KR20050029344A - Method and system for determining amount of loan with real estate mortgage - Google Patents

Abstract

A method and a system for assisting a financial institution to determine amount of a loan with realty mortgage are provided to determine a loan amount by appraising a proper value of mortgaged realty and appraise the value customized to each realty by constructing a database subdividing the mortgaged realty into each region/purpose and utilizing various indexes corresponding to each classification. An internal database(20) stores data for a knock down price ratio corresponding to the classification including the mortgaged realty, an allotment ratio, and a realty index. A loan amount determining part(30) includes a liquidated mortgage amount determining part determining a liquidated mortgage amount by the data from the internal database and a specified formula, and determines a loan execution amount from the liquidated mortgage amount determined by the liquidated mortgage amount determining part.

Description

Method and system for determining amount of loan with real estate mortgage}

The present invention relates to a method and a system for determining the amount of real estate collateral loans, and more particularly, when a credit institution, such as a bank, executes a loan secured by real estate, to a certain extent, that is, to what extent the credit amount based on the real estate secured. The present invention relates to a method and a system for determining whether it is appropriate to execute a loan.

In the case of financial institutions, such as banks, loans or loans to individuals or companies with real estate as collateral, the most important thing is to determine how much to borrow by properly evaluating the value of the property.

The most common method currently used by financial institutions is to determine the credit limit based on the internal processing guidelines of financial institutions by first obtaining the appraised value of the property through the disclosure price and current price inquiry and referring to the data such as the bidding rate. to be.

However, this conventional method has some important problems. First, it refers to the data of the winning rate, which is only general statistical values, and that the referring rate is based on past values.

The winning rate can be defined as the winning price / appraisal price, where the winning price is the actual winning price in the auction and the appraising price is the appraisal price that is evaluated when entering the auction process. However, the auction process usually takes a few months to 1-2 years, so when the actual bid is successful, the value of the appraisal is often insignificant. For example, the market price at the time of appraisal was 100 million and the appraisal price was 9,000, but when the successful bid was 150 million, the successful bid price was 1,200 million. 130%.

This is due to the fact that there is a time difference between when the appraised value is calculated and when the successful bid is made. Thus, the successful bid rate thus obtained cannot be evaluated as a significant factor in determining the loan amount.

In addition, the currently used bid rate data is calculated by using the average value of the percentage of all real estate bid in court auction. However, this method has a problem in that it is not possible to properly grasp the value of individual real estate. For example, the bid rates for apartments and ordinary homes will be different, and even the same apartments will not be able to see the same bid rate due to various discriminating factors such as area and average water.

Due to these problems, the amount of the mortgage loans currently in use is not properly assessed, which in turn leads to a burden on the execution of the loans and always implies the risk of insolvency of collateral bonds. The development of a system for valuation of structured real estate was called for.

The present invention has been made to solve the above problems, and an object of the present invention is to provide a method and system that can determine the credit amount by evaluating the appropriate value of the mortgage.

To this end, it aims to provide a method and system for evaluating personalized value for each real estate by establishing a database in which the mortgage real estate is divided into regions and uses, and utilizing various indices corresponding to each classification.

It is also an object of the present invention to provide a method and system that can maximize the market competitiveness of financial institutions by minimizing the probability of default in the future.

According to an aspect of the present invention, there is provided a method of determining a loan amount for a real estate, comprising: obtaining an appraisal value of a secured real estate; Determining a liquidation security value from the obtained appraisal value; And determining a credit amount based on the liquidation security value.

In addition, the step of determining the liquidation collateral value provides a method for determining the amount of real estate collateral credit, characterized in that it is determined according to the formula (liquid collateral value = assessed value x correction bid price-total deduction amount).

In addition, the step of determining the liquidation collateral value provides a method for determining the amount of real estate collateral credit, characterized in that further determined according to the formula (liquid collateral value = estimated value x correction bid price rate × dividend rate-total deduction amount).

In addition, the corrected successful bid price rate is a bid price rate corresponding to the classification of the property secured to the database classified according to a predetermined criterion, wherein the successful bid price rate is based on a price adjusted to the appraised price at the time of the auction start The odds ratio provides a method for determining the amount of real estate collateral credit, which corresponds to the classification to which the secured real estate belongs in a database classified according to a predetermined criterion.

In addition, the database of the internal DB provides a method for determining the amount of real estate collateral credit, characterized in that classified according to at least one or more of the market price, equilibrium and purpose for each real estate.

According to another aspect of the present invention, in a credit amount determining system having real property as collateral, a successful bid price rate corresponding to a classification in which a secured real estate belongs to a database classified according to a predetermined criterion, wherein the successful bid price rate is the maximum appraisal at the time of initiation of an auction. The price is calculated based on the price adjusted to the appraised price at the time of the successful bid, an internal DB for storing data including data on the dividend rate and the real estate index; And a liquidation collateral value determination unit for determining the liquidated collateral value based on data from the internal DB and a predetermined formula, and including a credit amount determination unit for determining the execution amount of the credit from the liquidated collateral value determined by the liquidation collateral price determination unit. It provides a real estate collateral credit amount determination system, characterized in that.

In addition, the database of the internal DB provides a real estate collateral credit amount determination system, characterized in that classified according to at least one or more of the market price, equilibrium and purpose for each real estate.

In addition, the liquidation collateral value determination unit provides a real estate collateral credit amount determination system, characterized in that for determining the liquidation collateral value according to the formula (liquidity collateral value = appraisal value x correction bid price-total deduction amount).

In addition, the liquidation collateral value determination unit provides a real estate collateral credit amount determination system, characterized in that for determining the liquidation collateral value according to the formula (liquidity collateral value = appraisal value x correction bid price rate × dividend rate-total deduction amount).

Hereinafter, preferred embodiments of the present invention will be described in detail with reference to the accompanying drawings.

1 is a flow chart illustrating the overall flow of one embodiment of a method according to the invention.

First, the appraised value of the mortgage-backed property which becomes a security item at the time of execution of the credit is obtained (S100). The method of obtaining the appraisal value may utilize an external or internal database. In addition, the user may directly input. The appraised value here is defined as meaning the price at the time of execution of the loan of the covered property. Therefore, in the case of using an existing database accumulated externally or internally, if the data is data of a past time, it may be desirable to convert it to the present value to calculate the appraisal value.

Next, the liquidation security value is determined from the appraisal value obtained in step S100 (S200). In the present specification, the 'liquidity secured value' means a value that can be converted into money when liquidating (by auction, etc.) the covered real estate at this time. Determination of the liquidation collateral value in the present invention is calculated by multiplying the corrected winning bid rate and / or dividend rate by the appraisal value obtained in step S100 and deducting the total deduction amount (priority dividend, etc.) from the result. Here, the corrected winning bid rate and the odds ratio are values corresponding to the classification to which the pledged real estate belongs in a database classified according to a predetermined criterion, thereby implementing the core features of the present invention. This will be described later in detail.

By this process, if the value of the liquidation security value, which can be converted into money in the case of liquidating the covered real estate at the present time (by auction, etc.), determines the credit amount based on the determined liquidation security value ( S300). 'Determine the amount of the credit' means to determine the actual amount to execute the credit. The actual amount of credit execution is comprehensively determined by considering the loan period, types of loan products, repayment method, interest payment method, and interest rate. The most important of these is the interest rate, which can be determined by the other factors mentioned above and the amount of credit execution. Of course, the liquidated security value may be used as it is. In this step, for example, the liquidation collateral value is set as an upper limit, and the desired credit amount, loan product, loan period, interest payment method, etc. are set, and the interest rate for the credit amount is calculated and informed by a predetermined interest rate determination program. This could be done, for example, to determine the final credit amount.

2 is a block diagram illustrating one embodiment of a system for implementing a method according to the present invention.

As shown in FIG. 2, the system includes an internal DB 20 and a credit amount determining unit 30, and is connected to an external DB 10.

The external DB 10 includes various kinds of data related to real estate obtained from the outside of the system, for example, land price change rate information, house index information, public land price information, building construction unit price information, real estate price information, auction data information, and the like.

The internal DB 20 is connected to the external DB 10, and interlocked internally with the present system, and includes a raw DB and a processed DB. Raw DB stores and stores data obtained from external DB and internally generated data in raw data form, and processed DB stores processed data as data for use in this system in conjunction with raw DB. . Detailed configuration of the internal DB will be described with reference to FIG. 3.

The credit amount determining unit 30 finally determines the credit amount, and as described in FIG. 1, the credit amount determining unit 31 determines at least the liquidated security value, and determines the final credit amount in consideration of other factors. It may include means for determining.

3 is a view for explaining the detailed configuration of the internal DB 20 of FIG. As shown in FIG. 3, the internal DB 20 includes paper feed information, a real estate index, and liquidation value information.

The paper feed information may be classified according to the purpose of use such as paper feed information, new building feed information, APT paper feed information, other housing feed information, and real estate feed information. Here, the paper feed means a classification of a predetermined standard devised in the present invention in order to accurately reflect the value of the individual real estate. For example, all APTs in the country can be classified as Class 17, and the criteria can be based on the prices of apartments. In addition, it is possible to classify paper feed more precisely by providing a detailed classification for each paper feed. For example, the APT paper feed information may be divided into 17 paper feeds, and each paper may be divided into 7-8 steps according to the number of sheets of APT. This subdivision allows for more accurate valuation of individual properties.

This paper feed classification can be found based on the address of each property. For example, if you enter 'Geumma Apartment, 153 Daechi-dong, Gangnam-gu, Seoul,' the corresponding paper feed tells you that it is '4 paper feed'. In addition, the same 'Gumma apartment' may be to tell that the '4 paper 3 equilibrium' according to the equilibrium information, such as 33 equilibrium or 44 equilibrium.

On the other hand, the real estate index may be configured to include the published land price index, building construction index, APT index, other housing index, other real estate index. These real estate indices refer to individual real estate indices for real estate broken down by feed. For example, 'Gumma Apartment' in the previous example belongs to class 4, and stores and stores the real estate index corresponding to class 4 separately.

The real estate index is defined as 100 at some point in the past, and is a value that is relatively evaluated over time. For example, if 100 million, which is the value of 'Gumma Apartment' on January 1, 2000, is 100, 120 million of January 1, 2001 is 120, and 140 million of January 1, 2002 is 140. do. It is desirable to obtain the real estate indices obtained by use (APT, other houses, etc.), feed, and / or equilibrium at regular intervals and store them in the DB.

Meanwhile, the clearing value information includes odds information, corrected winning bid rate information, and clearing price rate information. Here, the dividend rate refers to the ratio of dividends to creditors when the property is liquidated by auction, etc., and the adjusted winning bid rate is calculated based on the price adjusted to the appraised price at the time of the auction. As such, it means the bid price rate broken down by paper, use and / or equilibrium. In more detail, a successful bid price may be defined as a successful bid price / appraisal price. However, since the estimated price is an appraisal price at the time of the auction initiation, it is inevitable to return meaningless data at the time of successful bid as described in the above-mentioned problem of the prior art. Accordingly, in the successful bid price calculation, the successful bid price is calculated by correcting the estimated price to the estimated price at the time of successful bidding.

This will be described as an example. For example, if the appraiser value at the time of initial appraisal is 100 million (apartment index 100), the market price at the time of successful bid is 120 million (apartment index 120), and the successful bid price is 110 million, the successful bid rate by the conventional method is 100 million. 100 million × 100 = 110%. However, according to the method used in the present invention, the successful bid rate is 110/120 million × 100 = 91.7%. Thus, considering the winning rate of the conventional method, the odd result may be that the loan amount can be more than the appraisal value, which means that it cannot be used as reliable data when calculating the loan amount for the mortgage. do. However, using the method in the present invention fundamentally prevents this problem.

On the other hand, the liquidation rate information refers to the result of the multiplication of the dividend rate and the adjusted successful bid rate.

4 is a diagram illustrating the process of determining the amount of credit execution by transmitting and receiving data to and from the internal DB 20 and the credit amount determining unit 31 configured as described above in detail.

First, although not shown, the credit amount determining unit calculates an estimated value of the covered real estate (see step S100 of FIG. 1).

Next, identification information such as address information of the corresponding real estate is transmitted to the internal DB 20 and the paper feed, use, and / or equilibrium information of the corresponding real estate is requested. The internal DB 20 finds which paper feed, use, and / or equivalency of the property, and informs the credit amount determining unit 30 of the paper feed, use, and / or equilibrium information, and by feed and use of the property. And / or calculate the liquidation price ratio for each balance information to inform the credit amount determination unit 30. By paper, use, and / or clearing rate is the result of multiplying the odds and corrected winning bid rates. Of course, the odds and revised winning bid rates are the individual dividends and revised winning bid rates corresponding to the classification of the feed belonging to the real estate as described above, and the revised winning bid rates are calculated by taking into account the adjusted value reflecting the market price at the time of successful bidding.

Next, the credit amount determining unit 30 determines the amount of the deduction (for example, the amount of the senior loan, the lease deposit with preferential repayment rights) and the liquidation security value. The liquidation collateral value can be calculated by the following formula.

<Equation 1>

Liquidation secured value = Appraisal value x Corrected successful bid price rate-total deduction

<Formula 2>

Liquidation collateral value = appraised value x revised winning bid price x odds-total deduction

Equation 1 is not considering the odds, Equation 2 is also calculated considering the odds and can be selected and combined as needed.

The above process is described using actual data as an example.

For example, Hong Gil-dong, located in the 24 pyeong of Jugong Apartment, 121 Mok-dong, Yangcheon-gu, Seoul, wants to get a loan from the bank. The real estate above has a 20 million won mortgage from another bank.

First of all, the appraisal value of the real estate was inquired at 225 million won and belonged to 4th grade and 5 equilibrium. The corrected bid price rate corresponding to the paper stock was 85%, the dividend rate was 95%, and the current apartment index was 150.

Based on this value, the liquidated security value is calculated.

It can be seen that KRW 220 million * 0.85 * 0.95-KRW 20 million (set amount per base) = KRW 160 million.

Next, if necessary, information such as other factors (loan period, type of loan product, repayment method, interest payment method, interest rate), etc. is queried and these values are taken into account to determine the credit execution amount.

Considering the other factors above, interest rate is a representative example of determining the final credit amount. The method of determining interest rates can be determined by several complex algorithms. For example, interest rates can be determined by estimating default rates using marginal rates and default rates based on standard normal distributions. However, since the algorithm of interest rate determination is not directly related to the present invention, detailed description thereof will be omitted.

Determining the final credit execution amount by the interest rate can be made by determining the interest rate on the loan amount, taking into account the loan period, loan product, repayment method, interest payment method and default rate.

On the other hand, it may be determined by determining interest rates and by simulating to what extent loans can be executed when applying these rates. For example, considering the loan period, loan product, repayment method, and interest payment method, the interest rate is 7.5%, and when applying the 7.5% interest rate, it is possible to determine the extent of the loan limit. In this process, a predetermined interest rate may be applied with the liquidation security value as an upper limit, and thus the final credit execution amount may be determined.

On the other hand, by omitting the above process, on the basis of the liquidation collateral value, financial institutions, etc. may determine the execution amount of the credit automatically or manually by using various data, providing additional collateral, credit, or other considerations.

Meanwhile, FIG. 5 or less shows screen data of a system actually constructed using the method and system according to the present invention. First, FIG. 5 illustrates an input of an address for an apartment and calculating an effective liquidation security value. You can see that the button at the bottom of the screen is to be pressed.

6 is for a general house, and as in FIG. 5, it can be seen that a button at the bottom of the screen is pressed in order to calculate an effective clearing mortgage price.

FIG. 7 illustrates a screen popped up when the effective clearing collateral is pressed in FIG. 5. As shown on the screen, it can be seen that the paper feed, apartment index, corrected winning bid rate, clearing price rate, grade by exclusive area, dividend rate, etc., and finally, the effective clearing secured value (the clearing secured value) has been determined. .

Although the configuration of the present invention has been described above with reference to the preferred embodiment of the present invention, the scope of the present invention is not limited to the above embodiment. Those skilled in the art to which the present invention pertains may implement various modifications, additions, and modifications within the scope of the present invention with reference to the appended claims, drawings, and the detailed description.

According to the present invention, it is possible to provide a method and system that can determine the credit amount by evaluating the appropriate value of the secured real estate.

In addition, according to the present invention, it is possible to evaluate a personalized value for each real estate by establishing a database that subdivided the mortgage real estate by region, use, etc. and utilizing various indices corresponding to each classification, and further minimizes the probability of default in the future. This can provide a method and system for maximizing the market competitiveness of financial institutions.

1 is a flow chart for explaining the overall flow of one embodiment of a method according to the present invention;

2 is a block diagram illustrating one embodiment of a system for implementing a method according to the present invention;

3 is a view for explaining the detailed configuration of the internal DB of FIG.

4 is a view illustrating in detail an example of a process of transmitting and receiving data between the internal DB and the credit amount determining unit and determining a credit execution amount.

<Explanation of symbols for the main parts of the drawings>

10 ... external DB,

20 ... internal DB,

30.Credit Determination Unit,

31.Liquidation Clearance Determination

Claims (9)

In the method of determining the credit amount for which the property is collateralized, Obtaining an appraisal value of the secured real estate; Determining a liquidation security value from the obtained appraisal value; And Determining a credit amount based on the liquidation security value Determining the amount of real estate collateral credit, comprising a. The method of claim 1, Determining the liquidation security value, A method for determining the amount of a real estate collateral credit, which is determined according to a formula (the liquidated secured value = the appraised value x the revised winning bid rate-the total deduction amount). The method of claim 1, Determining the liquidation security value, A method for determining the amount of a real estate collateral credit, which is determined according to a formula (the liquidated secured value = the appraised value x the revised winning bid rate x the dividend rate-the total deduction amount). The method according to claim 2 or 3, The corrected bid price rate is a bid price rate corresponding to a classification in which a property secured is included in a database classified according to a predetermined criterion, wherein the bid price rate is calculated based on a price adjusted to the appraised price at the time of the auction. And the odds amount corresponds to a classification in which a secured real estate belongs to a database classified according to a predetermined criterion. The method of claim 4, wherein And the database of the internal DB is classified according to at least one of quotes, equilibrium, and uses for each property. In the credit amount determination system that secures real estate, The bid price rate corresponding to the classification in which the pledged real estate belongs to a database classified according to a predetermined criterion, wherein the bid price rate is calculated based on a price adjusted to the appraised price at the time of the auction. An internal DB for storing data including data on dividend rates and real estate indices; And A credit amount determining unit including a liquidating security value determining unit for determining a liquidating security value based on data from the internal DB and a predetermined formula, and determining a credit execution amount from the liquidating security value determined by the liquidating security value determining unit; Real estate mortgage credit amount determination system comprising a. The method of claim 6, The database of the internal DB is a real estate collateral credit amount determination system, characterized in that classified according to at least one or more of the price, equilibrium and purpose for each real estate. The method according to claim 6 or 7, The liquidation collateral value determination unit, the real estate collateral credit amount determination system, characterized in that for determining the liquidation collateral value according to the formula (liquidity secured value = emotion value x correction bid price-total deduction amount). The method according to claim 6 or 7, The liquidation collateral value determination unit, the real estate collateral credit amount determination system, characterized in that for determining the liquidation collateral value according to the formula (liquidity collateral value = estimated value x correction bid price rate × dividend rate-total deduction amount).