此案一出，买组屋自住投资几无风险：国会紧急通过建屋与发展（修正）法案国会紧急通过建屋与发展（修正）法案
放贷者不准申请组屋转让禁令
（2010-07-20）
● 谢燕燕 报道
国会昨天紧急通过建屋与发展（修正）法案，明文禁止放贷者申请组屋转让禁令（caveat），意味着他们再也无法要求借贷者以组屋作贷款抵押，堵住现有法律的一大漏洞。
国家发展部长马宝山说，2008年，当局共收到12起组屋转让禁令的申请，也就是禁止借贷者在未经放贷者许可下转让组屋。2009年，这类禁令的申请飙升到546起，而今年首六个月更已超过去年一整年，达556起。
这一惊人趋势，让政府警觉到必须尽快堵住法律漏洞，阻止更多组屋屋主拿组屋当抵押向放贷者借钱，最后却落得无家可归，连累家人和亲人。
同一天二三读通过
马宝山昨天罕有的援引国会议事常规中关于紧急通过法案的条规，要求国会在他对上述法案提出一读后，随即在同一天进行二读和三读通过。政府上一次是在2003年沙斯传染病爆发时援引这项条规，要求国会在一天内紧急通过传染病（修正）法案，以加重对违反居家隔邻令者的处罚。
马宝山昨天对法案提出二读时指出，新加坡人借钱时如果用组屋作抵押，一旦还不起债务，便可能失去组屋。
在现有法律下，放贷者可以和组屋屋主制定合约，一旦屋主偿还不起债务，便必须把卖组屋的收入优先拿来还债。放贷者可以申请禁令，阻止屋主转让组屋，除非他先还清债务。
马宝山说，修正后的法令明文规定，任何以组屋为贷款抵押的合约在法律上是无效的，这也意味着放贷者再也不能申请禁令来保障自己的利益。不过，新措施生效前所制定的合约依然有效。
他强调，新政策生效后，组屋屋主依然可以向放贷者借钱，只不过不能用组屋作抵押，必须用别的办法确保他们有能力还债。
部长重申，政府大幅度津贴组屋，是为了让新加坡家庭有能力购买和长期拥有自己的房子。屋主不能把组屋当摇钱树，利用它来贷款，然后把钱花光。人们应小心理财，从长计议，负起贷款责任。
他说，政府为年轻家庭提供慷慨的房屋津贴，协助他们购买组屋，还津贴组屋翻新工程，协助组屋保值。屋主上了年纪后，可以出租组屋来增加收入，也可卖掉较大的组屋换成小组屋，套取现金养老。
然而如果人们过早套现、用掉退休资产，或在没有计划好的情况下卖掉组屋，很可能就变成无家可归。
很多国会议员在辩论这一修正法案时，谈到一些放贷者和无良的房屋经纪串通起来，利用各种手法，怂恿和引诱屋主上钩。
裕廊集选区议员哈莉玛指出，一些组屋屋主向放贷者借钱时，原以为利率是1.5％，可是当他们把各种看不到的费用，包括经纪的佣金算在内时，实际利率可高达15％。
七议员参与辩论
一些屋主在被迫卖屋还债时，惊愕地发现，还清债务后其实利润所剩无几，根本没钱购买新组屋。放贷者所申请的禁令，则保障了这些放贷者的利益，确保卖屋所得，是优先用来清还债务。
共有七个议员参与这一法案的辩论。一些议员如西海岸集选区议员何玉珠、阿裕尼集选区议员潘惜玉等想知道问题的根源在哪里，为何有越来越多屋主，拿组屋当抵押来贷款。
马宝山说，他没有具体数据可解释借钱原因，但根据议员接见选民时所碰到的个案，有人贷款是为应付生意上的周转，有人突然要一笔钱应急如动手术，也有人是因为生活方式、长期入不敷出，或需借钱偿还赌债。
允许更严厉惩罚
非法出租组屋者
马宝山强调，建屋局可以向一些值得同情的屋主伸出援手，却不可能帮他们还债，屋主本身也应对自己的行为负起责任。
昨天紧急三读通过的建屋与发展（修正）法案，也允许建屋局更严厉和有效惩罚非法出租租赁组屋者，同时允许建屋局在本地和国际上提供技术与咨询服务。
[芳林 (7-21 10:03, Long long ago)]
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请问这包括向银行贷款(hdb home loan)吗？买房时向银行贷款都是用hdb来抵押的。。。[delay (7-21 10:32, Long long ago)] [ 传统版 | sForum ][登录后回复]2楼
看不懂，跟风险有啥关系？今后跟银行贷款，拿啥抵押？[QQiang (7-21 11:57, Long long ago)] [ 传统版 | sForum ][登录后回复]3楼
说实话，芳大姐的标题也木有看懂[liumama (7-21 14:50, Long long ago)] [ 传统版 | sForum ][登录后回复]4楼
嗨嗨！照我理解，就把“放贷者”改成银行，这样一切都看得明白啦！这是政府与银行斗法不知道有没有专业人士可以来确认一下？！
：）
：）[芳林 (7-21 21:53, Long long ago)]
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(引用 芳林:嗨嗨！照我理解，就把“放贷者”改成银行，这样一切都看得明白啦！这是政府与银行斗法不知道有没有专业人士可以来确认一下？！ ：） ：�)那pr买房从哪儿贷款，hdb不给贷如果银行也算那当天银行股应该跌停[nusstat (7-21 22:34, Long long ago)] [ 传统版 | sForum ][登录后回复]6楼
(引用 nusstat:那pr买房从哪儿贷款，hdb不给贷如果银行也算那当天银行股应该跌停)今天本地银行确实都跌了，不过新加坡貌似并没有跌停制度啊！DBS －0.18
OCBC －0.16
UOB －0.24
银行估计还可以做贷款，但是不可以再随便拿别人的组屋去拍卖－－－拍卖先要申请禁止令的。现在政府不让申请禁止令啦！银行就没法子拍卖组屋了。。。[芳林 (7-21 23:39, Long long ago)]
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这是针对大耳隆的，不是针对银行的否则新加坡银行就倒了[jason2010 (7-22 9:40, Long long ago)] [ 传统版 | sForum ][登录后回复]8楼
(引用 jason2010:这是针对大耳隆的，不是针对银行的否则新加坡银行就倒了)大耳聋不都是在地下活动的吗？哪敢去申请禁止令啊！？建屋局放贷没有倒，银行也不会倒只是多赚少赚罢了。。。[芳林 (7-22 10:05, Long long ago)] [ 传统版 | sForum ][登录后回复]9楼
这显然不包括购房的mortgage。。第一，我们贷款买房产，mortgage申请的时候，房产本身都是一种抵押。这就是为什么银行为什么强制要求我们要买房产的火险。。。但是银行评估要给你多少贷款的时候主要依据是购房者的收入。
第二，政府要堵住的是个人拿自己已经拥有的组屋作为抵押另外贷款套现的行为。金融机构贷款评估的依据主要是房产的价值。
基本上，美国的次贷危机里面很多的所谓次级贷款就是那这种房产作抵押得来的贷款。就是说很多人收入可能不高，但是他又房产，在经济好的情况下，房产升值，他们就把升了值的房子抵押给金融机构，取得现金。 可是如果收入没有根本提高，他们必须卖房子才能还贷。如果房产贬值，那就可能资不抵债，破产。银行的债务也就成了坏账。因为它贷款给人的时候，是在高市价的情况下给的，可是等他收回来的时候房价已经跌了。。。
当然了，这还不够可怕，可怕的是银行根本很早就把这些贷款打包成金融产品买卖去了，从而延伸到不同的角落。
新加坡政府这么做，显然是前车之鉴。所以才搞得这么严重，一天三读通过。说是不想买组屋的人无家可归，实际上最可怕的是害怕美国的次债在新加坡上演。因为金融市场是一个前瞻性的市场。不一定要等他可怕的事情发生，只要过两天哪家著名投资机构站出来发表一份报告，说新加坡的金融风险提高云云，那你就等着看吧。。。。
有时候，转新闻的要么你就直接转。要是换题目，最好有点认识了再来说。。。。别自己都不知道自己在说什么。。。。
[maksim (7-22 12:51, Long long ago)]
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(引用 maksim:这显然不包括购房的mortgage。。第一，我们贷款买房产，mortgage申请的时候，房产本身都是一种抵押。这就是为什么银行为什么强制要求我们...)早先HDB组屋是不能够做抵押的，因为那其实是属于建屋局资产，我们拿的只是99年使用权这个倒是和中国的经济适用房很像。。。
后来这几年新加坡政府放宽组屋贷款这个大蛋糕给银行一起来做的时候，银行乘法令还不健全时就乱钻法律不全的漏洞去申请禁止令去逼卖那些还不出贷款的组屋拥有者的组屋。。。呵呵！银行早已经习惯晴天送伞，雨天收伞了啊！
我之前曾经发帖说过买HDB先自住再转投资出租养第二个公寓房会比较适合我们小百姓的投资理财，只要能够按时还贷的话以房养房的长期投资风险极小。。。
有人贴上来说行情不好时组屋也会有资不抵债被银行逼卖的风险，还引了一则新闻说银行曾经确实有逼卖组屋屋主，搞到他家人露宿街头。。。但是那是发生断供之后的情况，不符合我说按时还款的前提。。。
我之前认为逼卖这样的事情银行其实是没有法律权力去做的。。。道理在于组屋其实是属于建屋局资产，我们拿的只是99年使用权。。。银行收的也是组屋年契的复印件，真正的组屋年契在建屋局的保险柜里吧。。。就是还款全部清了，我们拿到的也是组屋年契的复印件。。。不像私人公寓，还清贷款后我们拿到的是屋契。。。屋契是和年契的法律价值当然是很不同的吧。。。最起码一个有地一个没地；一个是真正的屋主，一个只是99年的住客。。。
现在政府一日三读通过快读法案从根本上堵死了银行过去钻的条令不清的漏洞。至此以后，银行应该自己设法评估承担放贷给组屋买家的风险了。
组屋贷款肯定银行还会继续做的，只是银行的钱没有以前那么好赚罢了。。。我估计买组屋时年契复印件还是会抵押在银行那里直到你还清贷款，但是银行已经不可能再拿这个年契复印件去申请禁止令来逼卖组屋了。。。无论如何，一家老小应该没有被银行逼卖而露宿街头的风险了。。。
建屋局据中介说就从来没有逼卖过组屋，作价回收转卖倒是常有的。。。接下来就看银行如何应对了。。。
：）
：）[芳林 (7-22 14:59, Long long ago)]
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(引用 芳林:早先HDB组屋是不能够做抵押的，因为那其实是属于建屋局资产，我们拿的只是99年使用权这个倒是和中国的经济适用房很像。。。
后来这几年新...)希望我这篇讲述大家应该都看懂了。如有存在不妥之处，麻烦专业人士请指出来纠错一下！：）
：）[芳林 (7-23 10:54, Long long ago)]
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(引用 芳林:希望我这篇讲述大家应该都看懂了。如有存在不妥之处，麻烦专业人士请指出来纠错一下！：）
：）)看来新加坡银行在大部分时间还是比较Lushhome :: Online news and information on Singapore property
Get the low-down on home loan top-ups
Posted: 07 Dec 2008 08:25 PM CST
Banks don’t usually ask for fresh valuations despite price slide
WITH the slide in property prices and a looming long economic downturn, some borrowers may be forgiven if they harbour thoughts of getting calls from their banks to top up their home loans.
But banks told BT that as long as borrowers are current in their monthly loan instalments, they will not ask for fresh valuations which could then lead to a top-up.
A DBS Bank spokeswoman says a key consideration when granting loans is the repayment ability of the customer.
‘As such, when the customers are promptly servicing their monthly repayments, the bank will not usually require the customer to top-up the housing loan.’
Even those who took up loans on the deferred payment scheme (DPS) need not worry about the fall in the value of their homes, she says.
‘Customers who took up loans on the deferred payment scheme would have had the approval granted based on the valuations at the point of the submission of their loan applications. And likewise, the approval will take into account the repayment ability of the customer.
‘By the same token, when the loan is disbursed, as long as the customer can meet the monthly repayment amounts, the bank will not usually take any other course of action against the customer, even if valuations of these properties are now lower than that at the time of purchase.’
In reply of BT queries, a Monetary Authority of Singapore spokeswoman says non-performing housing loans are currently low.
‘While we expect these to rise, the increase will not be significant,’ she says.
‘Banks in Singapore do not generally repossess a property once a loan is in default. Repossession is usually a final step after exhausting other avenues with the borrower, such as restructuring the loan,’ she adds.
The MAS, however, does not intervene in such commercial decisions by the banks, she adds.
A United Overseas Bank spokeswoman says it is currently not the bank’s practice to require a fresh valuation for DPS properties.
DPS borrowers typically begin paying their instalments some two years after they bought their homes.
Some observers are expecting a rash of defaults on the part of DPS buyers when the properties are completed and loan drawdowns begin.
Vibha Coburn, Citibank’s head of secured finance solutions, says it is not the bank’s usual practice to ask for top-ups in the case of existing borrowers who are servicing their loans on an ongoing basis.
‘While we may conduct valuations on properties held within our loans portfolio, these would form part of our internal portfolio management and due diligence processes,’ she says.
The UOB spokeswoman says the bank periodically reviews its mortgage portfolio, including the update of property values.
Source : Business Times - 8 Dec 2008
[shearwater (7-26 16:06, Long long ago)]
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我来试着解释一下搜了半天，终于找到一个英文版的，中文版该是翻译过来的，不太好理解。
这个moneylender当然不是指贷款给你的银行。法令禁止的是collateral, mortgage跟普通的collateral的区别在于, mortgage（即按揭）借的钱必须购房。立法来禁止按揭抵押拍卖，我觉得香港，新加坡都绝不可能。
下面新闻最重要的一句话，
Any contract using an HDB flat as a security or collateral for any debt other than as mortgage to finance the purchase of the flat will be null and void.
other than as mortgage = 按揭除外。
http://www.channelnewsasia.com/stories/singaporelocalnews/view/1070440/1/.html
HDB flats not meant to be used as source of funds: Mah
By Hetty Musfirah Abdul Khamid | Posted: 20 July 2010 1636 hrs
Photos 1 of 1
SINGAPORE: National Development Minister Mah Bow Tan has stressed that HDB flats are not meant to be used as a source of funds for business or other uses.
He said this a day after changes were made to the Housing and Development Act, to prevent owners from using their flats as collaterals to settle debts with moneylenders.
Mr Mah said: "The HDB flat is not meant to be used as a source of funds for business. "The whole scheme was designed to provide affordable, good quality home for them, not to use that as a collateral or sources of funds for other uses whether it is for business, or other things.
"Can you imagine if people are allowed to raise funds from flats, what kind of things they are going to use for? Some will be using it for business. But I can tell there will be many who would not be using that for legitimate business.
"They will be using it for other things. They may even use it to go to the casinos, for example. And then what happens? They lose their money and then they lose their flats. They lose their homes, the roofs over their heads, where will they stay? Where will be their children stay?
"So we decided to be prudent, as far as HDB flats are concerned. If you want to raise funds for businesses, for other things, entrepreneurship, look for other sources for funds."
The amendments were passed under the "certificate of urgency" in Parliament on July 19.
Any contract using an HDB flat as a security or collateral for any debt other than as mortgage to finance the purchase of the flat will be null and void.
Mr Mah stressed that the gap has to be plugged immediately to prevent moneylenders from lodging future caveats against HDB flats.
"The number of caveats has gone up sharply, and if you don't move fast, the numbers will keep going up and more and more people will be placed in this position of putting their flats as risk and possibly being homeless.
"So I think that is something obviously not in the interest of the HDB flat owners themselves. So that's the reason why I decided to move on the certificate of urgency.
"This practice of agents and moneylenders colluding to get people to borrow and use their flats as collateral, I think that practice, will stop because they will no longer be legal."
He added there have been indeed many cases where flats owners had fallen into serious difficulties after they sold their flats, as a result of the inability to repay loans.
Mr Mah was speaking to reporters on the sidelines of his ministry's joint scholarship ceremony Tuesday morning.
He presented scholarships to 39 undergraduates and 12 graduate students.
The scholars come from a spectrum of specialisations, including environmental engineering and environmental biology. Some of them will be exploring new fields of study, such as aquaculture, agricultural economics and food technology.
38-year-old Kelvin Ang, who will be taking up a Masters in Sustainable Heritage at the University College London, said: "This scholarship will give me an opportunity to learn from the best practices from Europe in terms of heritage. So if I can have those skills and bring them back to Singapore and apply them here, I think there's a better future for heritage buildings."
19-year-old Lee Si Min will be taking up an engineering degree course at the University of Cambridge. She'll join the Building and Construction Authority when she completes her studies.
Ms Lee said: "I am very interested in how the designs of buildings are made to be safe and sustainable. There are many projects coming up in the MND, for example, the Tianjin Eco-city and I am very interested in them. I hope to play a part and contribute to the society in this manner."
- CNA/jm
[苏乞儿 (7-26 23:55, Long long ago)]
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