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Text | Southern Weekend reporter Lu According to
Editor | Feng Ye
After the water and hydrogen car storm, Nanyang City, Henan Province has once again become a hot topic of public opinion because of hundreds of unfinished buildings.
On July 2009 1, 2065438, the office of the special leading group for solving real estate problems in Nanyang issued a briefing to inform the society about the progress of solving real estate problems in the city. According to the explanation, there are 302 "uncompleted residential flats" in Nanyang. At present, except for about half of the projects, the procedures have been improved, and the rest are still being solved.
302 "uncompleted residential flats" are huge in scale. According to the statistics of official website, Nanyang Real Estate Management Center, only 1 15 real estate development projects have obtained the pre-sale permit for commercial housing in downtown Nanyang in the three and a half years since 20 16.
"If you haven't bought an unfinished house, you don't deserve to say that you are from Nanyang." An interviewee who bought an unfinished house laughed at the Southern Weekend reporter. In the local area, Nanyang has another name-"the capital of uncompleted residential flats". Previously, Nanyang was famous as a key grain-producing area in Henan, and was known as the "granary of the Central Plains".
Most of the uncompleted residential flats are left around 20 12. At that time, in order to hold the Seventh National Farmers' Games (hereinafter referred to as the Farmers' Games), Nanyang began large-scale urban construction and more than 50,000 people moved. In such a turbulent demand for housing, large and small developers flooded into Nanyang, and the local government acquiesced in the developers building houses or even selling them under the condition of incomplete "five certificates".
The problems to be solved now focus on the problems such as incomplete "five certificates" and broken capital chain of developers. On February 20 19, the Nanyang Municipal People's Government issued the Notice on the Implementation Plan for Solving the Outstanding Problems of Letters and Calls on Property Problems in Nanyang City, stating that June 30, 20 19 was the time node for comprehensively ending the rectification of problematic properties. After that, the problem property will no longer enjoy the preferential policies during the rectification period, and will be seriously disposed of according to the law.
However, according to media reports, the renovation of Nanyang city is still going on, and the end time is extended from June 30 to September 30. The staff of the headquarters for rectifying and standardizing the central city and improving the real estate market confirmed this to the Southern Weekend reporter. He also said that it is still possible to postpone it after September 30.
Many Nanyang citizens who bought uncompleted residential flats told Southern Weekend reporter that since 20 14, the time for the end of rectification has been delayed again and again, and all these years have come with disappointment.
1
Seven years of rotten tail
The house purchased by Fanglin 20 12 has not been confiscated. She is 35 years old and is the owner of a Taobao shop.
The property she bought is called Zhong Da Tianhui Jiayuan, which is known as the largest market in Nanyang. Zhong Da Tianhui Home is located in Nanyang New District, with 90 residential buildings planned, with a total construction area of 683,000 square meters.
Fang Lin recalled to Southern Weekend reporter that when 20 12 opened, the publicity of Zhong Da Tianhui Home was huge, and advertising leaflets covered almost all counties and towns. Its developer is Henan Zhong Da Real Estate Group Co., Ltd. (hereinafter referred to as Zhong Da Real Estate), which is a local developer in Nanyang and has a certain reputation in the local area.
However, during the sales period, Fang Lin found that Zhong Da Tianhui Home didn't get the pre-sale certificate, but at that time, almost all new buildings were like this, and the developer promised that the certificates were being processed and would be done soon. So in June of that year, Fang Lin decided to buy this project.
Fang Lin's subscription agreement presented to Southern Weekend reporter shows that the agreement is a preliminary agreement reached between the developer and Fang Lin without obtaining the pre-sale permit for commercial housing. Among them, there are three payment methods: one is one-time payment, the other is installment payment, and the last is mortgage loan.
Fang Lin chose the third payment method. She signed an agreement in the project sales department at the price of 183 0 yuan/m2, and paid 50% down payment at one time, about 88,000 yuan. For the remaining half of the house price, both parties agreed to handle the bank mortgage loan for the developer with a term of 10 years after the documents are complete. At the same time, the agreement stipulates that the developer will deliver the house from October 20 13 10 to May 20 14.
However, in the second year of Fang Lin's down payment, the Zhong Da project came to a standstill. What she didn't expect was that the price paid for a moment's negligence turned out to be a seven-year wait.
"My children have learned from primary school," Fang Lin said, but the house has not been built yet. She comes from the villages and towns below. In order to send her children to study in the city, she sold the house in the township, and the down payment paid to the developer was almost all her savings. In these years, she had to take her children to rent a house near the school. Now, she also wants to open her heart. "Think about those who have paid hundreds of thousands at a time, and I dare not complain more."
Fang Lin and other property buyers have also organized groups to look for developers, petition departments and other issues, and most of them have been verbally promised by developers that they will hand over the house soon, and the petition departments are studying solutions. In this process, we gradually found that the problem of Zhong Da real estate is not just a pre-sale certificate.
According to a thorough investigation by Nanyang Municipal Committee, as of June 26th, 20 19, 3,400 sets of commercial houses have been pre-sold in Zhong Da Tianhui Jiayuan Project, and 159 sets of resettlement houses have been built, and the remaining 180 sets have not yet started. Of the 7 sets of 180 7, 385 households have refunded the purchase price, 5 10 households have applied for a refund, and 9 12 households have requested to start construction as soon as possible.
Among them, a buyer who didn't get a house or a refund sued Zhong Da real estate and won the lawsuit. The civil judgment No.2017 made by the People's Court of Wancheng District of Nanyang City shows that Zhong Da Real Estate admitted in its defense that the land formalities of the project were delayed, which led to the failure to start construction of the sold houses. In the end, the buyers failed to get the house.
An insider of Zhong Da real estate told Southern Weekend reporter that the problem that some houses have not started construction is that the land has been recovered, and the houses that have been built have not actually obtained the land certificate, but the buyers have already moved in.
I haven't got the land formalities yet, but I have sold thousands of houses. Such a bizarre thing is not uncommon in Nanyang. In 20 14, Nanyang municipal government issued the "302 policy" and the "Implementation Plan for Special Rectification of the Real Estate Market Order in the Downtown of Nanyang", and established a leading group for the special rectification of the real estate market order, and counted 302 problematic buildings in the local area.
The victims are not only local people, but also many government departments. Zhang Tao, deputy director of Nanyang Housing Management Center, told Southern Weekend reporter that taking his unit as an example, in 20 13, in order to solve the housing problem of employees, the city housing management center bought 9 buildings at a low price from the beautiful Jiayuan project under Jinyu Real Estate. The original protocol was 20 16 1 1. However, due to the equity dispute of Jinyu Real Estate, the project stopped working and is still in an unfinished state.
Rectify and standardize the downtown area of Nanyang and improve the gate of the real estate market work headquarters. (Southern Weekend reporter Lu/map)
2
While building, I will make up the certificate.
A staff member of Nanyang Housing and Construction Bureau told Southern Weekend reporter that the biggest problem in Nanyang is that the "five certificates" are incomplete, which is a problem left over from history.
The roots can be traced back to 2008. In that year, Nanyang was approved to host the 7th National Farmers' Games on 20 12. In order to welcome the farmers' sports meeting, the government began a large-scale urban construction project, such as the built-up area of Nanyang central city increased from 70 square kilometers to 100 square kilometers. That is, since then, a large number of urban village reconstruction and real estate projects have been launched together.
According to the statistics of China Business News, from 2008 to 20 12, Nanyang * * * demolished 5.5 million square meters of various buildings, provided more than 7,000 mu of land for the construction of agricultural transportation sites, and moved more than 50,000 people. In just 20 12 years, the total investment of new urban construction projects in Nanyang exceeded 5 billion yuan, equivalent to the sum of the investments in the past 10 years.
A local property market veteran told the Southern Weekend reporter that at that time, the government acquiesced in the development model of "building while replenishing certificates" in order to rapidly promote urban construction. As a result, many developers began to build houses before they got the land certificate and construction certificate, not to mention the pre-sale certificate when they sold the house.
The real estate market is booming in an instant. As long as you build a house, you can make money and become a * * * knowledge. The rising housing prices have attracted all kinds of developers. According to the data of Nanyang Statistical Network, the house price in Nanyang rose from 1.904 yuan/square meter in 2008 to 2736 yuan/square meter in 20 12 years.
The above unfinished Zhong Da Tianhui Jiayuan 20 12 has just entered the market. This plot is one of the 100 newly-built residential areas in the whole city determined by "accelerating the market environment planning and construction of the central city and the urban-rural integration demonstration area", and it is also one of the key projects in Henan Province in 20 13 years.
In the above judgment, Zhong Da Real Estate argued that on May 8, 20 12, Nanyang New District Management Committee and Baihe Sub-district Office of Nanyang New District Management Committee signed the Agreement on New Community Construction Project of Shuangpu Village with Zhong Da Real Estate in order to welcome the National Farmers' Games, enhance the city's taste, implement the overall renovation of Nantang Entrance and strive to build a harmonious community.
According to the agreement, Zhong Da Real Estate will develop the area as a whole, and at the same time, it is allowed to "move forward through demolition, construction, sale and perfecting procedures after the project starts".
Nanyang New District was established 20 1 1. The goal is to ensure that 1.4 km long and 60 m wide road works and market landscape are completed before the farmers' games. The new area is located near the airport, which used to be a village. According to the above-mentioned insiders of Zhong Da Real Estate, the new district government was established temporarily, and there was no start-up capital, so it operated with the help of social capital in the way of urban village reconstruction.
However, from 2065438 to March 2003, the inspector of the Housing and Urban-Rural Development Department of Henan Province found that the Shuangpu Village project in Nanyang New District did not conform to the overall urban planning, and immediately stopped. Subsequently, the two sides also canceled the original agreement, the original land transfer procedure was interrupted, the original construction area planning was readjusted, and the land was reduced, which eventually led to the lack of land for the sale of more than 180 suites in Zhong Da real estate.
Government departments are not idle. During the period of 20 14-20 17, Zhong Da Real Estate was investigated and fined by the relevant departments for illegal land, planning and construction, with a total amount of 20106,000 yuan, which has been fulfilled.
There are many complaints about Zhong Da real estate on the message boards of local leaders of Henan Province on People's Daily Online. According to the reply of Nanyang Municipal Committee, the government also gave a solution in 20 1 16 to increase the construction land for Zhong Da real estate. Specifically, through bidding, auction and hanging, Zhong Da real estate will be delisted. On June, 2065438+2008, 1, the land started bidding, but the price of Zhong Da real estate was lower than the bottom line of bid opening, which led to the land being auctioned.
Zhong Da real estate is hard to pay more money. In the above reply, Nanyang Municipal Committee also stated that Zhong Da Real Estate used the house purchase money collected from Tianhui Jiayuan Project for other projects, because the company's existing other assets could not be revitalized and disposed of in time, and other real estate projects were unsalable, which caused the current capital turnover difficulties and the capital chain was broken.
The above-mentioned Zhong Da real estate insiders confirmed to the Southern Weekend reporter that Zhong Da's real estate funds are really difficult, but part of the reason is that Shuangpu Village has paid a large amount of demolition funds. However, at present, Zhong Da Real Estate has obtained land certificates and other procedures, hoping to revitalize the projects one by one.
At the end of 2065438+2008, Fang Lin discovered that Zhong Da Real Estate began to demolish the green belt, kindergartens and other supporting facilities in the original community, and set up an elevator. At the same time, the owner is required to pay per square meter 1000 yuan, which must be paid in full before handing over the house.
A senior official of Zhong Da Real Estate told Southern Weekend that this was done to let the original owners move in as soon as possible, and the increase of 1 10,000 yuan was due to the construction cost. The house it built also has "five certificates", but it will be improved with the house built before the end of the year.
three
Capital chain fracture
In fact, the "five certificates" are not all common phenomena, but they are not the most difficult problems. According to the data of Nanyang Housing Management Center, since 20 14, the bureau has handled 246 pre-sale permits for 180 problem buildings. The website of Nanyang Natural Resources and Planning Bureau also shows that many problematic buildings have obtained the Construction Land Planning Permit through the land bidding, auction and hanging procedures.
However, there are still 122 hard bones to be solved. A staff member of Nanyang Housing and Construction Bureau explained to the Southern Weekend reporter that it was difficult to solve the problem mainly because the real estate enterprises involved in the development at that time were not strong enough to solve the funding problem so far.
After the 20 12 farmers' games, the demolition and construction of Nanyang did not end. Nanyang real estate market network once published an annual operation report of Nanyang real estate market on 20 13. According to the report, there are 37 cases of land supply of 201475,200 square meters in Nanyang, an increase of 343.27% compared with 20 12, and the land market exceeds demand for the first time.
Among them, the supply of residential land is 747,700 square meters, exceeding the sum of the supply in the previous two years, because the government continues to intensify the transformation of villages in cities.
"The government made a lot of advance planning during the agricultural games, leaving huge debts and development problems." The above-mentioned property market veteran said that Nanyang, as an agricultural city, can only supplement the government's fiscal revenue by continuing to sell land after the Agricultural Games.
According to the data of Nanyang Municipal Bureau of Statistics, Nanyang City has been living beyond its means. For example, in 20 18, Nanyang's total local fiscal revenue was 30.762 billion yuan, while its general public budget expenditure was 65.068 billion yuan, much higher than the total fiscal revenue. Among the fiscal revenue, the revenue of government funds composed of land transfer fees is1261800 million yuan, which is slightly higher than all kinds of tax revenue1221800 million yuan, indicating that local governments still rely on the real estate market.
Yan Deyi, head of the development section of Nanyang Housing and Construction Bureau, recalled to Southern Weekend reporter that after the peasant sports meeting, a group of developers with poor qualifications flooded into the local area. According to his statistics, as of July 20 19 and 15, there were more than 400 local real estate developers, including 262 in the city center alone, most of which were small local developers, and such a huge number far exceeded the demand of the local property market.
Statistics from Nanyang Municipal Bureau of Statistics show that the local population is flowing out. 20 12 years Nanyang resident population 10 149000 people. In 20 18, the resident population decreased to 100 13600.
The "slimming steel bar" incident on 20 14 is recognized as the fuse to crush the Nanyang property market.
On the evening of June 25th, 2065438+04, CCTV focus interview revealed that many companies such as Nanyang Sanjie Real Estate illegally used "slimming steel bars" when building houses. "Slimming steel bar" refers to the normal steel bar stretched by developers before use in order to reduce costs. In the event of an earthquake, buildings are easy to collapse, and the higher the building, the more harmful it is.
After the exposure, the Nanyang municipal government conducted a rectification inventory of the city's real estate and stopped all the buildings under construction.
The shutdown is undoubtedly worse for developers with tight cash flow. A local project manager, who asked not to be named, told Southern Weekend that at that time, many developers chose illegal fund-raising and illegal mortgage at high interest rates in order to avoid the break of the capital chain.
The project manager also said that in Nanyang, it is quite common to choose to borrow from the private sector, because they are all small developers with local origins and are not qualified for bank loans. Not only developers can't get loans, but property buyers can't mortgage in banks because of the incomplete "five certificates". Developers can only increase the down payment ratio on the one hand, and increase private fund-raising on the other hand to maintain cash flow.
According to the statistics of Nanyang Leading Group Office for Combating and Handling Illegal Fund-raising, from March 20 15, the number of illegal fund-raising cases in Nanyang increased explosively, reaching 60 in 20 15.
The "slimming steel bar" incident not only hit real estate developers, but also hit the confidence of local citizens in real estate. Social funds and the number of people who choose to lend to real estate enterprises have plummeted, and many developers who rely on public fund-raising have closed down.
Zhang Tao, deputy director of Nanyang Housing Management Center, told Southern Weekend that at present, many uncompleted residential flats are facing many problems, such as many intermediate creditors, many equity disputes and unclear ownership of assets, which are quite difficult to deal with.
In order to welcome the 20 12 farmers' sports meeting, Nanyang city has built a new administrative service center of the municipal government. (Southern Weekend reporter Lu/map)
four
Buyers help themselves.
"The most important thing is to build the house first so that buyers can live in it." Zhang Tao stressed that in view of equity disputes caused by fund-raising and other reasons, the Housing Management Center will organize relevant personnel to coordinate for many times and advance the project first.
He also introduced that in recent years, the government has implemented "list-based" management, and the solutions to the previously counted problem buildings are: establishing accounts, finding out the base, completing procedures, specializing in special affairs, and opening green channels to solve the problems that can be solved to the greatest extent.
It is divided into four categories: first, for projects with incomplete construction procedures, speed up the improvement of relevant procedures and start project construction as soon as possible; Second, actively coordinate financial institutions and increase financing assistance for projects with broken capital chains; The third is to urge the judicial department to deal with law-related and litigation-related projects as soon as possible; The fourth is to promote the project construction through bankruptcy liquidation and finding partners for the projects that the original enterprise legal person is unable to promote.
The fourth category is the most difficult, and the ownership dispute is complex, which also brings difficulties to the third-party capital.
The local housing and construction bureau has been attracting investment, hoping to attract large-scale housing enterprises from all over the country to settle in Nanyang and lead the healthy development of the local real estate market.
Since 20 16, many large real estate developers have settled in Nanyang. But they still prefer to take their own land.
In the view of a Nanyang real estate agent, there is no need for large-scale housing enterprises to settle in Nanyang by acquiring uncompleted residential flats. In fact, it is precisely because there are too many local problems that large housing enterprises are quite popular. In Nanyang, as long as the five certificates are complete and are national brands, they are often liquidated as soon as they are opened. For example, in the past June, Nanyang Jianye Park opened for the first time, and all 292 suites were sold out. The average transaction price is as high as 6.5438+0.2 million yuan/square meter.
The intermediary also stressed that the Nanyang property market began to turn from hot to cold in the second half of 20 18. Once you miss this stage, it may be more difficult for enterprises or third-party funds to take over in the future, and it will be more difficult to revitalize unfinished buildings.
Seeing that seeking multi-party assistance failed, some owners of two unfinished buildings in Jinhui City and Platinum Age began to save themselves. They are organizing property buyers to raise funds by themselves, and intend to make up the land transfer fee first, get the land certificate, and then build a house.
(At the request of the interviewee, Fang Lin is a pseudonym)