financing of the property or mortgage loans or secured regular deposits of the security deposits and secured regular deposits. It's about how to share.

The concept of housing is shifting from ownership to residence, and the demand for charters is increasing due to changes in real estate policies and regulations. In addition, the demand for charter loans is increasing, but loan financial institutions are reluctant to secure charter loans until the maturity of the charter loans. After all, tenants who need money have a bad effect on government policies aimed at housing stability without getting loans. In particular, with the recent surge in charter deposits, tenants are burdened by raising a large number of charter deposits, moving to a rent-matched area, or switching to rent to continue living in their current home.

Accordingly, the National Housing Fund operates a loan for cheonsei for workers or the poor. At this time, users receive a credit guarantee from the Korea Financial Services Corporation and provide it to some financial institutions if they do not have collateral, and use the payment guarantee system to replace the collateral. It is required by law to preserve.

As a result, the loan interest rate is relatively small, but the number of users is increasing. However, only a few applicants are benefiting from the limited loan limit and the limited condition for issuing credit guarantees.

Meanwhile, some financial institutions also offer charter loans, but loans are made by credit loans rather than mortgages. In the end, the tenant who has no place to go is either turning to a low rent or paying a high yield bond market.

The charter is a form of customary property, especially building loans, uniquely developed in Korea, which is not found in foreign legislation. In other words, when the lease ends, the tenant is returned the rent due to the payment of the rent and the use and profit of other's real estate according to the purpose. The interest rate of the rent is offset against the chime, so the charter is different from the ordinary lease.

The renter's rent paid to the landlord is a kind of leasehold right that has a kind of bond property unless otherwise registered. Rents from leases are often a deposit, a kind of bond.

Bonds are equally protected regardless of the post-war period, and the registered charter right is a physical right, and the rights before and after establishment are independently guaranteed. Therefore, bonds and registered charter rights are different. Therefore, in the case of creditor lease rights, the Housing Lease Protection Act, a special law of the Civil Code, was enacted to protect it and must meet certain requirements so that it can be opposed to third parties.

In other words, the chartered renter and the chartered tenant result in the security of the target property by the charter, but in order for the security system to properly serve as a security right, it must have the property of a property right. However, the conventional charter system developed by conventional customs is nothing more than a bond charter that has no property rights. After all, bond charter is inevitably regulated by the lease provisions of the civil law, and the Housing Lease Protection Act is enacted and implemented as a special social policy legislation to protect the economically weak.

In addition, developers who want to build buildings or houses to sell to the common people pay land sales and construction costs by obtaining loans from financial institutions such as banks when they cannot pay land sales and construction costs, which are a large part of construction costs. In this case, the developer pays the land sale price and construction cost with the loan at a high interest rate, so the construction cost for building the building or the house increases.

In particular, if unsold buildings increase, it will be more difficult to raise funds, which will result in economic losses for the developers or those who have already sold their homes.

In the past, various methods have been researched and developed to protect tenants' deposits or rights, reduce the burden on tenants, and enable developers to procure land sales and construction costs smoothly. 'Building asset securitization method' that first develops business site through bidding auction and sells it through bidding type auction, and issues sub-development-development securities within a certain range of business approval capacity ratio to raise construction funds of indirect investment type by general investors. This is disclosed in Korean Patent No. 10-0641739.

However, the prior art as described above does not continuously support land sales and construction costs until the developer or contractor constructing the house or building completes the house or building, thereby reducing the burden on the renter's charter and lease deposit. However, there is a limitation in that it cannot secure the renter's charter and lease deposit.

In order to overcome the limitations of the prior art as described above, the present invention is a guarantee of a national agency through lease subscription for unsold homes when a building or a house is sold, and a real estate agent receives a loan at a low interest rate from an agreement with a financial institution. Its purpose is to be able to cover construction costs for building buildings or houses.

In addition, an object of the present invention is to enable the common people at a minimum cost to ensure a stable living space. In other words, the present invention has an object of improving the existing charter and rental housing system that increases the financial burden and the economic burden of the lessees, so that everyone can secure a living space at a minimum cost regardless of the creditworthiness.

In addition, the present invention is to ensure that the state does not bear the risk of the loan to the low-credit credit tenant who can not normally receive the loan through the financial institution.

In order to achieve the above object, the method of sharing the social capital for the stability of the common people according to the present invention, when the developer connects to the guarantee institution and concludes a land sale (or lease) contract for land or building construction with the landlord The first step of applying for a guarantee for the contracted land sale price and construction cost; A second step in which the assurer performs an offer for a tenant of a house or a building to be built for a local resident to determine whether the landlord is eligible for a guarantee for the land sale price and construction cost that the developer has applied for; A third step in which the guarantee institution issues a guarantee certificate for the land sale price and the construction cost and transmits it to a contract financial company that has entered into an agreement with the state when the application for the guarantee for the land sale price and the building cost is eligible; And a fourth step in which the Convention Financial Company makes a loan equivalent to the land sale price and construction cost guaranteed by the guarantee institution, and pays the landlord and the enforcer to the landlord and the enforcer.

In addition, the present invention is the lease housing company (or rental housing company, hereinafter referred to as 'rental housing company') and the tenant who establishes a lease contract for the house or building under construction by the developer is connected to the guarantee agency to the rental house A fifth step of applying for a guarantee for a lease promised in a lease with a specialized company; A sixth step in which the guarantee institution issues a guarantee for the lease deposit requested by the lessee and transmits it to a contract financial company that has entered into an agreement with a state or a predetermined institution; And a seventh step in which the Convention Financial Company makes a loan equivalent to the deposit amount guaranteed by the guarantee institution, using the tenant as a debtor, and deposits the loan as a lease deposit guaranteed type of deposit in the name of the lease housing company. Characterized in that.

The lease contract for the house or building is set by one of the amounts in the lease, the quotes collected by a notified public institution, the Ministry of Land, Infrastructure and Home Affairs price, and the transaction price at the authorized brokerage office or the same office.

The amount of the deposit by the guarantee institution is the remaining amount of the contract amount paid by the tenant to the rental housing company when the tenancy is signed.

The amount of deposit by the guarantee institution is characterized in that 90% of the contract amount when the lease for the house or building.

The amount of deposit by the guarantee institution may be applied to an increase generated every time the tenant and the lease housing company renew the lease.

The agreement financial company is characterized by depositing the interest on the rental deposit guarantee type regular deposit to the bank account of the rental housing company every period desired by the rental housing company.

The interest on the deposit guarantee type periodic deposit is characterized in that it is subject to tax exemption.

In another aspect, the present invention is the eighth step of the rental housing specialty company applying for a loan to the Convention Financial Institution with a mortgage for the house or building or the deposit guarantee type regular deposit; And a ninth step in which the agreement financial company makes an asset security loan or a security deposit loan to a rental housing company that applied for the loan.

The loan amount is 80% of the price of a house or a building based on the amount described in the lease, a quote collected by a notified public institution or the Ministry of Land, Infrastructure and Trade price.

The loan amount is 60% of the amount of the property security loan on the house or building, based on the amount described in the lease, the market price collected by a notified public institution or the Ministry of Land, Infrastructure and Trade price basis. It is characterized in that the deposit security loan is 20% for the rental deposit guaranteed type of deposit.

The loan for the deposit security loan is characterized in that it is prepared by issuing a securitized securities based on the interest income generated from the rental deposit guaranteed type of deposit.

The loan interest on loans loaned by the lease housing company from the agreement finance company is the same amount as interest on the deposit guarantee-type periodic deposit or the amount of handling fees added to the interest on the lease-guaranteed term deposit. do.

Therefore, according to the present invention, the present invention receives the application of the enforcement agency to determine the eligibility of the application for the guarantee of the house or building that the enforcement agency is building to receive loans equivalent to the land sale price and construction cost from the partner financial company. By doing so, the implementer can borrow money at a low interest rate from the contracted financial institution to cover the land purchase price and construction costs for building or housing.

In addition, the present invention loans a substantial portion of the lease deposits from the agreement finance company at a low interest rate under the guarantee of the state institution, deposits it with the deposit guarantees-type regular deposit and pays interest, or the landlord pays a building or Real estate mortgage loans or mortgage-backed deposit security mortgages can be realized at low interest rates, thereby reducing the financial burden on tenant's lease deposits and reducing the profits of rental housing companies. It guarantees the security of the tenant's lease deposits.

In particular, the present invention has the effect of reducing the burden on the lessee from the lease lease so that the tenant can be loaned from the agreement financial company even the increase of the lease down payment soaring at the end of the lease period.

In addition, the present invention loans a lease (rental) deposit to a lessee who cannot receive a loan from a financial institution due to low credit, and deposits the risk into a lease-guaranteed deposit. It is effective to borrow a deposit.

Figure 1 is a schematic diagram showing a system for sharing social capital for the stability of people living according to the present invention.

FIG. 2 is a flowchart illustrating a process of lending land sales and construction costs so that the developer can continue the construction of a house or a building by the system disclosed in FIG. 1.

FIG. 3 is a flowchart illustrating a process of renting an unsold home or building by a system disclosed in FIG. 1 to a home or building for housing stability to ordinary people.

The applicant will be described below in detail with reference to the preferred embodiment of the present invention.

Figure 1 is a schematic diagram showing a system for sharing a lease deposit for the stability of the common people housing according to the present invention.

As shown in Figure 1, the system for sharing the social capital for the stability of the common people housing according to the present invention, the tenant terminal 10, lease housing company server 20, the guarantee institution server 30, the agreement financial company Server 40, developer server 50, landlords 60, etc., except for landlords 60 are connected to the Internet network or other communication network capable of real-time communication.

The tenant terminal 10 (hereinafter referred to as "tenant") is connected to the lease housing company server 20 to set up a lease agreement for unsold buildings or houses, and connected to the guarantee institution server 30 It is a terminal such as a smartphone or a PC held by a tenant who applies for a guarantee of a lease deposit in accordance with a lease contract and accesses a contract finance company server 40 to open a bankbook on loan of a lease deposit.

The lease housing company server 20 (hereinafter referred to as a lease housing company) is a lease housing company that leases the lease rights of unsold homes and buildings from the developer, and provides tenancy terminals (10). Establish a lease contract for a building or a house, connect to the agreement financial company server 40, open a lease guarantee type deposit account, and open an account for receiving interest according to the lease guarantee type deposit. It is a server or a terminal owned by a landlord applying for a deposit security loan that guarantees a security deposit-type periodic deposit or an asset security loan that secures a building and a house.

Of course, the lessee and the rental housing company can set up a lease (or lease) lease for unsold buildings or houses offline as in the case of a normal lease.

The assurance agency server 30 (hereinafter referred to as a 'guarantee institution') is a server 30 of an institution certified by a country such as the Korea Housing Guarantee or Housing Finance Corporation, etc., and enter into an agreement with a financial company on behalf of the state. Therefore, it guarantees the land sale price and construction cost of the developer or the lease guarantee for the tenant.

In other words, the guarantee institution shall provide a separate guarantee for the land sale price under the land sale (lease) agreement between the developer and the landlord, or the lease deposit under the lease agreement between the lease house company and the tenant. Issuing a guarantee certificate without a screening or after a predetermined qualification screening and transmits to the agreement financial company server 40.

The agreement financial company server 40 (hereinafter referred to as "contract financial company") is a financial institution, such as Kookmin Bank, and enters into an agreement with a guarantee institution, and loans land sales and construction costs to the implementer based on the guarantee of the guarantee institution. Give a loan to the tenant, rent the deposit in the name of the lease guarantee company, deposit it in a regular deposit type, and pay interest to the lease housing company, or when the lease company applies for a loan, It acts as a deposit security loan that guarantees a secured regular deposit or an asset security loan that secures a building or a house.

The developer server 50 (hereinafter referred to as an 'executor') is a server operated by an implementer who builds a house or building directly or through a construction company, and then concludes a land sale contract with a landlord. Apply for a guarantee for land sale and construction loans to a guarantee institution, pay land purchases and construction costs from a contracted financial institution, pay for land sales, and build a house or building by spending money on construction costs. After the general sale of buildings or buildings, the remainder is leased either directly or through the transfer of lease rights to a rental housing company.

The land owner 60 (hereinafter referred to as 'land land') is a land owner whose land the builder intends to build a house or building, and sells or leases the land to the developer, and either directly or through a bank account, Receive land sales from. Of course, landlords can also have terminals such as PCs or smartphones as tenants.

FIG. 2 is a flowchart illustrating a process of lending land sales and construction costs so that the developer can continue the construction of a house or a building by the system disclosed in FIG. 1.

First, the landlord and the developer will prepare a contract for sale or lease of land for building a house or building online, that is, according to an arbitrary program in a terminal or a separate brokerage server of the landlord or developer (S11). Of course, as mentioned above, it is natural that landlords and developers could draw up land sales contracts to sell (or lease) land to build a house or building, just like the existing methods.

Here, the landlord and the landlord, the land contents for the land sale contract, personal information of the landlord and the landlord (name, address, social security number, telephone number, etc.), land sale (or lease) payment, land sale payment method, landlord and If other authorized brokers participated in the implementer's day, information on the authorized brokers shall be included in the land sale contract.

The land sale price for the land may be set by the amount stated in the land sale contract, the quotes collected by a notified public institution such as Kookmin Bank, the Ministry of Land, Infrastructure and Trade price standard, the transaction price at the official brokerage office or the same office. This is to prevent the implementer from filing an excess for the sale of land.

When an implementer who has concluded a land sale contract with a landlord as described above applies for the issuance of a guarantee for the land sale price contracted at the time of land sale contract (S12), the guarantee institution is required to build a house for local residents. Or, if it is eligible (S14) through the subscription to the lessee of the building, the land purchase price and the construction cost that the developer applied for are eligible for the application for a guarantee (S14), regardless of the financial soundness of the developer, the land sale price All or part of the certificate of guarantee and construction costs will be issued and sent to the agreement financial company (S15) (S16).

In this case, the guarantee amount guaranteed by the assurer may be the remaining amount excluding part of the contract amount and the construction cost paid by the lessee to the landlord during the land sale contract. That is, the implementer can complete the house or building without any financial burden by guaranteeing a certain part of the landlord's land purchase price and construction cost without guaranteeing the entire amount of the land sale price and construction cost.

Based on the guarantee of the guarantee institution, the contracted financial company will loan the amount corresponding to all or part of the land sale price and construction cost in the name of the implementer and pay it directly or through the account book to the implementer's landlord (S17) (S18). .

Therefore, the implementer can complete the house or building without worrying about land sales and construction costs (S19).

Here, the implementer may pay land sales or construction costs by pre-sale or pre-completion of the house or building, and transfer the lease right to the lease housing company directly (S20). By renting unsold homes or buildings through a company, you can prevent money from being bound by unsold homes or buildings.

FIG. 3 is a flowchart illustrating a process of renting an unsold home or building by a system disclosed in FIG. 1 to a home or building for housing stability to ordinary people.

First, a tenant and a rental housing company prepare a lease contract for renting a house or a building online, that is, according to a program arbitrarily set in a rental housing company or a landlord's terminal or a separate intermediary server (S21). Of course, as mentioned above, it is natural that the tenant and the rental housing company can prepare the lease for the lease of the house or building, as in the conventional method, offline.

Here, the tenant and the rental housing company shall include the contents of the house or building for the lease contract, personal information of the tenant and the rental housing company (address, social security number, telephone number, etc.), lease period, rent deposit (if necessary, rent, etc.). If the tenant and other real estate agents, such as the lease housing company, participate in the lease, enter information about the real estate agent in the lease.

The lease deposit, or lease deposit, for the house or building may be established by the amount stated in the lease, the quotes collected by a notified public institution such as Kookmin Bank, the Ministry of Land, Infrastructure and Trade, or the transaction price at a real estate agent's office or government office. have. This is to prevent the tenant from applying to guarantee the amount of the lease deposit.

If the tenant who has entered into a lease with the lease housing company has applied for the issuance of a guarantee for the lease deposit promised at the time of the lease, the insurer will lease regardless of the tenant's credit rating. A guarantee certificate for all or part of the deposit is issued and transmitted to the contracted financial institution (S23) (S24).

In this case, the amount of deposit guaranteed by the guarantee institution may be the remaining amount of the contract paid by the lessee to the rental housing company. In other words, it guarantees a certain amount (90%) of the tenant's lease deposits without guaranteeing the total amount of the lease deposit.

For example, 10% of the lease deposit is paid by the tenant, and the remaining 90% of the lease deposit may be treated as a loan through the guarantee of the guarantee institution according to the present invention.

Therefore, the lessee can live in a building or a house without paying a mere amount of money, in order to lease a building or a house regardless of the credit rating, by paying only interest on the lease deposit loaned from the contract financial institution under the guarantee of the guarantee institution.

The amount guaranteed by the guarantor can be applied to the increase that occurs each time the tenant renews the lease, as well as the initial lease for the new building or house. The description thereof will be omitted below.

Based on the guarantee of the guarantee institution, the Convention Financial Company raises a deposit in the name of the tenant in the name of the tenancy deposit and deposits the loan in the tenancy guaranteed type deposit in the name of the tenant (S25).

In addition, the contract financial company checks whether the lease housing company has applied for a loan with a security deposit on a regular deposit (S26).

As a result of checking in step S16 above, if there is no separate applicant for loans, the agreement finance company deposits interest on the deposit guarantee-type periodic deposits into the landlord's bankbook (S27) whenever the lease housing company wants it.

In this case, interest on rental deposit guarantee-type deposits is subject to tax exemption, thereby preserving economic losses for rental housing companies.

However, as a result of checking in step S16, when the lease housing company applied for a loan with a mortgage for secured housing or building or a lease deposit guarantee-type deposit, the contracted financial institution loans an asset secured loan or deposit secured loan in the name of the lease housing company. (S28)

At this time, the total amount of loans loaned to the rental housing company may be limited according to the price of the house or building based on the market price collected by a notified public institution or the Ministry of Land, Infrastructure and Transport. Nevertheless, since the lease housing company can receive deposit security loans for lease-guaranteed deposits in addition to loans based on their collaterals, the loan amount is the amount that a home or building owner can borrow from the financial sector as a mortgage for a house or building. There are more advantages.

For example, the total amount of loans loaned to rental housing companies is 60% of the value of housing or buildings based on the market price collected by a notified public institution or the Ministry of Land, Infrastructure and Transport. Less than 20% of the deposit security loans secured by the deposit guarantee-type periodic deposits can be less than 20%.

Here, the loan for deposit security loan can be prepared by issuing securitized securities based on the interest income generated from the lease deposit guarantee type deposit.

As mentioned above, the interest on loans for property security loans and deposit security loans executed by the Convention Financial Company against lease housing companies is the same as the interest on lease-guaranteed term deposits or interest on lease-guaranteed term deposits. In addition to this, the economic burden of the rental housing company can be minimized while minimizing the financial burden on the tenant.

<Description of the code>

10: renter terminal 20: rental housing company server

30: guarantee institution server 40: agreement financial company server

50: developer server 60: land owner

Claims (4)

1. The implementer accessing the guarantee institution and applying for a guarantee for the land sale price and the construction fee, which is agreed upon when the land sale (or lease) contract is concluded with the landlord for the construction of a house or building;

   Performing a lease subscription by the assurer to a tenant of a house or building to be built for local residents;

   Judging whether the landlord is eligible for a guarantee application for the land sale price and construction cost based on the result of the lease offer;

   When the application for the guarantee of land sale price and building cost is eligible, the guarantee institution issues a guarantee certificate for the land sale price and building cost and transmits it to the agreement financial company that concludes the agreement, regardless of the financial soundness of the implementer. ;

   Generating, by the Conventional Financial Company as a debtor, loans corresponding to land sales and construction costs guaranteed by the assurer, and paid to the landlord and the enforcer; And

   After the implementer procures the land sales and construction costs through general sale or after the completion of the housing or building, the owners transfer the lease rights to the lease housing company directly or the lease housing company. Preventing the money from being tied up due to unsold by renting the unsold home or building through;

   How to share the social capital for the stability of people living, comprising the.
2. The method of claim 1,

   The tenant who has set up a lease contract for the house or building under construction by the developer or rental housing specialty company and the developer or lease housing company connects to the guarantee institution, Applying for a warranty;

   The guarantee institution issuing a guarantee certificate for the lease deposit requested by the lessee and transmitting it to a contract financial company that has entered into an agreement with a state or a predetermined institution;

   A step of depositing the loan as a rental deposit guarantee type deposit in the name of the lease housing company by raising the loan equivalent to the deposit amount guaranteed by the guarantee institution by using the tenant as the debtor;

   Applying for a loan to the convention financial company by the lease housing company as a collateral for a house or a building or the deposit guarantee-type regular deposit; And

   Wherein the agreement financial company loans an asset security loan or deposit security loan to the rental housing company that applied for the loan

   How to share the social capital for housing stability, characterized in that it further comprises.
3. The method of claim 2,

   The amount of the deposit by the guarantee institution is also applied to the increase that occurs every time the tenant and the lease housing company renews the lease contract.
4. The method of claim 2,

   The loan for the security deposit loan, the method of sharing social capital for the stability of the common people, characterized in that is prepared by issuing a securitized securities based on the interest income generated from the rental deposit guaranteed type deposit.

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