Study On Mortgage Lending Patterns In China - Free Essay Example

Sample details Pages: 9 Words: 2571 Downloads: 7 Date added: 2017/06/26 Category Finance Essay Type Essay any type Did you like this example? Introduction Objective Why study this issue organisation of the dissertation With Chinas rapid economic development, urbanization advance, driven by domestic demand and improved living standards, the residentsà ¢Ã¢â€š ¬Ã¢â€ž ¢ demand for housing improvement has been increasing. In the foreseeable future, China will have a thriving real estate development space and potential. Financial support is necessary for real estate development, especially housing mortgage loans. Don’t waste time! Our writers will create an original "Study On Mortgage Lending Patterns In China" essay for you Create order For Commercial Banks in China, this is a huge cake and cheese. The one with best risk-management abilities and tools will be able to gain more market share. This dissertation take China Merchants Bank as case study on the design, methods, processes, data, development and verification of housing mortgage loans scoring card, propose home mortgage loans scorecard model, and be used effective and widely. Literature Review à ¢Ã¢â€š ¬Ã¢â‚¬Å" Credit Scoring/Sub-prime crisis Mortgage contracts/types of mortgages Credit Scoring technologies are used to control levels of default within american consumer credit. And such technologies have been involved with its own methodological, procedural and temporal risks. And periodic renewal of models and constant reappraisal of methods and procedures are required in accessing the risk. Through testing a diffusion model of techbology adoption for the financial services industry, we find that banking organizations that are more centralized in their organizational structure and those located in the New York Federal Reserve district adpted small business credit scoring before their peers. The former is due to the influence of organizational structure on technology adoption, and the latter is consistent with theories of geography-dependent innovation diffusion. Race is influential to the mortgage lending disicion in USA. However, it is not important in China. Profession and income level have greater effect on the probability of getting the loan. I will dev elop another critiria to understand the pattern in China based on the study of à ¢Ã¢â€š ¬Ã…“Understanding Mortgage Lending Patternsà ¢Ã¢â€š ¬? by Issac F. Megbolugbe. Background of mortgage lending in China Strong growth in Chinas housing markets. The housing mortgage in China is not very old in comparison to others. Credit Scoring system in China Merchants Bank Comparison with UK/US credit scoring system just for one bank à ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¦Ã‹Å" ¯Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¦Ã…“â‚ ¬Ãƒ ¦Ã¢â‚¬â€Ã‚ ©Ãƒ §Ã‚  Ã¢â‚¬ Ãƒ §Ã‚ ©Ã‚ ¶Ãƒ ¥Ã…’à ¥Ã‚ ºÃ¢â‚¬ Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¹Ã¢â‚¬ ¹Ãƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¤Ã‚ »Ã… ½2004à ¥Ã‚ ¹Ã‚ ´Ãƒ ¥Ã‚ ¼Ã¢â€š ¬Ãƒ ¥Ã‚ §Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à ¥Ã‚ °Ã‚ ±Ãƒ ¥Ã‚ ¼Ã¢â€š ¬Ãƒ ¥Ã‚ §Ã¢â‚¬ ¹Ãƒ ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ §Ã‚  Ã¢â‚¬ Ãƒ §Ã‚ ©Ã‚ ¶Ãƒ ¯Ã‚ ¼Ã…’2007à ¥Ã‚ ¹Ã‚ ´Ãƒ ¥Ã‚ ¼Ã¢â€š ¬Ãƒ ¥?‘à ¥Ã‚ ®Ã…’à ¦Ã‹â€ ?à ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¨Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¨Ã…’Æ’Ã ¥Ã¢â‚¬ ºÃ‚ ´Ãƒ ¥Ã¢â‚¬  Ã¢â‚¬ ¦Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã¢â‚¬ Ã‚ ³Ãƒ ¨Ã‚ ¯Ã‚ ·Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ã ƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¥Ã‚ ¹Ã‚ ¶Ãƒ ¤Ã‚ ºÃ… ½2008à ¥Ã‚ ¹Ã‚ ´Ãƒ ¦Ã…  Ã¢â‚¬ ¢Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¥Ãƒ ¥Ã‚ ®Ã… ¾Ãƒ ©Ã¢â€ž ¢Ã¢â‚¬ ¦Ãƒ ¥Ã‚ ºÃ¢â‚¬ Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡2009à ¥Ã‚ ¹Ã‚ ´Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ¼Ã‚ ´Ãƒ ©Ã… ¡?à ¦Ã¢â‚¬â€œÃ‚ °Ãƒ ¥Ã‚ ·Ã‚ ´Ãƒ ¥Ã‚ ¡Ã… ¾Ãƒ ¥Ã‚ °Ã¢â‚¬ Ãƒ ¥Ãƒ ¨Ã‚ ®Ã‚ ®Ãƒ ¥Ã‚ ®Ã… ¾Ãƒ ¦Ã¢â‚¬â€œÃ‚ ½Ãƒ ¥Ã‚ ¯Ã‚ ¹Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ©Ã‚ £Ã… ½Ãƒ ©Ã¢â€ž ¢Ã‚ ©Ãƒ ¨Ã‚ ®Ã‚ ¡Ãƒ ©Ã¢â‚¬ ¡?à ¥Ã…’à §Ã‚ ®Ã‚ ¡Ãƒ §?† Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¨Ã‚ ¦?à ¦Ã‚ ±Ã¢â‚¬Å¡Ãƒ ¯Ã‚ ¼Ã…’à ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¥Ã¢â‚¬ ¦Ã‚ ¨Ãƒ ©? ¢Ãƒ ¥Ã‚ ¼Ã¢â€š ¬Ãƒ ¥?‘à ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¦Ã…’†°Ãƒ ¦? ­Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¯Ã‚ ¹Ã¢â‚¬ËœÃƒ ¦Ã‚ ±Ã‚ ½Ãƒ ¨Ã‚ ½Ã‚ ¦Ãƒ ¦Ã‚ ¶Ã‹â€ Ãƒ ¨Ã‚ ´Ã‚ ¹Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¯Ã‚ ¹Ã¢â‚¬ËœÃƒ ¤Ã‚ ¸Ã‚ ªÃƒ ¤Ã‚ ºÃ‚ ºÃƒ ¦Ã‚ ¶Ã‹â€ Ãƒ ¨Ã‚ ´Ã‚ ¹Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã‚ ­Ã¢â‚¬ °Ãƒ ¥?„à §Ã‚ §?à ©Ã¢â‚¬ ºÃ‚ ¶Ãƒ ¥Ã¢â‚¬ Ã‚ ®Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ¥ Ã…  Ã‚ ¡Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ §Ã¢â‚¬ Ã‚ ³Ãƒ ¨Ã‚ ¯Ã‚ ·Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¹Ã¢â‚¬ËœÃƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¸Ã‚ ºÃƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¥Ã…’à ¥Ã¢â‚¬Å¡Ã‚ ¬Ãƒ ¦Ã¢â‚¬ Ã‚ ¶Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ ¹Ã‚ ¶Ãƒ ¥Ã‚ ·Ã‚ ²Ãƒ ¨Ã‚ ¦Ã¢â‚¬  Ãƒ §Ã¢â‚¬ ºÃ¢â‚¬â€œ95à ¯Ã‚ ¼Ã¢â‚¬ ¦Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¤Ã‚ ¸Ã…  Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ©Ã¢â‚¬ ºÃ‚ ¶Ãƒ ¥Ã¢â‚¬ Ã‚ ®Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ¥Ã…  Ã‚ ¡Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¦Ã…’†°Ãƒ ¦? ­Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã¢â‚¬ Ã‚ ³Ãƒ ¨Ã‚ ¯Ã‚ ·Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ©Ã¢â‚¬ ¡Ã¢â‚¬ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¦Ã‚ ¬Ã‚ §Ãƒ §Ã‚ ¾Ã… ½Ãƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¦Ã¢â€ž ¢Ã‚ ®Ãƒ ©Ãƒ ©Ã¢â‚¬ ¡Ã¢â‚¬ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¥Ã‚ »Ã‚ ºÃƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ ¨Ã‚ ®Ã‚ ºÃƒ ¯Ã‚ ¼Ã…’à ©Ã¢â€š ¬Ã… ¡Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ¡Ãƒ ¦Ã¢â‚¬ Ã‚ ¶Ãƒ ©Ã¢â‚¬ ºÃ¢â‚¬  Ãƒ ¦Ã‚  Ã‚ ·Ãƒ ¦Ã…“ ¬Ãƒ ¥Ã¢â€š ¬Ã‚ ºÃƒ ¥Ã…  Ã‚ ¡Ãƒ ¤Ã‚ ºÃ‚ ºÃƒ ©Ã‚ £Ã… ½Ãƒ ©Ã¢â€ž ¢Ã‚ ©Ãƒ §Ã¢â‚¬ °Ã‚ ¹Ãƒ ¥Ã‚ ¾?à ¤Ã‚ ¿Ã‚ ¡Ãƒ ¦? ¯Ãƒ ¯Ã‚ ¼Ã…’à §Ã‚ ¡Ã‚ ®Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ ¥Ã‚ ¥Ã‚ ½Ãƒ ¥Ãƒ ¥Ã‚ ®Ã‚ ¢Ãƒ ¦Ã‹â€ Ã‚ ·Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ ¤Ã‚ ¹Ã¢â‚¬ °Ãƒ ¥Ã…’à ¨Ã‚ ¡Ã‚ ¨Ãƒ §Ã… ½Ã‚ °Ãƒ ¦Ã…“Å ¸Ãƒ ¯Ã‚ ¼Ã…’à ¦Ã‚  Ã‚ ¹Ãƒ ¦? ®Ãƒ ¥Ã¢â‚¬ ºÃ‚  Ãƒ ¥?ËÅ"à ©Ã¢â‚¬ ¡?0/1à ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¥Ã‚ ¸Ã†â€™Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ §Ã¢â‚¬ °Ã‚ ¹Ãƒ §Ã¢â‚¬Å¡Ã‚ ¹Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’Logisticà ¥Ã¢â‚¬ ºÃ… ¾Ãƒ ¥Ã‚ ½Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ »Ã‚ ¥Ãƒ ¥?Ã…  Ãƒ ¤Ã‚ ½Ã‚ ¿Ãƒ §Ã¢â‚¬ Ã‚ ¨KSà §Ã‚ »Ã… ¸Ãƒ ¨Ã‚ ®Ã‚ ¡Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ ¦Ã‚ £Ã¢â€š ¬Ãƒ ©Ã‚ ªÃ…’à ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ©Ã‚ ¢Ã¢â‚¬Å¾Ãƒ ¦Ã‚ µÃ¢â‚¬ ¹Ãƒ ¨Ã†â€™Ã‚ ½Ãƒ ¥Ã…  Ã¢â‚¬ ºÃƒ §Ã‚ ­Ã¢â‚¬ °Ãƒ §Ã‚ ¡Ã‚ ®Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ ¦Ã…“â‚ ¬Ãƒ §Ã‚ »Ã‹â€ Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à §Ã¢â‚¬ Ã ‚ ±Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¦Ã¢â‚¬ °Ã¢â€š ¬Ãƒ ¥Ã‚ ¤Ã¢â‚¬Å¾Ãƒ ¦Ã¢â‚¬ Ã‚ ¿Ãƒ ¦Ã‚ ²Ã‚ »Ãƒ £Ã¢â€š ¬?à §Ã‚ »?à ¦Ã‚ µÃ… ½Ãƒ £Ã¢â€š ¬?à ¦Ã¢â‚¬â€œÃ¢â‚¬ ¡Ãƒ ¥Ã…’–à §Ã… ½Ã‚ ¯Ãƒ ¥Ã‚ ¢Ã†â€™Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¸?à ¥?Å’Ã ¯Ã‚ ¼Ã…’à ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¸Ã… ¡Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¤Ã‚ ½Ã¢â‚¬Å"à §Ã‚ ³Ã‚ »Ãƒ ¤Ã‚ ¸Ã… ½Ãƒ ¦Ã‚ ¬Ã‚ §Ãƒ §Ã‚ ¾Ã… ½Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¤Ã‚ ½Ã¢â‚¬Å"à §Ã‚ ³Ã‚ »Ãƒ ¥Ã…“ ¨Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¨Ã‚ ®Ã‚ ¾Ãƒ ¨Ã‚ ®Ã‚ ¡Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ·Ãƒ ¤Ã‚ ½Ã¢â‚¬Å"à ¥Ã‚ ¤Ã¢â‚¬Å¾Ãƒ §?† Ãƒ ¤Ã‚ ¸Ã…  Ãƒ ¨Ã‚ ¿Ã‹Å"à ¥Ã‚ ­Ã‹Å"à ¥Ã…“ ¨Ãƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ ¤Ã‚ ºÃ¢â‚¬ ºÃƒ ¥Ã‚ ·Ã‚ ®Ãƒ ¥Ã‚ ¼Ã¢â‚¬Å¡Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ §Ã¢â‚¬ ºÃ‚ ¸Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¨Ã‚ ¥Ã‚ ¿Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ¥Ã¢â‚¬ ¦Ã‹â€ Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¯Ã‚ ¼Ã…’à ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã ‚ ¸Ã… ¡Ãƒ ¥Ã‚ »Ã‚ ºÃƒ §Ã‚ «Ã¢â‚¬ ¹Ãƒ ¥Ã…’à ¥Ã‚ ºÃ¢â‚¬ Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã… ½Ã¢â‚¬  Ãƒ ¥? ²Ãƒ ¤Ã‚ »?à §Ã¢â‚¬Å¾Ã‚ ¶Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ §Ã… ¸Ã‚ ­Ãƒ ¦Ã… ¡Ã¢â‚¬Å¡Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã…“ ¨Ãƒ ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¦Ã¢â‚¬ Ã‚ ¶Ãƒ ©Ã¢â‚¬ ºÃ¢â‚¬  Ãƒ §Ã‚ ­Ã¢â‚¬ °Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ©? ¢Ãƒ ¨Ã‚ ¿Ã‹Å"à ¥Ã‚ ­Ã‹Å"à ¥Ã…“ ¨Ãƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ §Ã‚ ¼Ã‚ ºÃƒ ©Ã¢â€ž ¢Ã‚ ·Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¨Ã‚ ¿Ã¢â€ž ¢Ãƒ ¤Ã‚ ºÃ¢â‚¬ ºÃƒ ¥Ã‚ ·Ã‚ ®Ãƒ ¥Ã‚ ¼Ã¢â‚¬Å¡Ãƒ ¥Ã…’à §Ã‚ ¼Ã‚ ºÃƒ ©Ã¢â€ž ¢Ã‚ ·Ãƒ ¥Ã‚ °Ã¢â‚¬  Ãƒ ¥Ã…“ ¨Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¥Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥?ËÅ"à ©Ã¢â‚¬ ¡?à §Ã… ¡Ã¢â‚¬Å¾Ãƒ §Ã‚ »Ã¢â‚¬Å"à ¦Ã… ¾Ã…“à ¤Ã‚ ¸Ã…  Ãƒ ¤Ã‚ ºÃ‹â€ Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¥Ãƒ ¦Ã‹Å"  Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¥Ã‚ ¦Ã¢â‚¬Å¡Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã…“ ¨Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¨Ã‚ ®Ã‚ ¾Ãƒ ¨Ã‚ ®Ã‚ ¡Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ©? ¢Ãƒ ¯Ã‚ ¼Ã…’à ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¸Ã‚ ªÃƒ ¤Ã‚ ºÃ‚ ºÃƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã¢â‚¬ Ã‚ ³Ãƒ ¨Ã‚ ¯Ã‚ ·Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¤Ã‚ ½Ã‚ ¿Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¥Ã…“ °Ãƒ ¥Ã…’ ºÃƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à ¥Ã‹â€ Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¯Ã‚ ¼Ã‹â€ segmentationà ¯Ã‚ ¼Ã¢â‚¬ °,à ¨Ã‚ ¿Ã¢â€ž ¢Ãƒ ¦Ã‹Å" ¯Ãƒ §Ã¢â‚¬ Ã‚ ±Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¥Ã‚ ¹Ã¢â‚¬ ¦Ãƒ ¥Ã¢â‚¬ËœÃ‹Å"à ¨Ã‚ ¾Ã‚ ½Ãƒ ©Ã‹Å"†Ãƒ ¯Ã‚ ¼Ã…’à ¥?„à ¥Ã…“ °Ãƒ ¥Ã…’ ºÃƒ §Ã‚ »?à ¦Ã‚ µÃ… ½Ãƒ ¥?‘à ¥Ã‚ ±Ã¢â‚¬ ¢Ãƒ ¦Ã… ¾?à ¤Ã‚ ¸?à ¥Ã‚ ¹Ã‚ ³Ãƒ ¨Ã‚ ¡Ã‚ ¡Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ¸?à ¥?Å’Ã ¥Ã…“ °Ãƒ ¥Ã…’ ºÃƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ºÃ‚ ºÃƒ ¥? £Ãƒ §Ã¢â‚¬ °Ã‚ ¹Ãƒ ¥Ã‚ ¾?à £Ã¢â€š ¬?à ¤Ã‚ ¸Ã‚ ªÃƒ ¤Ã‚ ºÃ‚ ºÃƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ©Ã‚ £Ã… ½Ãƒ ©Ã¢â€ž ¢Ã‚ ©Ãƒ §Ã¢â‚¬ °Ã‚ ¹Ãƒ ¥Ã‚ ¾?à ¤Ã‚ ¹Ã… ¸Ãƒ ¤Ã‚ ¸?à ¥Ã‚ °Ã‚ ½Ãƒ §Ã¢â‚¬ ºÃ‚ ¸Ãƒ ¥?Å’Ã £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¨Ã¢â€š ¬Ã…’à ¥Ã…“ ¨Ãƒ ¦Ã‚ ¬Ã‚ §Ãƒ §Ã‚ ¾Ã… ½Ãƒ ¯Ã‚ ¼Ã…’à ƒ ¨Ã‚ ¾Ã†â€™Ãƒ ¥Ã‚ °Ã¢â‚¬ËœÃƒ ¦Ã…“†°Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¸Ã‚ ªÃƒ ¤Ã‚ ºÃ‚ ºÃƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã¢â‚¬ Ã‚ ³Ãƒ ¨Ã‚ ¯Ã‚ ·Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¤Ã‚ ¼Ã… ¡Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¥Ã…“ °Ãƒ ¥Ã…’ ºÃƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à ¥Ã‹â€ Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à ¥Ã¢â‚¬  ?à ¥Ã‚ ¦Ã¢â‚¬Å¡Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã…“ ¨Ãƒ ¦Ã‚  Ã‚ ·Ãƒ ¦Ã…“ ¬Ãƒ ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ©? ¢Ãƒ ¯Ã‚ ¼Ã…’à §Ã¢â‚¬ Ã‚ ±Ãƒ ¤Ã‚ ºÃ… ½Ãƒ §Ã‚ ¼Ã‚ ºÃƒ ¥Ã‚ °Ã¢â‚¬ËœÃƒ ¦Ã‚ ­Ã‚ £Ãƒ ¥Ã‚ ¼?à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ©Ã‚ ªÃ…’à ¨Ã‚ ¯?à ¦Ã‚ ¸Ã‚  Ãƒ ©?â€Å"à ¯Ã‚ ¼Ã…’à ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¸Ã… ¡Ãƒ ¨Ã… ½Ã‚ ·Ãƒ ¥Ã‚ ¾Ã¢â‚¬â€Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ©Ã†â€™Ã‚ ¨Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ §Ã¢â‚¬ Ã‚ ³Ãƒ ¨Ã‚ ¯Ã‚ ·Ãƒ ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¥? ¯Ãƒ ¨Ã†â€™Ã‚ ½Ãƒ ¤Ã‚ ¸?à ¥Ã‚ ¤Ã… ¸Ãƒ ¥Ã‚ ®Ã…’à ¦Ã¢â‚¬ ¢Ã‚ ´Ãƒ ¥Ã…’à ¥Ã¢â‚¬ ¡Ã¢â‚¬  Ãƒ §Ã‚ ¡Ã‚ ®Ãƒ £Ã¢â€š ¬ ‚à ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ °Ã‚ ¤Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¶Ãƒ ¦Ã‹Å" ¯Ãƒ ¤Ã‚ ºÃ‚ ºÃƒ ¥? £Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ ¦? ¯Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ¸Ã‚ »Ãƒ ¨Ã‚ ¦?à ¦? ¥Ãƒ ¦Ã‚ º?à ¤Ã‚ ºÃ… ½Ãƒ ¥Ã‚ ®Ã‚ ¢Ãƒ ¦Ã‹â€ Ã‚ ·Ãƒ ¨Ã¢â‚¬ ¡Ã‚ ªÃƒ ¥Ã‚ ·Ã‚ ±Ãƒ ¥Ã‚ ¡Ã‚ «Ãƒ ¥Ã¢â‚¬  Ã¢â€ž ¢Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¨Ã‚ µÃ¢â‚¬Å¾Ãƒ ¦Ã¢â‚¬â€œÃ¢â€ž ¢Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ ¹Ã‚ ¶Ãƒ ¤Ã‚ ¸Ã¢â‚¬ Ãƒ ¦Ã¢â‚¬â€Ã‚  Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ ¤Ã‚ »Ã… ½Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¶Ãƒ ¤Ã‚ »Ã¢â‚¬â€œÃƒ ¥Ã…“ °Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ °Ã‚ ¤Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¶Ãƒ ¦Ã‹Å" ¯Ãƒ ¥Ã‚ ®Ã‹Å"à ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ¾?à ¤Ã‚ ¿Ã‚ ¡Ãƒ ¦Ã…“ ºÃƒ ¦Ã… ¾Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ¾Ã¢â‚¬â€Ãƒ ¥Ã‹â€ Ã‚ °Ãƒ ©Ã‚ ªÃ…’à ¨Ã‚ ¯?à ¯Ã‚ ¼Ã…’à ¥Ã¢â‚¬ ºÃ‚  Ãƒ ¦Ã‚ ­Ã‚ ¤Ãƒ §Ã…“Å ¸Ãƒ ¥Ã‚ ®Ã… ¾Ãƒ ¦Ã¢â€š ¬Ã‚ §Ãƒ ¦Ã¢â‚¬â€Ã‚  Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ ¥Ã‚ ®Ã…’à ¥Ã¢â‚¬ ¦Ã‚ ¨Ãƒ ¤Ã‚ ¿?à ¨Ã‚ ¯?à £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¦Ã…“†°Ãƒ ¦Ã¢â‚¬â€Ã‚ ¶Ãƒ ¥Ã¢â €š ¬Ã… ¸Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¤Ã‚ ºÃ‚ ºÃƒ ¥? ¯Ãƒ ¨Ã†â€™Ã‚ ½Ãƒ ¤Ã‚ ¼Ã… ¡Ãƒ ¨Ã¢â€ž ¢Ã… ¡Ãƒ ¦Ã…  Ã‚ ¥Ãƒ ¦Ã¢â‚¬ Ã‚ ¶Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¥Ãƒ ¯Ã‚ ¹Ã¢â‚¬ËœÃƒ ¥Ã‚ ©Ã… ¡Ãƒ ¥Ã‚ §Ã‚ »Ãƒ §Ã…  Ã‚ ¶Ãƒ ¦Ã¢â€š ¬?à §Ã‚ ­Ã¢â‚¬ °Ãƒ ©Ã¢â‚¬ ¡?à ¨Ã‚ ¦?à ¤Ã‚ ¿Ã‚ ¡Ãƒ ¦? ¯Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¦Ã‚ »Ã‚ ¡Ãƒ ¨Ã‚ ¶Ã‚ ³Ãƒ ¨Ã… ½Ã‚ ·Ãƒ ¥Ã‚ ¾Ã¢â‚¬â€Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã¢â‚¬ Ã‚ ¿Ãƒ §Ã‚ ­Ã¢â‚¬â€œÃƒ ¨Ã‚ ¦?à ¦Ã‚ ±Ã¢â‚¬Å¡Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¥Ã¢â‚¬ ºÃ‚  Ãƒ ¦Ã‚ ­Ã‚ ¤Ãƒ ¯Ã‚ ¼Ã…’à ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¥Ã…“ ¨Ãƒ ¤Ã‚ ½Ã‚ ¿Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¿Ã¢â€ž ¢Ãƒ ¤Ã‚ ºÃ¢â‚¬ ºÃƒ ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¦Ã¢â‚¬â€Ã‚ ¶Ãƒ ¤Ã‚ ¼Ã… ¡Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ ¨Ã‚ °Ã‚ ¨Ãƒ ¦Ã¢â‚¬ ¦Ã… ½Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¨Ã¢â€š ¬Ã…’à ¨Ã‚ ¥Ã‚ ¿Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¼Ã… ¡Ãƒ ¦Ã…“†°Ãƒ ¦Ã‚ ¸Ã‚  Ãƒ ©?â€Å"à ¤Ã‚ ¾Ã¢â‚¬ ¹Ãƒ ¥Ã‚ ¦Ã¢â‚¬Å¡Ãƒ ¥Ã‚ ¾?à ¤Ã‚ ¿Ã‚ ¡Ãƒ ¥Ã‚ ±Ã¢â€š ¬Ãƒ ¦? ¥Ãƒ ©Ã‚ ªÃ…’à ¨Ã‚ ¯?à ¨Ã‚ ¿Ã¢â€ž ¢Ãƒ ¤Ã‚ ºÃ¢â‚¬ ºÃƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ ¦? ¯Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã¢â‚¬ ºÃ‚  Ãƒ ¦Ã‚ ­Ã‚ ¤Ãƒ ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ ¥? ¯Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à ¥Ã‚ ¯Ã‚ ¹Ãƒ §Ã‚ ¾Ã… ½Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¨Ã…  Ã‚ ±Ãƒ ¦Ã¢â‚¬â€Ã¢â‚¬â€Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¸Ã… ½Ãƒ ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ §Ã‚ ³Ã‚ »Ãƒ §Ã‚ »Ã… ¸Ãƒ ¥Ã…  Ã‚  Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ ¯Ã‚ ¼Ã…’à ¥? ¯Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¥?‘à §Ã… ½Ã‚ °Ãƒ ¤Ã‚ ¸Ã‚ ¤Ãƒ ¨Ã¢â€š ¬Ã¢â‚¬ ¦Ãƒ ¥Ã…“ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ ¨Ã‚ ®Ã‚ ºÃƒ £Ã¢â€š ¬?à ©Ã¢â€š ¬Ã‚ »Ãƒ ¨Ã‚ ¾Ã¢â‚¬ËœÃƒ ¥Ã¢â‚¬ ºÃ… ¾Ãƒ ¥Ã‚ ½Ãƒ £Ã¢â€š ¬?à §Ã‚ »Ã… ¸Ãƒ ¨Ã‚ ®Ã‚ ¡Ãƒ ¦Ã‚ £Ã¢â€š ¬Ãƒ ©Ã‚ ªÃ…’à ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ©? ¢Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ ¨Ã¢â‚¬ ¡Ã‚ ´Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ½Ã¢â‚¬  Ãƒ ¥Ã…“ ¨Ãƒ ¦Ã‚  Ã‚ ·Ãƒ ¦Ã…“ ¬Ãƒ ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ©? ¢Ã ƒ ¦Ã…“†°Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¤Ã‚ ¸Ã¢â‚¬ ¹Ãƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ ¤Ã‚ ºÃ¢â‚¬ ºÃƒ ¦Ã‹Å"Ã… ½Ãƒ ¦Ã‹Å" ¾Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ·Ã‚ ®Ãƒ ¥Ã‚ ¼Ã¢â‚¬Å¡Ãƒ ¯Ã‚ ¼Ã… ¡ à ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¥Ã¢â‚¬ ¦Ã‹â€ Ãƒ ¯Ã‚ ¼Ã…’à ¨Ã…  Ã‚ ±Ãƒ ¦Ã¢â‚¬â€Ã¢â‚¬â€Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ §Ã‚ ³Ã‚ »Ãƒ §Ã‚ »Ã… ¸Ãƒ ¥Ã‚ ¹Ã‚ ¿Ãƒ ¦Ã‚ ³Ã¢â‚¬ ºÃƒ ¤Ã‚ ½Ã‚ ¿Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¥Ã‚ ¾?à ¤Ã‚ ¿Ã‚ ¡Ãƒ ¥Ã‚ ±Ã¢â€š ¬Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à ¥Ã‚ »Ã‚ ºÃƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã¢â‚¬ ¦Ã‚ ¶Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¸Ã‚ ªÃƒ ¤Ã‚ ºÃ‚ ºÃƒ ¥Ã¢â‚¬ ¦Ã‚ ¬Ãƒ ¥Ã¢â‚¬ËœÃ…  Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ ¦? ¯Ãƒ ¥Ã…’à ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¥Ã… ½Ã¢â‚¬  Ãƒ ¥? ²Ãƒ ¨Ã‚ ®Ã‚ °Ãƒ ¥Ã‚ ½Ã¢â‚¬ ¢Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥? ¯Ãƒ ©?  Ãƒ ¦Ã¢â€š ¬Ã‚ §Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ ©Ã‚ «Ã‹Å"à £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ §Ã‚ ¾Ã… ½Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¦Ã…“†°1000à ¥Ã‚ ¤Ã… ¡Ãƒ ¥Ã‚ ®Ã‚ ¶Ãƒ ¥Ã‚ ¾?à ¤Ã‚ ¿Ã‚ ¡Ãƒ ¦Ã…“ ºÃƒ ¦Ã… ¾Ã¢â‚¬Å¾Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ½Ã¢â‚¬  Ãƒ ¥ Ã… ¸Ã‚ ºÃƒ ¦Ã…“ ¬Ãƒ ©Ã… ¡Ã‚ ¶Ãƒ ¥Ã‚ ±Ã… ¾Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¤Ã‚ ¸Ã¢â‚¬ °Ãƒ ¥Ã‚ ®Ã‚ ¶Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¦Ã…  Ã‚ ¥Ãƒ ¥Ã¢â‚¬ËœÃ…  Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¬Ãƒ ¥? ¸Ãƒ ¯Ã‚ ¼Ã… ¡Experianà ¯Ã‚ ¼Ã…’ TransUnionà ¥Ã…’Equifaxà £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¨Ã¢â€š ¬Ã…’à ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¥Ã‚ ¤Ã‚ ®Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¸Ã¢â‚¬ ¹Ãƒ ¨Ã‚ ®Ã‚ ¾Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ¾?à ¤Ã‚ ¿Ã‚ ¡Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã‚ ¿Ã†â€™2008à ¥Ã‚ ¹Ã‚ ´Ãƒ ¦Ã‚ ­Ã‚ £Ãƒ ¥Ã‚ ¼?à ¥Ã‚ ¼Ã¢â€š ¬Ãƒ ¥Ã‚ §Ã¢â‚¬ ¹Ãƒ ¦Ãƒ ¤Ã‚ ¾Ã¢â‚¬ ºÃƒ ¥Ã‚ ¾?à ¤Ã‚ ¿Ã‚ ¡Ãƒ ¦Ã…“?à ¥Ã…  Ã‚ ¡Ãƒ ¯Ã‚ ¼Ã…’à ¨Ã‚ ®Ã‚ ¸Ãƒ ¥Ã‚ ¤Ã… ¡Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã¢â‚¬ Ã‚ ³Ãƒ ¨Ã‚ ¯Ã‚ ·Ãƒ ¤Ã‚ ºÃ‚ ºÃƒ ¥Ã‚ °Ã… ¡Ãƒ ¦Ã¢â‚¬â€Ã‚  Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ®Ã‚ °Ãƒ ¥Ã‚ ½Ã¢â‚¬ ¢Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¨Ã¢â€š ¬Ã…’à ¤Ã‚ ¸Ã¢â‚¬ Ãƒ §Ã¢â‚¬ Ã‚ ±Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¥Ã‚ ¾?à ¤Ã‚ ¿Ã‚ ¡Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã‚ ¿Ã†â€™Ãƒ ¤Ã‚ ¸?à ¦Ãƒ ¤Ã‚ ¾Ã¢â‚¬ ºÃƒ §Ã¢â‚¬ Ã‚ µÃƒ ¥Ã‚ ­?à ¥Ã…’–à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã¢â‚¬ °Ã‚ ¹Ãƒ ©Ã¢â‚¬ ¡?à ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã¢â‚¬ ºÃ‚  Ãƒ ¦Ã ‚ ­Ã‚ ¤Ãƒ ¥Ã…“ ¨Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ §Ã‚ ºÃ‚ §Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¥Ã‚ ¼Ã¢â€š ¬Ãƒ ¥?‘à ¤Ã‚ ¸Ã‚ ­Ãƒ ¤Ã‚ ¹Ã… ¸Ãƒ ¦Ã¢â‚¬â€Ã‚  Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ ¤Ã‚ ½Ã‚ ¿Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à ¥Ã¢â‚¬ ¦Ã‚ ¶Ãƒ ¦Ã‚ ¬Ã‚ ¡Ãƒ ¯Ã‚ ¼Ã…’à ¨Ã…  Ã‚ ±Ãƒ ¦Ã¢â‚¬â€Ã¢â‚¬â€Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ §Ã‚ ³Ã‚ »Ãƒ §Ã‚ »Ã… ¸Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¯Ã‚ ¼Ã…’à ¦Ã… ¸?à ¤Ã‚ ºÃ¢â‚¬ ºÃƒ ¤Ã‚ ºÃ‚ ºÃƒ ¥? £Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ ¦? ¯Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ¾Ã¢â‚¬ ¹Ãƒ ¥Ã‚ ¦Ã¢â‚¬Å¡Ãƒ §Ã‚ §?à ¦Ã¢â‚¬â€?à £Ã¢â€š ¬?à ¦Ã¢â€š ¬Ã‚ §Ãƒ ¥Ã‹â€ Ã‚ «Ãƒ §Ã‚ ­Ã¢â‚¬ °Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ¸?à ¨Ã†â€™Ã‚ ½Ãƒ ¥Ã…“ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¤Ã‚ ½Ã‚ ¿Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¯Ã‚ ¼Ã…’à ¥? ¦Ãƒ ¥Ã‹â€ Ã¢â€ž ¢Ãƒ ¤Ã‚ ¼Ã… ¡Ãƒ ¨Ã‚ ¢Ã‚ «Ãƒ ¤Ã‚ ½Ã…“à ¤Ã‚ ¸Ã‚ ºÃƒ ¦Ã‚ ­Ã‚ §Ãƒ ¨Ã‚ §Ã¢â‚¬  Ãƒ ¨Ã¢â€š ¬Ã…’à ¥Ã‚ ¼Ã¢â‚¬ ¢Ãƒ ¨Ã‚ µÃ‚ ·Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ ¥Ã‚ ¾Ã¢â‚¬ ¹Ãƒ ¨Ã‚ ¯Ã¢â‚¬ °Ãƒ ¨Ã‚ ®Ã‚ ¼Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ½Ã¢â‚¬  Ãƒ ¦Ã‹Å" ¯Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¦Ã‚ ²Ã‚ ¡Ãƒ ¦Ã…“†°Ãƒ ¦Ã‚ ­Ã‚ ¤Ãƒ §Ã‚ ±Ã‚ »Ãƒ ©Ã¢â€ž ¢?à ¥Ã‹â€ Ã‚ ¶Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à §Ã‚ ¬Ã‚ ¬Ãƒ ¤Ã‚ ¸Ã¢â‚¬ °Ãƒ ¯Ã‚ ¹Ã¢â‚¬ËœÃƒ ¨Ã…  Ã‚ ±Ãƒ ¦Ã¢â‚¬â€Ã¢â‚¬â€Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ §Ã‚ ³Ã‚ »Ãƒ §Ã‚ »Ã… ¸Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ °Ã¢â‚¬  Ãƒ ¦Ã¢â‚¬ ¹Ãƒ §Ã‚ »?à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã¢â‚¬ Ã‚ ³Ãƒ ¨Ã‚ ¯Ã‚ ·Ãƒ ¤Ã‚ ¹Ã… ¸Ãƒ §Ã‚ ºÃ‚ ³Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¥Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¥Ã‚ ¼Ã¢â€š ¬Ãƒ ¥?‘à ¦Ã‚  Ã‚ ·Ãƒ ¦Ã…“ ¬Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã… ¾?à ¯Ã‚ ¼Ã…’à ¤Ã‚ »Ã… ½Ãƒ ¨Ã¢â€š ¬Ã…’à ¦Ãƒ ¤Ã‚ ¾Ã¢â‚¬ ºÃƒ ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¦Ã¢â‚¬â€œÃ‚ °Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¤Ã‚ »Ã‚ ·Ãƒ §Ã‚ »Ã‚ ´Ãƒ ¥Ã‚ ºÃ‚ ¦Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¨Ã¢â€š ¬Ã…’à ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¥Ã‚ ¯Ã‚ ¹Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¦Ã¢â‚¬ ¹Ãƒ §Ã‚ »?à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¥Ã‚ ¹Ã‚ ¶Ãƒ ¦Ã‚ ²Ã‚ ¡Ãƒ ¦Ã…“†°Ãƒ ¥Ã‚ ½Ã¢â‚¬ ¢Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¥Ãƒ §Ã‚ ³Ã‚ »Ãƒ §Ã‚ »Ã… ¸Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã¢â‚¬ ºÃ‚  Ãƒ ¦Ã‚ ­Ã‚ ¤Ãƒ ¥Ã…“ ¨Ãƒ ¥Ã‚ »Ã‚ ºÃƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¦Ã¢â‚¬â€Ã‚ ¶Ãƒ ¦Ã‚ ²Ã‚ ¡Ãƒ ¦Ã…“†°Ãƒ ¤Ã‚ ½Ã‚ ¿Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¤Ã‚ »Ã‚ »Ãƒ ¤Ã‚ ½Ã¢â‚¬ ¢Ãƒ ¦Ã¢â‚¬ ¹Ãƒ §Ã‚ »?à ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã‚  Ã‚ ¡Ãƒ ¦Ã‚ ­Ã‚ £Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à ¦Ã¢â€š ¬Ã‚ »Ãƒ ¤Ã‚ ¹Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à ¥Ã‚ ·Ã‚ ²Ãƒ ©Ã¢â‚¬ ¡Ã¢â‚¬ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ©Ã¢â€ž ¢Ã¢â‚¬ ¦Ãƒ ©Ã¢â€š ¬Ã… ¡Ãƒ ¨Ã‚ ¡Ã…’à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã‚ »Ã‚ ºÃƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ ¥Ã‚ »Ã‚ ºÃƒ §Ã‚ «Ã¢â‚¬ ¹Ãƒ ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¥Ã…’†¦Ãƒ ¦Ã¢â‚¬ ¹Ã‚ ¬Ãƒ ¦Ã…’†°Ãƒ ¦? ­Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¥Ã…“ ¨Ãƒ ¥Ã¢â‚¬  Ã¢â‚¬ ¦Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ §Ã‚ ³Ã‚ »Ãƒ ¥Ã‹â€ Ã¢â‚¬â€Ãƒ ¥Ã‚ ºÃ¢â‚¬ Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¦Ã‚ ¨Ã‚ ¡Ã ƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ½Ã¢â‚¬  Ãƒ ¥Ã…“ ¨Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¥Ã‚ ®Ã… ¾Ãƒ ©Ã¢â€ž ¢Ã¢â‚¬ ¦Ãƒ ¥Ã…’à ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¦Ã¢â‚¬ Ã‚ ¶Ãƒ ©Ã¢â‚¬ ºÃ¢â‚¬  Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ©? ¢Ãƒ ¨Ã‚ ¿Ã‹Å"à ¥Ã‚ ­Ã‹Å"à ¥Ã…“ ¨Ãƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ ¤Ã‚ ºÃ¢â‚¬ ºÃƒ ¥Ã‚ ·Ã‚ ®Ãƒ ¥Ã‚ ¼Ã¢â‚¬Å¡Ãƒ ¥Ã…’à ¤Ã‚ ¸?à ¨Ã‚ ¶Ã‚ ³Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ China Merchants Bank (hereinafter referred to as à ¢Ã¢â€š ¬Ã…“CMBà ¢Ã¢â€š ¬?) is one of the first bank engaged in studying and adopting credit scoring model in China since 2004. In 2007, CMB developed its mortgage loan application scoring model, and the model was applied countrywide to all its 700 branches next year. In 2009, with the progress of Basel II Accord implementing in Chinese banking industry, CMB developed its application scoring model, behavior scoring model, collection scoring model of mortgage loan, auto loan, personal consumption loan in succession to measure and manage its risk in a more accurate way. As for now, scoring model systems are used in the bank to cover over 95 percent of loan business in retail banking sector through various process including loan application, marketing, pricing, after sale management, default loan collection, etc. CMBà ¢Ã¢â€š ¬Ã¢â€ž ¢s mortgage loan application scoring model uses the same methodology as that in those active European and American banks. By collecting debtorà ¢Ã¢â€š ¬Ã¢â€ž ¢s risk characteristics information, shaping its default definition and performance period, utilizing logistic regression based on 0/1 distribution of dependent variable, using KS statistical analysis to test the modelà ¢Ã¢â€š ¬Ã¢â€ž ¢s predictive capability, the scoring model was finally established. Due to the difference in Chinaà ¢Ã¢â€š ¬Ã¢â€ž ¢s political, economic and cultural environment with western countries, CMBà ¢Ã¢â€š ¬Ã¢â€ž ¢s credit scoring model also differs in its design details from European and American banks. With the relatively short history in studying an d adopting credit scoring model in Chinese banking industry, some shortfalls in date collection was also in existence and will be reflected in the independent risk variables as the result of the credit scoring model. For example, CMB generated different scoring model for different regional segmentation in its model designing period. The reason relies on the unbalanced economical development and different demographical characteristics and risk characteristics through over the country. The risk characteristics like age, income can have totally different impact to the credit scoring model. In some cities, elder applicant represents high income level and stable economic status, thus the possibility of loan default is low. While in some other cities, younger applicant can get financial support from the whole family, thus means lower risk of this type of applicants. However, European banks usually apply only one consistent model in one country. For some small banks, one consistent mode l will be applied even in several countries due to the lack of adequate sample date and similar economic and cultural environment. Another example is that the demographical information in CMB sample data is not so credible as that for Western Banksà ¢Ã¢â€š ¬Ã¢â€ž ¢. Most of the demographical information in CMB data comes from the application form which is filled out by applicants themselves. Some demographical information, like income, marital status, could not be verified through any official credit agency. In some occasions, applicants may exaggerate their income level or distort their marital status to meet the credit approval requirement of the bank. So the authenticity of the date could not guaranteed, and the bank must use those information cautiously. The relationship manager of the bank always need to assess their customersà ¢Ã¢â€š ¬Ã¢â€ž ¢ risk level by using the tools bank provided or with their own experience, but the assessment result are usually not quantitative ou tput and can not be used in building the credit scoring models. While for European and American banks, the authoritative credit agencies provided a transparent and credible information environment. Banks can cheaply and conveniently access to the credit agencies for demographical information of applicants, including age, dwelling address, telephone number, period in current employment, household income, other outstanding loan, default record and tax information, and those electric information can be downloaded and integrated into the banksà ¢Ã¢â€š ¬Ã¢â€ž ¢ database system for the purpose of building the credit scoring model. To compare the credit scoring model development process in CMB and CITI Bank of USA, (hereinafter referred to as à ¢Ã¢â€š ¬Ã…“CITIà ¢Ã¢â€š ¬?), we found the same basic methodology are adopted, both banks using logistic regression to create their mortgage application scoring models, the default definition and performance period are quite close, and KS tes ting, out-of-sample testing and cross-time testing are all applied to validate the modelà ¢Ã¢â€š ¬Ã¢â€ž ¢s effectiveness. The main discrepancy rest with the date sample date sector and can be sorted as follows: Firstly, the sample date is easily accessible from credit agencies for Citi bank, and the bank use extensively those date in its model building process. There are more than 1000 credit agencies in USA and mostly of them are subjected to three most authoritative credit agencies: Experian, TransUnion and Equifax. Citi bank receives credit information both directly from Experian and from their outsourcing credit enquiry companies in Georgia and South Dakota. But for Chinese banks, including CMB, the one and only credit information channel is the PBOC(Peopleà ¢Ã¢â€š ¬Ã¢â€ž ¢s Bank of China) Credit Center established few years ago. This official credit agency started to provide its credit query service to commercial banks only in 2008. Due to its limited history, more than ha lf of the nationà ¢Ã¢â€š ¬Ã¢â€ž ¢s population are still excluded from outside the system. For many applicants, Credit Center could neither verify their demographical information nor find credit record for them. Furthermore, the credit query service do not provide mass electronic date but only printable date, thus made the integration of query results with banks database an impossible mission. Secondly, for Citi bank, some demographical information, like race, gender, canà ¢Ã¢â€š ¬Ã¢â€ž ¢t be used in credit scoring model development due to the restriction of laws and regulations. Otherwise, the discrimination between loan applicants with different races or genders may cause serious consequences such as lawsuit against the bank. But there is not such limitation in both Chinaà ¢Ã¢â€š ¬Ã¢â€ž ¢s banking regulations and traditional morality, the bank could use such information to discriminate their customers in the credit scoring model if only they have enough predictive ability and business sense. Thirdly, in Citi bankà ¢Ã¢â€š ¬Ã¢â€ž ¢s credit scoring model, the information of refusal debtorsà ¢Ã¢â€š ¬Ã¢â€ž ¢ are also deemed as sample date, thus provide a new dimension to analysis the customersà ¢Ã¢â€š ¬Ã¢â€ž ¢ risk characteristics. The bank may summarize rules from the risk characteristics of those rejected applicants and adopted into the credit approval guidelines for further practice operations. CMB did not reserve any information about rejected applicant in past so that its credit scoring system did not involve any reject inference activity. Recently, CMB has started to collect information about rejected applicant, but the information canà ¢Ã¢â€š ¬Ã¢â€ž ¢t be used in adjust the model only when they accumulated to a certain amount after about five years. Generally speaking, CMB has already established a series of credit scoring model to cover its retail banking business including mortgage loan by using universal methodology. However, the date col lection is one of its main shortages for the bank to improve the quality of its modelling practice. Empirical Analysis of Homeownersà ¢Ã¢â€š ¬Ã¢â€ž ¢ data Using Cross-sectional Analysis modelling and Probit/Logit modelling Banking regulation in China à ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¥Ã‚ ¸Ã¢â‚¬Å¡Ãƒ ¥Ã…“ ºÃƒ ¥Ã…’–à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã¢â‚¬ Ã‚ ¹Ãƒ ©? ©Ãƒ ¥Ã‚ §Ã¢â‚¬ ¹Ãƒ ¤Ã‚ ºÃ… ½1988à ¥Ã‚ ¹Ã‚ ´Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ½Ã¢â‚¬  Ãƒ §Ã¢â‚¬ ºÃ‚ ´Ãƒ ¥Ã‹â€ Ã‚ °1995à ¥Ã‚ ¹Ã‚ ´Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¥Ã‚ ¤Ã‚ ®Ãƒ ¨Ã‚ ¡Ã…’à ¦Ã¢â‚¬ °?à ©Ã‚ ¢?à ¥Ã‚ ¸Ã†â€™Ãƒ ¤Ã‚ ºÃ¢â‚¬  Ãƒ §Ã‚ ¬Ã‚ ¬Ãƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ ©Ã†â€™Ã‚ ¨Ãƒ §Ã¢â‚¬ °Ã‚ ¹Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã…’†¡Ãƒ ¥Ã‚ ¯Ã‚ ¼Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ ¨Ã‚ §Ã¢â‚¬Å¾Ãƒ £Ã¢â€š ¬Ã…  Ãƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¨Ã¢â‚¬ ¡Ã‚ ªÃƒ ¨? ¥Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã‚ ®Ã‚ ¡Ãƒ §?† Ãƒ ¦Ã… ¡Ã¢â‚¬Å¡Ãƒ ¨Ã‚ ¡Ã…’à ¥Ã…  Ã… ¾Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ £Ã¢â€š ¬Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã¢â‚¬ ¦Ã‚ ¶Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¨Ã‚ §Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¤Ã‚ »Ã‹Å"30%à ¯Ã‚ ¼Ã…’à ¦Ã…“â‚ ¬Ãƒ ©Ã‚ «Ã‹Å"à ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¦Ã…“Å ¸Ãƒ ©Ã¢â€ž ¢?10à ¥Ã‚ ¹Ã‚ ´Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¥? ¯Ãƒ ¦Ã¢â‚¬ °Ã‚ §Ãƒ ¨Ã‚ ¡Ã…’à ¥?Å’Ã ¦Ã…“Å ¸Ãƒ ¥Ã¢â‚¬ ºÃ‚ ºÃƒ ¥Ã‚ ®Ã… ¡Ãƒ ¨Ã‚ µÃ¢â‚¬Å¾Ãƒ ¤Ã‚ ºÃ‚ §Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¥?ˆÃ ¥?Å’Ã ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ©Ã¢â€ž ¢?à ¦Ã‚ ¡Ã‚ £Ãƒ ¤Ã‚ ¼Ã‹Å"à ¦Ã†â€™Ã‚  Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡1999à ¥Ã‚ ¹Ã‚ ´Ãƒ ¤Ã‚ ºÃ‚ ºÃƒ ¨Ã‚ ¡Ã…’à ¥?ˆÃ ¤Ã‚ ¸Ã¢â‚¬ ¹Ãƒ ¥?‘à £Ã¢â€š ¬Ã…  Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ³Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ©Ã‚ ¼Ã¢â‚¬Å"à ¥Ã…  Ã‚ ±Ãƒ ¦Ã‚ ¶Ã‹â€ Ãƒ ¨Ã‚ ´Ã‚ ¹Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¨Ã¢â‚¬ ¹Ã‚ ¥Ãƒ ¥Ã‚ ¹Ã‚ ²Ãƒ ¦Ã¢â‚¬Å¾?à ¨Ã‚ §?à £Ã¢â€š ¬Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ °Ã¢â‚¬  Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¤Ã‚ ¸Ã… ½Ãƒ ¦Ã‹â€ Ã‚ ¿Ãƒ ¤Ã‚ »Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¤Ã‚ ¾Ã¢â‚¬ ¹Ãƒ ¤Ã‚ »Ã… ½70%à ¦Ãƒ ©Ã‚ «Ã‹Å"à ¥Ã‹â€ Ã‚ °80%à ¯Ã‚ ¼Ã…’à ¥?Å’Ã ¥Ã‚ ¹Ã‚ ´Ãƒ ¥?ˆÃ ¥Ã‚ °Ã¢â‚¬  Ãƒ ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã…“â‚ ¬Ãƒ ©Ã¢â‚¬ ¢Ã‚ ¿Ãƒ ¦Ã…“Å ¸Ãƒ ©Ã¢â€ž ¢?à ¥Ã‚ »Ã‚ ¶Ãƒ ©Ã¢â‚¬ ¢Ã‚ ¿Ãƒ ¥Ã‹â€ Ã‚ °30à ¥Ã‚ ¹Ã‚ ´Ãƒ ¯Ã‚ ¼Ã…’à ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¦Ã…’†°Ãƒ ¥Ã… ¸Ã‚ ºÃƒ ¥Ã¢â‚¬ ¡Ã¢â‚¬  Ãƒ ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¥Ã¢â‚¬ ¡?à ¦Ã‚ ¡Ã‚ £Ãƒ ¦Ã¢â‚¬ °Ã‚ §Ãƒ ¨Ã‚ ¡Ã…’à ¥?Ã… ½Ãƒ ¤Ã‚ ¸Ã¢â‚¬ ¹Ãƒ ¨Ã‚ °Ã†â€™10%à £Ã¢â€š ¬Ã¢â‚¬Å¡2003à ¥Ã‚ ¹Ã‚ ´Ãƒ ¤Ã‚ ºÃ‚ ºÃƒ ¨Ã‚ ¡Ã…’à £Ã¢â€š ¬Ã…  Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ³Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ ¦Ã‚ ­Ã‚ ¥Ãƒ ¥Ã…  Ã‚  Ãƒ ¥Ã‚ ¼Ã‚ ºÃƒ ¦Ã‹â€ Ã‚ ¿Ãƒ ¥Ã…“ °Ãƒ ¤Ã‚ ºÃ‚ §Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ¥Ã…  Ã‚ ¡Ãƒ §Ã‚ ®Ã‚ ¡Ãƒ §?† Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ©Ã¢â€š ¬Ã… ¡Ãƒ §Ã… ¸Ã‚ ¥Ãƒ £Ã¢â€š ¬Ã¢â‚¬ ¹Ãƒ ¦Ãƒ ¥Ã¢â‚¬ ¡Ã‚ ºÃƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ ¥Ã‚ ¥Ã¢â‚¬â€Ãƒ ¦Ã¢â€ž ¢Ã‚ ®Ãƒ ©Ã¢â€š ¬Ã… ¡Ãƒ ¦Ã‹â€ Ã‚ ¿Ãƒ ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¤Ã‚ »Ã‹Å"20%à ¯Ã‚ ¼Ã…’à ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¦Ã…’†°Ãƒ ¤Ã‚ ¸Ã‚ ªÃƒ ¤Ã‚ ºÃ‚ ºÃƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¦Ã¢â‚¬ °Ã‚ §Ãƒ ¨Ã‚ ¡Ã…’à ¯Ã‚ ¼Ã…’à ¨Ã¢â€š ¬Ã…’à ¥Ã‚ ¯Ã‚ ¹Ãƒ ¨Ã‚ ´Ã‚ ­Ãƒ ¤Ã‚ ¹Ã‚ °Ãƒ ©Ã‚ «Ã‹Å"à ¦Ã‚ ¡Ã‚ £Ãƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ¥Ã¢â‚¬Å"?à ¦Ã‹â€ Ã‚ ¿Ãƒ £Ã¢â€š ¬?à ¥Ã‹â€ Ã‚ «Ãƒ ¥Ã‚ ¢Ã¢â‚¬ ¦Ãƒ ¦Ã‹â€ Ã¢â‚¬â€œÃƒ §Ã‚ ¬Ã‚ ¬Ãƒ ¤  ºÃ…’à ¥Ã‚ ¥Ã¢â‚¬â€Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¤Ã‚ ¸Ã…  (à ¥? «Ãƒ §Ã‚ ¬Ã‚ ¬Ãƒ ¤Ã‚ ºÃ…’à ¥Ã‚ ¥Ã¢â‚¬â€)à ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ¥Ã¢â‚¬Å"?à ¦Ã‹â€ Ã‚ ¿Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã¢â€š ¬Ã… ¸Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¤Ã‚ ºÃ‚ ºÃƒ ¯Ã‚ ¼Ã…’à ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¥? ¯Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ©Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¥Ã‚ ½Ã¢â‚¬Å"à ¦Ãƒ ©Ã‚ «Ã‹Å"à ¤Ã‚ ¸Ã‚ ªÃƒ ¤Ã‚ ºÃ‚ ºÃƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¤Ã‚ »Ã‹Å"à ¦Ã‚ ¬Ã‚ ¾Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¤Ã‚ ¾Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ ¹Ã‚ ¶Ãƒ ¦Ã…’†°Ãƒ §Ã¢â‚¬ ¦Ã‚ §Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¤Ã‚ ºÃ‚ ºÃƒ ¦Ã‚ °Ã¢â‚¬ËœÃƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¥Ã¢â‚¬ ¦Ã‚ ¬Ãƒ ¥Ã‚ ¸Ã†â€™Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥?Å’Ã ¦Ã…“Å ¸Ãƒ ¥?Å’Ã ¦Ã‚ ¡Ã‚ £Ãƒ ¦Ã‚ ¬Ã‚ ¡Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¦Ã¢â‚¬ °Ã‚ §Ãƒ ¨Ã‚ ¡Ã…’à ¯Ã‚ ¼Ã…’à ¤Ã‚ ¸?à ¥Ã¢â‚¬  ?à ¦Ã¢â‚¬ °Ã‚ §Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¼Ã‹Å"à ¦Ã†â€™Ã‚  Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¨Ã‚ §Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à ¨Ã‚ ¿Ã¢â‚¬Ë œÃƒ ¥Ã‚ ¹Ã‚ ´Ãƒ ¦? ¥Ãƒ ¯Ã‚ ¼Ã…’à ©Ã… ¡?à §?â‚ ¬Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¦Ã‹â€ Ã‚ ¿Ãƒ ¤Ã‚ »Ã‚ ·Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã…’?à §Ã‚ »Ã‚ ­Ãƒ ¥Ã‚ ¿Ã‚ «Ãƒ ©Ã¢â€š ¬Ã… ¸Ãƒ ¤Ã‚ ¸Ã…  Ãƒ ¦Ã‚ ¶Ã‚ ¨Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ ¯Ã‚ ¹Ãƒ ¨Ã‚ µÃ¢â‚¬Å¾Ãƒ ¤Ã‚ ºÃ‚ §Ãƒ ¤Ã‚ »Ã‚ ·Ãƒ ¦Ã‚  Ã‚ ¼Ãƒ ¦Ã‚ ³Ã‚ ¡Ãƒ ¦Ã‚ ²Ã‚ «Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã¢â‚¬ ¹Ã¢â‚¬ ¦Ãƒ ¥Ã‚ ¿Ã‚ §Ãƒ ¤Ã‚ ¹Ã… ¸Ãƒ ¤Ã‚ ¸Ã… ½Ãƒ ¦Ã¢â‚¬â€Ã‚ ¥Ãƒ ¤Ã‚ ¿Ã‚ ±Ãƒ ¥Ã‚ ¢Ã… ¾Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à §Ã¢â‚¬ ºÃ¢â‚¬ËœÃƒ §Ã‚ ®Ã‚ ¡Ãƒ ©Ã†â€™Ã‚ ¨Ãƒ ©Ã¢â‚¬â€Ã‚ ¨Ãƒ ¥Ã‚ ¤Ã… ¡Ãƒ ¦Ã‚ ¬Ã‚ ¡Ãƒ ¥Ã‹â€ Ã‚ ¶Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ ¦Ã¢â‚¬ Ã‚ ¿Ãƒ §Ã‚ ­Ã¢â‚¬â€œÃƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ ¯Ã‚ ¹Ãƒ ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¤Ã‚ »Ã‹Å"à ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¤Ã‚ ¾Ã¢â‚¬ ¹Ãƒ £Ã¢â€š ¬?à ¦Ã…’†°Ãƒ ¦? ­Ãƒ ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¤Ã‚ ¼Ã‹Å"à ¦Ã†â€™Ã‚  Ãƒ ¥Ã‚ ¹Ã¢â‚¬ ¦Ãƒ ¥Ã‚ ºÃ‚ ¦Ãƒ §Ã‚ ­Ã¢â‚¬ °Ãƒ ¦Ãƒ ¥Ã¢â‚¬ ¡Ã‚ ºÃƒ ¨Ã‚ °Ã†â€™Ãƒ ¦Ã¢â‚¬ ¢Ã‚ ´Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¦Ã¢â€š ¬Ã‚ »Ãƒ ¤Ã‚ ½Ã¢â‚¬Å"à ¨Ã¢â€š ¬Ã…’à ¨Ã‚ ¨Ã¢â€š ¬Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ ¯Ã‚ ¹Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¥Ã‚ ±Ã¢â‚¬ ¦Ãƒ ¦Ã‚ °Ã¢â‚¬ËœÃƒ ¨Ã‚ ´Ã‚ ­Ãƒ ¤Ã‚ ¹Ã‚ °Ãƒ ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¥Ã‚ ¥Ã¢â‚¬â€Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¯Ã‚ ¼Ã…’à ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¤Ã‚ »Ã‹Å"à ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¤Ã‚ ¾Ã¢â‚¬ ¹Ãƒ ¨Ã‚ ¦?à ¦Ã‚ ±Ã¢â‚¬Å¡Ãƒ ¥Ã…“ ¨20à ¯Ã‚ ¼Ã¢â‚¬ ¦Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¤Ã‚ ¸Ã…  Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¤Ã‚ ¼Ã‹Å"à ¦Ã†â€™Ã‚  Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ ¤Ã‚ ¸Ã‚ ºÃƒ ¥Ã‚ ®Ã‚ ½Ãƒ ¦? ¾Ãƒ ¯Ã‚ ¼Ã¢â‚¬ ºÃƒ ¥Ã‚ ¯Ã‚ ¹Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¨Ã‚ ´Ã‚ ­Ãƒ ¤Ã‚ ¹Ã‚ °Ãƒ §Ã‚ ¬Ã‚ ¬Ãƒ ¤Ã‚ ºÃ…’à ¥Ã‚ ¥Ã¢â‚¬â€Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¯Ã‚ ¼Ã…’à ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¤Ã‚ »Ã‹Å"à ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¤Ã‚ ¾Ã¢â‚¬ ¹Ãƒ ¨Ã‚ ¦?à ¦Ã‚ ±Ã¢â‚¬Å¡Ãƒ ¥Ã…“ ¨30à ¯Ã‚ ¼Ã¢â‚¬ ¦Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¤Ã‚ ¸Ã…  Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¤Ã‚ ¼Ã‹Å"à ¦Ã†â€™Ã‚  Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ ¥Ã‚ °?à £Ã¢â€š ¬Ã¢â‚¬Å¡ 2010à ¥Ã‚ ¹Ã‚ ´4à ¦Ã…“ˆÃ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¥Ã…  Ã‚ ¡Ãƒ ©Ã¢â€ž ¢Ã‚ ¢Ãƒ £Ã¢â€š ¬Ã…  Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ³Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¥?Ã… ¡Ãƒ ¥Ã¢â‚¬  Ã‚ ³Ãƒ ©Ãƒ ¥Ã‹â€ Ã‚ ¶Ãƒ ©Ã†â€™Ã‚ ¨Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¥Ã… ¸Ã… ½Ãƒ ¥Ã‚ ¸Ã¢â‚¬Å¡Ãƒ ¦Ã‹â€ Ã‚ ¿Ãƒ ¤Ã ‚ »Ã‚ ·Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ¡Ãƒ ¥Ã‚ ¿Ã‚ «Ãƒ ¤Ã‚ ¸Ã…  Ãƒ ¦Ã‚ ¶Ã‚ ¨Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ©Ã¢â€š ¬Ã… ¡Ãƒ §Ã… ¸Ã‚ ¥Ãƒ £Ã¢â€š ¬Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ ¯Ã‚ ¹Ãƒ ¨Ã‚ ´Ã‚ ­Ãƒ ¤Ã‚ ¹Ã‚ °Ãƒ ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¥Ã‚ ¥Ã¢â‚¬â€Ãƒ ¨Ã¢â‚¬ ¡Ã‚ ªÃƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¤Ã‚ ¸Ã¢â‚¬ Ãƒ ¥Ã‚ ¥Ã¢â‚¬â€Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¥Ã‚ »Ã‚ ºÃƒ §Ã‚ ­Ã¢â‚¬ËœÃƒ ©? ¢Ãƒ §Ã‚ §Ã‚ ¯Ãƒ ¥Ã…“ ¨90à ¥Ã‚ ¹Ã‚ ³Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ §Ã‚ ±Ã‚ ³Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¤Ã‚ ¸Ã…  Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ®Ã‚ ¶Ãƒ ¥Ã‚ ºÃ‚ ­Ãƒ ¯Ã‚ ¼Ã…’à ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¤Ã‚ »Ã‹Å"à ¦Ã‚ ¬Ã‚ ¾Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¤Ã‚ ¾Ã¢â‚¬ ¹Ãƒ ¤Ã‚ ¸?à ¥Ã‚ ¾Ã¢â‚¬â€Ãƒ ¤Ã‚ ½Ã… ½Ãƒ ¤Ã‚ ºÃ… ½30%à ¯Ã‚ ¼Ã¢â‚¬ ºÃƒ ¥Ã‚ ¯Ã‚ ¹Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¨Ã‚ ´Ã‚ ­Ãƒ ¤Ã‚ ¹Ã‚ °Ãƒ §Ã‚ ¬Ã‚ ¬Ãƒ ¤Ã‚ ºÃ…’à ¥Ã‚ ¥Ã¢â‚¬â€Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ®Ã‚ ¶Ãƒ ¥Ã‚ ºÃ‚ ­Ãƒ ¯Ã‚ ¼Ã…’à ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¤Ã‚ »Ã‹Å"à ¦Ã‚ ¬Ã‚ ¾Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¤Ã‚ ¾Ã¢â‚¬ ¹Ãƒ ¤Ã‚ ¸?à ¥Ã‚ ¾Ã¢â‚¬â€Ãƒ ¤Ã‚ ½Ã… ½Ãƒ ¤Ã‚ ºÃ… ½50%à ¯Ã‚ ¼Ã…’à ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¥Ã‹â€ Ã‚ ©Ãƒ § Ã… ½Ã¢â‚¬ ¡Ãƒ ¤Ã‚ ¸?à ¥Ã‚ ¾Ã¢â‚¬â€Ãƒ ¤Ã‚ ½Ã… ½Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¥Ã… ¸Ã‚ ºÃƒ ¥Ã¢â‚¬ ¡Ã¢â‚¬  Ãƒ ¥Ã‹â€ Ã‚ ©Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ §Ã… ¡Ã¢â‚¬Å¾1.1à ¥Ã¢â€š ¬?à £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ©Ã… ¡?à ¥?Ã… ½Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ §Ã¢â‚¬ ºÃ¢â‚¬ËœÃƒ ¤Ã‚ ¼Ã… ¡Ãƒ ¥Ã‚ ¯Ã‚ ¹Ãƒ §Ã‚ ¬Ã‚ ¬Ãƒ ¤Ã‚ ºÃ…’à ¥Ã‚ ¥Ã¢â‚¬â€Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¨Ã‚ ®Ã‚ ¤Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ ¦Ã‚  Ã¢â‚¬ ¡Ãƒ ¥Ã¢â‚¬ ¡Ã¢â‚¬  Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¥Ã‚ ¤Ã¢â‚¬â€œÃƒ ¦Ã¢â‚¬ ºÃ‚ ´Ãƒ ¤Ã‚ ¸Ã‚ ¥Ãƒ ¦Ã‚  Ã‚ ¼Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¨Ã‚ ¦?à ¦Ã‚ ±Ã¢â‚¬Å¡Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à ¥Ã‚ ¯Ã‚ ¹Ãƒ ¤Ã‚ ºÃ… ½Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¤Ã‚ ½Ã¢â‚¬Å"à §Ã‚ ³Ã‚ »Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ §Ã¢â‚¬ ºÃ¢â‚¬ËœÃƒ §Ã‚ ®Ã‚ ¡Ãƒ ¦Ã¢â‚¬ Ã‚ ¿Ãƒ §Ã‚ ­Ã¢â‚¬â€œÃƒ ¯Ã‚ ¼Ã…’à §Ã¢â‚¬ ºÃ‚ ´Ãƒ ¥Ã‹â€ Ã‚ °2007à ¥Ã‚ ¹Ã‚ ´Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ §Ã¢â‚¬ ºÃ¢â‚¬ËœÃƒ ¤Ã‚ ¼Ã… ¡Ãƒ ¦Ã… ½Ã‚ ¨Ãƒ ¥Ã…  Ã‚ ¨Ãƒ ¥Ã‚ ·Ã‚ ´Ãƒ ¥Ã‚ ¡Ã… ¾Ãƒ ¥Ã‚ °Ã¢â‚¬ Ãƒ ¦Ã¢â‚¬â€œÃ‚ °Ãƒ ¥Ãƒ ¨Ã‚ ®Ã‚ ®Ãƒ ¥Ã…“ ¨Ãƒ ¤Ã‚ ¸Ã‚ ­Ã ƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ¸Ã… ¡Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ®Ã… ¾Ãƒ ¦Ã¢â‚¬â€œÃ‚ ½Ãƒ ¯Ã‚ ¼Ã…’à ¦Ã¢â‚¬ °?à ¦Ã…“†°Ãƒ ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ ¤Ã‚ ºÃ¢â‚¬ ºÃƒ ¥Ã… ½Ã… ¸Ãƒ ¥Ã‹â€ Ã¢â€ž ¢Ãƒ ¦Ã¢â€š ¬Ã‚ §Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¨Ã‚ §Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ¶Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¦Ã…“â‚ ¬Ãƒ ©Ã¢â‚¬ ¡?à ¨Ã‚ ¦?à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¨Ã‚ §Ã¢â‚¬Å¾Ãƒ ¥Ã‚ ®Ã… ¡Ãƒ ¦? ¥Ãƒ ¨Ã¢â‚¬ ¡Ã‚ ªÃƒ ¤Ã‚ ºÃ… ½Ãƒ £Ã¢â€š ¬Ã…  Ãƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¥Ã¢â‚¬  Ã¢â‚¬ ¦Ãƒ ©Ã†â€™Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ §Ã‚ ºÃ‚ §Ãƒ ¤Ã‚ ½Ã¢â‚¬Å"à §Ã‚ ³Ã‚ »Ãƒ §Ã¢â‚¬ ºÃ¢â‚¬ËœÃƒ §Ã‚ ®Ã‚ ¡Ãƒ ¦Ã…’†¡Ãƒ ¥Ã‚ ¼Ã¢â‚¬ ¢Ãƒ £Ã¢â€š ¬Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã¢â‚¬ ¦Ã‚ ¶Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã‚ ¯Ã‚ ¹Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¥Ã‚ ºÃ¢â‚¬ Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ §Ã‚ ºÃ‚ §Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¦Ãƒ ¥Ã¢â‚¬ ¡Ã‚ ºÃƒ ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¤Ã‚ ¸Ã¢â‚¬ ¹Ãƒ ¨Ã‚ ¦?à ¦Ã‚ ±Ã¢â‚¬Å¡Ãƒ ¯Ã‚ ¼Ã… ¡ à §Ã¢â‚¬ ¢Ã‚ ¥Ãƒ ¯Ã‚ ¼Ã‹â€ Ãƒ ¨Ã‚ ¯Ã‚ ¦ à ¨Ã‚ §?à ¨Ã¢â‚¬ ¹Ã‚ ±Ãƒ ¦Ã¢â‚¬â€œÃ¢â‚¬ ¡Ãƒ ©Ã†â€™Ã‚ ¨Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¯Ã‚ ¼Ã¢â‚¬ ° à ¥Ã‚ °Ã‚ ½Ãƒ §Ã‚ ®Ã‚ ¡Ãƒ ¤Ã‚ »Ã‚ ¥Ãƒ ¤Ã‚ ¸Ã…  Ãƒ ©Ã‹â€ Ãƒ ¥Ã‚ ¯Ã‚ ¹Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ §Ã‚ ºÃ‚ §Ãƒ ¤Ã‚ ½Ã¢â‚¬Å"à §Ã‚ ³Ã‚ »Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ §Ã¢â‚¬ ºÃ¢â‚¬ËœÃƒ §Ã‚ ®Ã‚ ¡Ãƒ ¨Ã‚ ¦?à ¦Ã‚ ±Ã¢â‚¬Å¡Ãƒ ¦Ã‚ ¯Ã¢â‚¬ Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ ¥Ã… ½Ã… ¸Ãƒ ¥Ã‹â€ Ã¢â€ž ¢Ãƒ ¦Ã¢â€š ¬Ã‚ §Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ½Ã¢â‚¬  Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ §Ã¢â‚¬ ºÃ¢â‚¬ËœÃƒ ¤Ã‚ ¼Ã… ¡Ãƒ ¥Ã‚ ¯Ã‚ ¹Ãƒ ¥Ã…’†¦Ãƒ ¦Ã¢â‚¬ ¹Ã‚ ¬Ãƒ ¦Ã¢â‚¬ ¹Ã¢â‚¬ ºÃƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¥Ã…“ ¨Ãƒ ¥Ã¢â‚¬  Ã¢â‚¬ ¦Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¥Ã¢â‚¬ °?à ¥Ã¢â‚¬ ¦Ã‚ ­Ãƒ ¥Ã‚ ¤Ã‚ §Ãƒ ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ©Ã‚ £Ã… ½Ãƒ ©Ã¢â€ž ¢Ã‚ ©Ãƒ ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ §Ã‚ ºÃ‚ §Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¥Ã‚ §Ã¢â‚¬ ¹Ãƒ §Ã‚ »Ã‹â€ Ãƒ §Ã‚ ´Ã‚ §Ãƒ ¥Ã‚ ¯Ã¢â‚¬  Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ³Ãƒ ¦Ã‚ ³Ã‚ ¨Ãƒ ¯Ã‚ ¼Ã…’à ¥Ã‚ ¯Ã‚ ¹Ãƒ ¦Ã‚ ¨Ã‚ ¡Ãƒ ¥Ã… ¾Ã¢â‚¬ ¹Ãƒ ¤Ã‚ »Ã … ½Ãƒ ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ ¦? ®Ãƒ ¦Ã¢â‚¬ Ã‚ ¶Ãƒ ©Ã¢â‚¬ ºÃ¢â‚¬  Ãƒ £Ã¢â€š ¬?à ¨Ã‚ ®Ã‚ ¾Ãƒ ¨Ã‚ ®Ã‚ ¡Ãƒ ¦Ã¢â‚¬â€œÃ‚ ¹Ãƒ ¦Ã‚ ³Ã¢â‚¬ ¢Ãƒ ¥Ã‹â€ Ã‚ °Ãƒ ¦Ã…“â‚ ¬Ãƒ §Ã‚ »Ã‹â€ Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥?‚à ¦Ã¢â‚¬ ¢Ã‚ °Ãƒ §Ã‚ »Ã¢â‚¬Å"à ¦Ã… ¾Ã…“à ©Ã†â€™Ã‚ ½Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¥Ã‚ ®Ã‚ ¡Ãƒ ¦Ã¢â‚¬ ¦Ã… ½Ãƒ ¨Ã¢â€š ¬Ã…’à ¤Ã‚ ¸Ã‚ ¥Ãƒ ¦Ã‚  Ã‚ ¼Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã‚ £Ã¢â€š ¬Ãƒ ©Ã‚ ªÃ…’à ¨Ã‚ ¯Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¼Ã‚ °Ãƒ £Ã¢â€š ¬Ã¢â‚¬Å¡ à ¦Ã‚ ­Ã‚ ¤Ãƒ ¥Ã‚ ¤Ã¢â‚¬â€œÃƒ ¯Ã‚ ¼Ã…’2010à ¥Ã‚ ¹Ã‚ ´6à ¦Ã…“ˆÃ ¯Ã‚ ¼Ã…’à ¥Ã…“ ¨Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ §Ã¢â‚¬ ºÃ¢â‚¬ËœÃƒ ¤Ã‚ ¼Ã… ¡Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ §Ã‚ »Ã… ¸Ãƒ ¤Ã‚ ¸Ã¢â€š ¬Ãƒ ¨Ã‚ ¦?à ¦Ã‚ ±Ã¢â‚¬Å¡Ãƒ ¥Ã…’à §Ã‚ »Ã¢â‚¬Å¾Ãƒ §Ã‚ »Ã¢â‚¬ ¡Ãƒ ¤Ã‚ ¸Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¤Ã‚ ¸Ã‚ »Ãƒ ¨Ã‚ ¦?à ¥Ã¢â‚¬ ¢Ã¢â‚¬  Ãƒ ¤Ã‚ ¸Ã… ¡Ãƒ ©Ã¢â‚¬Å" ¶Ãƒ ¨Ã‚ ¡Ã…’à ¥Ã‚ ¯Ã‚ ¹Ãƒ ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ ¨Ã‚ ¿Ã¢â‚¬ ºÃƒ ¨Ã‚ ¡Ã…’à ¤Ã‚ ºÃ¢â‚¬  Ãƒ ¥Ã… ½Ã¢â‚¬ ¹Ãƒ ¥Ã…  Ã¢â‚¬ ºÃƒ ¦Ã‚ µÃ¢â‚¬ ¹Ãƒ ¨Ã‚ ¯Ã¢â‚¬ ¢Ãƒ ¯Ã‚ ¼Ã…’à §Ã‚ »Ã¢â‚¬Å"à ¦Ã… ¾Ã…“à ¦Ã‹Å" ¾Ãƒ §Ã‚ ¤Ã‚ ºÃƒ ¥Ã…“ ¨Ãƒ ©Ã¢â‚¬ ¡?à ¥Ã‚ ºÃ‚ ¦Ãƒ ¥Ã… ½Ã¢â‚¬ ¹Ãƒ ¥Ã…  Ã¢â‚¬ ºÃƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¦Ã†â€™Ã¢â‚¬ ¦Ãƒ ¥Ã¢â‚¬  Ã‚ µÃƒ ¤Ã‚ ¸Ã¢â‚¬ ¹Ãƒ ¯Ã‚ ¼Ã‹â€ Ãƒ ¦Ã‹â€ Ã‚ ¿Ãƒ ¤Ã‚ »Ã‚ ·Ãƒ ¤Ã‚ ¸Ã¢â‚¬ ¹Ãƒ ¨Ã‚ ·Ã…’30à ¯Ã‚ ¼Ã¢â‚¬ ¦Ãƒ ¯Ã‚ ¼Ã¢â‚¬ °Ãƒ ¯Ã‚ ¼Ã…’à ¤Ã‚ ½?à ¦Ã‹â€ Ã‚ ¿Ãƒ ¦Ã…’†°Ãƒ ¦? ­Ãƒ ¨Ã‚ ´Ã‚ ·Ãƒ ¦Ã‚ ¬Ã‚ ¾Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¸?à ¨Ã¢â‚¬ °Ã‚ ¯Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¤Ã‚ ¸Ã…  Ãƒ ¥?†¡Ãƒ ¥Ã‚ ¹Ã¢â‚¬ ¦Ãƒ ¥Ã‚ ºÃ‚ ¦Ãƒ ©?Ã… ¾Ãƒ ¥Ã‚ ¸Ã‚ ¸Ãƒ ¦Ã…“†°Ãƒ ©Ã¢â€ž ¢?à £Ã¢â€š ¬Ã¢â‚¬Å¡Ãƒ ¦Ã¢â€ž ¢Ã‚ ®Ãƒ ©Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¥Ã‹â€ Ã¢â‚¬  Ãƒ ¦Ã… ¾?à ¨Ã‚ ®Ã‚ ¤Ãƒ ¤Ã‚ ¸Ã‚ ºÃƒ ¯Ã‚ ¼Ã…’à ¨Ã‚ ¿Ã¢â€ž ¢Ãƒ ¤Ã‚ ¸Ã… ½Ãƒ ¤Ã‚ ¸Ã‚ ­Ãƒ ¥Ã¢â‚¬ ºÃ‚ ½Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ ©Ã‚ «Ã‹Å"à §Ã… ¡Ã¢â‚¬Å¾Ãƒ ©Ã‚ ¦Ã¢â‚¬â€œÃƒ ¤Ã‚ »Ã‹Å"à ¦Ã‚ ¯Ã¢â‚¬ Ãƒ §Ã… ½Ã¢â‚¬ ¡Ãƒ ¥Ã…’à ¤Ã‚ ¸Ã… ½Ãƒ ¨Ã‚ ¾Ã†â€™Ãƒ ¤Ã‚ ¼Ã‚  Ãƒ §Ã‚ »Ã… ¸Ãƒ §Ã… ¡Ã¢â‚¬Å¾Ãƒ ¤Ã‚ ¿Ã‚ ¡Ãƒ §Ã¢â‚¬ Ã‚ ¨Ãƒ ¦Ã¢â‚¬â€œÃ¢â‚¬ ¡Ãƒ ¥Ã…’–à ¦Ã…“†°Ãƒ ¥Ã¢â‚¬ ¦Ã‚ ³Ãƒ £Ã¢â€ š ¬Ã¢â‚¬Å¡ Chinaà ¢Ã¢â€š ¬Ã¢â€ž ¢s housing market reform started in year 1988, but it was not until 1995 that Chinaà ¢Ã¢â€š ¬Ã¢â€ž ¢s central bank PBOC issued its first regulation in individual household loan area. This Provisional Code of Housing Loan on Commercial Banksà ¢Ã¢â€š ¬Ã¢â€ž ¢ Account set the minimum mortgage down payment ratio at 30%, the maximum term of mortgage loan at 10 years, the mortgage interest rate is a preferential rate to the benchmark of fixed assets loan. In 1999, PBOC issued A Number of Views on Encouraging the Development of Consumption Loans, in which the loan to value rate loosened to 80%, the maximum term of mortgage loan to 30 years, and the lowest preferential interest rate can be 10% discount on benchmark. In 2003, PBOC issued Notice on Further Enhance Real Estate Loan Management, in which reaffirmed the 20% minimum down payment, raise the interest rate of mortgage loan to benchmark. The Notice brings forward the new concept of à ¢Ã¢â€š ¬Ã…†œsecond set of houseà ¢Ã¢â€š ¬?, to which the bank should raise the down payment and interest rate level to the debtor. In recent years, the skyrocketing real estate prices in China bring worries on assets bubbles in public and accumulated risks to mortgage loans and real estate loan. The central bank and CBRC (China Banking Regulatory Commission) constituted and enacted several regulations to guide the mortgage business with most of the measures hooked on down payment ratio and interest rate. Generally speaking, for purchase of the first set of house, the down payment requirement is at least 20% and the interest rate are relatively flexible; for purchase of the second set of house, the down payment requirement is at least 30% and the interest rate at benchmark. The relatively loosen policy was deems as one of the important drives to boost the house price to an irrational high level now in many Chinese big cities. To curb housing market speculation, the State Council announce d in April, 2010 that: 1. The minimum down payment ratio is lifted to 30% for the first set of house purchase if the area is more than 90 square meters; 2. Second set of house buyers must pay at least 50% of the value for mortgage down payment, and the interest rate are at least 1.1 times of benchmark; 3. Higher down payment ratio and interest rates are required for à ¢Ã¢â€š ¬Ã…“three of more setà ¢Ã¢â€š ¬? of house purchase. Analyst believe the mortgage loan demand should be negatively impacted but within a limited range, and the lifted down payment ratio would provide better buffer for housing pricing decline, which would benefit loan quality. As for the banking regulations specific in the credit scoring system, it was not until 1997 CBRC released several regulatory guidelines successively along with the Basel II Accord implementation progress in Chinese banking industry. One of the most important is the Internal Rating System Regulatory Guideline, in which principle guidel ines for building internal rating system are provided for commercial banks. Being a vital part of internal rating system, credit scoring system is also regulated by these guidelines, and the main principles on credit scoring system in the guidelines are as follows: The burden is on the bank to satisfy its supervisor that a model or procedure has good predictive power and that regulatory capital requirements will not be distorted as a result of its use. The variables that are input to the model must form a reasonable set of predictors. The model must be accurate on average across the range of borrowers or facilities to which the bank is exposed and there must be no known material biases. The bank must have in place a process for vetting data inputs into a statistical prediction model which includes an assessment of the accuracy, completeness and appropriateness of the data specific to the assignment of an approved rating. The bank must demonstrate that the data used to build the model are representative of the population of the bankà ¢Ã¢â€š ¬Ã¢â€ž ¢s actual borrowers or facilities. When combining model results with human judgement, the judgement must take into account all relevant and material information not considered by the model. The bank must have written guidance describing how human judgement and model results are to be combined. The bank must have procedures for human review of model-based rating assignments. Such procedures should focus on finding and limiting errors associated with known model weaknesses and must also include credible ongoing efforts to improve the modelà ¢Ã¢â€š ¬Ã¢â€ž ¢s performance. The bank must have a regular cycle of model validation that includes monitoring of model performance and stability; review of model relationships; and testing of model outputs against outcomes. The bank should clearly know the basic assumptions of the model and assess the consistency between the assumptions and current economic or market conditions. The bank must demonstrate that economic or market conditions that underlie the data are relevant to current and foreseeable conditions. If current conditions change, the bank should ensure that the model can adapt the changed conditions. If model can not meet the request, the bank must adjust model conservatively. The above are all regulation items about credit scoring system. We can see those regulation items are mostly principle-based. The process and method of building credit scoring system are in compliance with the guideline on the whole. Although the banking regulations on credit scoring system are roughly and fundamentally, CBRC has always kept a close watch on the credit scoring model construction in the countryà ¢Ã¢â€š ¬Ã¢â€ž ¢s biggest six commercial banks including CMB. Stringent and strict on-site assessment has been carried out by CBRC throughout the whole process of date collection, model design to parameter results to ensure the appropriate a doption of the models. In June 2010, CBRC urgently request various state-owned commercial banks, joint-stock commercial banks as well as the city commercial banks with asset size over 500 billion yuan to start self-examination for real estate loans, and conduct stress testings especially in mortgage loan business. The result shows that even under highest stress scenario that the house price drop 30% from present level, the real estate related loans will maintain good quality, and the NPL (non-performing loan) ratio for mortgage loans will increase less than 1% for the whole banking industry. It is believed that the relatively high down payment ratio and the traditional credit culture in China contributed to such a released consolable result. Comparison of China/US/UK banking regulation and default risk Mortgage lending in China is safer and more stable than that in US. Conclusions

The Prayer Of The Holy Land - 902 Words

Then, Stephen starts to preach them. He uses the OT to refute the three main cores of Jewish faith. Those are the Holy Place, the Holy Law, and the Holy Temple. Jews believes that they get blessings from God because they possess these three things. His sermon is the longest sermon on the NT. No one has preached such sermon before him. That means he is learned in God’s words. Let’s us see what he learns about the three Holy things that Jews possess. A/ the Holy Place (7:2-36) In Acts 7:2-36 Stephen mentions 3 ancestors, Abraham, Jacob, and Moses, who got blessings before they get the Holy Place. Abraham gets God’s blessing in Haran before he set off to the Holy Land. (Gen 12:1-3) Jacob and his whole family get blessings from God while he has only a family tomb in the Holy Land. (Acts 7:16) Moses encounters God in the desert near Mount Sinai. The Lord calls the place as the Holy Place. (Act 7:30-33 NIV) That is to say a place is Holy only with God’s presence. God is not limited by a place. God’s work is not limited to the Holy Land. The greatest signs and miracles God did are in the Red Sea, not Israel. This like today E.g. Some people America is full of Christian culture. God also raises many missionaries and mega churches which influence the world from the US. Therefore, we must have a lot of blessings from God when we live here. We must be healthier and wealthier than the other nations in the world. But, Stephen tells us that God’s blessing is notShow MoreRelatedThe Holy City, Peace971 Words   |  4 Pagespeace† (Yerushalaim or Yerushalayim, 2013); however, today in the Holy City, peace is difficult to find. In recent decades, tensions have continued to rise in the city between the Jewish and Muslim populations. These tensions have always been present between the religions of Judaism and Islam virtually since their foundations; especially taking root with the building of the Al Asqa Mosque and other Islamic places of worship on the Holy site of the Temple Mount (â€Å"the Noble Sanctuary† to Muslims) in theRead MoreMother Earth Essay1565 Words   |  7 Pagesreap what you sow. The land and water will eventually become poisoned and no longer able to sustain life as it once had. Native Indians do not refer to those who are able to communicate with the spirit world as shamans, rather they refer to them as holy people. Some of these holy people had limited communication with the spirit world, while others had constant communication. A couple very famous holy people were Crazy Horse and Sitting Bull. They were referred to as holy people because they eachRead MoreFactors That Influenced The Success Of Europe During The Early Middle Ages852 Words   |  4 Pagescreate an contract between the giver or receiver. For example, the giver could bestow land, revenues, or money. The receiver would have to provide a type of service or loyalty. These â€Å"contracts† were vital for controlling order in places where there was no centralized authority figure. Although, not everywhere in Europe did these personal agreements were used. Some knights or castellans had complete control over their land freely without debt or expected services. Feudalism also did not cre ate an â€Å"socialRead MoreThe Similarities Between Islam and Christianity Essay examples998 Words   |  4 PagesAt the first glance, Islam and Christianity appear to have nothing in common, however; as you go beyond the surface, they appear to have many similarities such as their beliefs of God, their beliefs of life after death, their holy scriptures, and their prayers. These religions, although are two entirely different beliefs, share a similar origin. Like many other religions, they both claim to be the one and only true way to God. In order to truly see and understand their similarities, one must dateRead MoreIslam Religion1105 Words   |  5 Pagesafterlife and pass the Final Judgment (Braswell 7).   Ã‚  Ã‚   The Five Pillars of Faith were five rules the Muslims had to follow to secure a place in the afterlife. They were the belief in one God and that Muhammad was the messenger, Fasting, Prayer, Pilgrimage, and Alms (Alkouatli 72-81).  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚     Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚  Ã‚   Allah, the only one God is the main belief of Islam along with Muhammad being the messenger. To become Muslim, people must show testimony in public and private agreeingRead MoreI Visited Temple Israel For The Shabbat Service1413 Words   |  6 Pages Jewish adults wear these and before they put it on they say a prayer. In the actual sanctuary, there were pews, a Bimah which is the stage, an ark which faces Jerusalem where the Torah is held, and a light called Ter Namid which is an eternal light that is always on to represent God’s eternal watchfulness over his followers. In front of the pews there were Siddurs which is a Jewish prayer book. It contains daily and Shabbat prayers. They are in Hebrew and in English and since I am a non-Jew, I followedRead More Snow on Arizona SnowBowl Essay889 Words   |  4 PagesSnow on Arizona SnowBowl Why would anyone propose to use millions of gallons of water a day to desecrate sacred Indian land, in a State that is going through a drought? Well, the Arizona SnowBowl has proposed to do just that; make artificial snow on their ski resort. The proposal is for their own economical benefit with no respect for the holy San Francisco Peaks, where the Ski resort is located. The San Francisco Peaks are located in Northern Arizona, seven milesRead MoreThe Differences and Similarities Between Christianity and Islam657 Words   |  3 Pageseverything and is loving and forgiving. He also has a special relationship with humans, and has made covenants with them. However, there is one major difference between the beliefs of Christians and Muslims regarding God. While Christians believe in the Holy Trinity, or three persons in one divine nature, Muslims believe that God is only one person, and that the Trinity is the belief in three Gods. The first major difference between these two religions is their founders. Muhammad is the founder of IslamRead MoreChristianity, Judaism, And Islam1683 Words   |  7 Pageshelp christian people become closer to God through prayer and thinking. These holidays represent what the christian faith believes in and they celebrate them to show thanks and to give back to the church. They celebrate holidays in many differe nt ways, but all of them are for a common purpose. Christianity celebrates Christmas on the 25th of December to commemorate the birth of Jesus who is believed to be the son of God. This is a day of holy obligation, which means that the church requires youRead MoreJudaism Vs. Christianity And Judaism1303 Words   |  6 Pagescovenant with Abraham promising him to make his ancestry a sacred people and provide them with a holy land. Meanwhile, Christianity derives from Jesus Christ with whom the disciples were called Christians because of their way of living – which was the way of Jesus Christ. Although both Judaism and Christians believe in God which they call Jehovah, Christians believe in the Father, the Son, and the Holy Spirit (Trinity), while the Jews believe that God is one person, Christians believe that Jesus

Contract Law †Intention to Oontract Free Essays

Contract Law 1 Intention to Create Legal Relations In order for a contract to be valid there must be intention to create legal relations. Enright notes ‘the requirement of intention to create legal relations is a final doorkeeper in contract. It determines which agreements supported by consideration shall be covered by contract law and which shall merely be morally binding. We will write a custom essay sample on Contract Law – Intention to Oontract or any similar topic only for you Order Now ’ This requirement was expressly stated for the first time in Heilbut, Symons Co V Buckleton. Friel notes that important as there are a great many agreements and arrangements that, though possessing many of the characteristics of contract, probably are not intended to attract legal consequences. Intention to be legally bound operates on the basis of presumptions. The test for intention is objective. The court will impute intention to create legal relations to the parties on the basis on external factors rather than on the workings of the parties’ minds. Intention and Presumptions There are two presumptions in this area: 1. There is a presumption that agreements between family members or friends are not intended to be legally binding. 2. There is a presumption that agreements which are made in a commercial context are intended to be legally binding. Social and Domestic Arrangements A close family of social relationship raises a presumption of lack of intention to create legal relations. The seminal case, Balfour V Balfour involved maintenance payments to be sent home to his wife while he was working abroad. The court held that agreements between husband and wife are not intended to be legally binding. The closer the blood relationship the more readily the presumption will be raised and the more distant the degree of blood relationship, the more likely the courts will infer an intention to be legally binding. This can be seen in Simpkins V Pays where an informal agreement between a landlord and his lodger, to enter into a weekly competition, held lodger entitled to share of winnings, despite landlord’s evidence that there was no intention to be legally bound. Rogers V Smith shows the same principal in Balfour V Balfour applied to other family relationships. It was held in this case that the agreement between a mother nd her son did not attract legal relations. Likewise in Mckay V Jones where a nephew had worked on his uncle’s farm for some years without payment, claimed that the uncle had promised to the farm when he died. Deale J. Ruled that it was nothing more than a statement of intention or wish by the deceased†¦.. no promise was made as the agreement was bet ween family members. In contrast to this case is McCarron V McCarron where a child worked without reward for 16 years. The child was said to have lost out more in McCarron and therefore had a greater detriment or reliance on the compensation promised. The dates between this cases may explain the different points of view. In Leahy V Rawson found that an agreement between her non-marital partner’s brother, did not attract the presumption as it only applies to the closest family kinships, such as parent and child and spouses. The courts also held the same principal in social arrangements as was shown in Hadley V Kemp. In this case the court raised the presumption that an agreement as to the sharing of songwriter’s loyalties with other members of his band (Spandau Ballet) was not intended to create legal relations. Enright notes that a degree of intimacy is required between the parties in order to raise the presumption. The issue is not of status but closeness. We can contrast Balfour with Merritt V Merritt. As in Balfour, the parties were husband and wife and the agreement concerned an allowance, yet, in Merritt, the court chose to enforce the agreement. Merritt is distinguished however, on the grounds that the husband and wife were separated, so they were not in a close relationship any longer and so the presumption of lack of intention to create legal relations could not be raise. For the same reason, and as it appears in Courtney V Courtney, a separation agreement will not attract the presumption of lack of intention to create legal relations. It is the parties’ relationship at the time of contracting which matters. That is clear from the mother-daughter case of Jones V Padavatton. In this case, the mother agreed to maintain her daughter if she came home and studied for the Bar. Over time their relationship broke down but the presumption of lack of intention to create legal relations stood because of their close relationship at the time. Rebutting the Presumption There is some authority to the effect that the courts are more likely to find that the presumption of lack of intention to create legal relations has been rebutted where one party has relied on the agreement. This is seen in Parker V Clarke, involved two couples who were close friends. The Clarks told the Parkers if they sold their cottage they could move in with them, that the Clarks would leave some of their considerable estate to the Parkers on his death. Sometime after the couple moved in they fell out and the Parkers were forced to move out. They sued the Clarks for breach of contract. Because of the parties close relationship at the time of contracting, the presumption was that it was not intended to be legally binding. However, the court found that the Parkers’ detrimental reliance on the agreement in leaving their home was a factor strong enough to rebut the presumption, and intention to create legal relations was thereby found. The party alleging that a family agreement was intended to be legally binding bears the onus of rebutting the presumption that it was not so intended. It is significant that in a family agreement was made in a business context. So, for example, an agreement made in connection with a family business, such as that between brothers, directors of the company in Snelling V John G Snelling Ltd, is unlikely to fall foul of the presumption of lack of intention to create legal relations. The words used by the parties in setting out their agreement and, in particular, the level of certainty attaching to the agreement were also important. The fact that the parties have taken time to set out their agreement with formality and precision suggests that they intended it to be legally bound. On the other hand, where an agreement is expressed in vague terms, it tends to suggest that the parties did not intend to create a legally binding agreement. This is clear from Vaughan V Vaughan. This case concerned a couple who were no longer living in amity. They had agreed that the wife could stay in the matrimonial home. However, they had not decided how long she could stay for, or on what terms. Accordingly, their agreement was so vague in its essentials that the Court could not confer intention to create legal intentions in it. Commercial Agreements Commercial agreements raise the presumption that intention to create legal relations is present. It is difficult to rebut this assumption. The burden of proof is on the party seeking to deny it and that burden, according to Edwards V Skyways, is a heavy one. Vagueness on the essential terms of the contract tends to suggest an absence of intention to create legal relations. For example, the courts will rarely be able to find intention to create legal relations in so-called sales puffs. Thus, in Lambert V Lewis, no contract arose from a manufacturer’s statement that his product was ‘foolproof’ and ‘required no maintenance’ because his statements were ‘not intended to be, nor were they, acted on as being express warranties’. A lot depends on the facts of the case at hand. In Esso Petroleum V Commissioner of Customs and Excise, a binding contract was deemed to arise from a transaction in which football tokens were offered to anyone who purchased four gallons of the plaintiff’s petrol. According to Lord Simon ‘†¦. the whole transaction took place in a setting of business relations†¦Ã¢â‚¬â„¢, the purpose of the offer being commercial: Esso wanted the public to buy its petrol. Rebutting the Presumption Cadbury Ireland Ltd V Kerry Co-Op shows how a number of factors can operate to rebut the presumption of intention to create legal relations. In this case, a clause held not intended to be legally binding despite its solemnity: it was an argument to draw up a detailed agreement, but could not be relied upon itself. Even in a commercial context, the presumption in favour of the intention to create legal relations can be dispatched by a very clear expression of lack of intention. A classic example of this is in Rose and Frank Co V Crompton Bros. In this case, the parties had agreed that the plaintiff would be permitted to distribute the defendants’ goods in the US. The agreement however contained an ‘honourable pledge clause’. The court held that the agreement could not be enforced because of this clause. The court also found the wording precise enough to rebut the presumption in Jones V Vernon’s Pools Ltd. Collective Agreements Where a trade union negotiates an agreement with an employer on behalf of its members, does this agreement attract the presumption of intention to create legal relations? In the English case of Ford Motor Co Ltd V Amalgamated Union of Engineering and Foundry Workers, it is said that the presumption in relation to collective agreements is that they are not made with the intention to create legal relations. However, Irish Law takes a contrary view, tending to favour the enforcement of collective agreements via contract. So in Ardmore Studios V Lynch, it was suggested that a collective agreement which is set out in a clear specific manner will take legal effect. The Supreme Court took up this thread in Goulding Chemicals V Bolger. For the purposes of Irish Law, it seems safe to say that collective agreements can be enforced in the same manner as any other commercial agreement and attract the presumption that the intention of legal relations is present. In O’Rourke V Talbot Ireland, Barrington J treated a collective agreement as a commercial agreement. Similarly, in King V Aer Lingus the Supreme Court took the view that some of the commitments given by Aer Lingus to its employees as part of a collective agreement were binding. A problem that continues to afflict collective agreements, however, is their characteristically vague language – the majority of collective agreements will be void for uncertainty. Letters of Intent V Letters of Comfort Enright notes that a letter of comfort is a document designed to reassure the person to whom it is provided about certain matters while stopping short of making any binding promise. A good example of the effects of a letter of comfort arose in Kleinwort Benson V Malaysia Mining Corp. Bhd. In this case, the plaintiff bank had agreed to lend money to the subsidiary of the Malaysia Mining Corporation. In the course of negotiations for the loan, the bank received a letter of comfort stating that: ‘it is policy to ensure that the business of our subsidiary is at all times in a position to meet its liabilities to you under the above arrangements. ’ Despite this reassurance, the Court of Appeal concluded that this statement did not bind the defendant. The letter was not, in fact, purporting a binding promise. It was simply stating that company’s policy, a policy that might be changed or adjusted in response to novel circumstances. It is important to note, however, that there is no concrete rule precluding a letter of comfort from giving rise to legal relations. Whether or not such letters creates a legally binding promise is a matter to to be discerned primarily from the language used. The simple fact that the words ‘letter of comfort’ have been used, while evidently relevant, may not conclusively prevent the agreement rom having legal implications. There is a lot of uncertainty in this area as in seen in the case of Wilson Smithett Cape (Sugar) Ltd V Bangladesh Sugar and Food Industries Corporation. A letter of intent, in contrast to a comfort letter, is one in which a person or company seeks to induce another entity to undertake work to incur expenditure, while denying or limiting liability to that other ent ity, often by insisting that liability turned on concluding a formal contract at a later date. In AC Controls Ltd V BBC, the court summarised the principals in relation to letters on intent. The general principal on letters of intent that seek to authorise work, materials or services pending the conclusion of a later contract is that such letters will be viewed as contracts in themselves as long as objective is present. In ERDC Group Ltd V Brunel University, the Court held that the work done prior to September had all been on the authority as set out in the series of Letters of Intent. The judge thought that the usual requirements for a contract were all there (intention to create a legal relationship, certainty, etc) and had all been there until 1 September. He therefore found that there had been a contract until then. Accordingly, ERDC was to be paid on the basis specified in the letters – the JCT rules. Conclusion It is contended that the requirement of intention to create legal intentions largely makes sense. Social and domestic agreements have the presumption as not having intention to create legal relations as there is a belief that such formalities are not required in this type of relationship. Enright notes that there are two reasons why this is employed. Firstly, if the rule were that social and domestic agreements were always legally binding, the courts might be flooded with petty disputes and the second is because it is felt that people should have the freedom to make certain types of private, personal agreements without drawing the interference of the law into their lives. It is also understood that Commercial Agreements are correct as they do have the intention to create legal relations as there is the acceptance that such formalities should be required in this type of relationship. The ways to rebut this assumption also makes sense as it can be rebutted if the essential terms of the contract are vague or if the party seeking to deny it can prove that there was no intention. Enright notes the burden of proof is on the party seeking to deny it and that burden according to Edwards V Skyways, is a heavy one. How to cite Contract Law – Intention to Oontract, Essays

Importance of Human Services

Question: Discuss about theImportance of Human Services. Answer: Introduction Human services can be seen as the opportunity for social change or a mean of maintains social orders. Human services can be described as the study, analysis, or constantly review of the social science. This is the separate body of knowledge in the discipline of social science. The human services can be defined as the study of the all human system, social innovations, and service technology which is designed to improve the lives of people and society so that they can be able to live with better condition. According to different schools of thoughts on this subject, human services and social work promote change in the society. Along with this, human services empower the people because human rights and social justice are the core values on which people are dependent. Sometimes, human services can be used to gain social control. According to sociologists, social control is very important part of human service activity so, it can be said that social control is expected in social services (Chenoweth McAuliffe, 2014). Personal Values My personal values are based on the philosophy of socialism. According to my beliefs, there should be activities having the purpose to empowered people. The activities should be such that connect the people to the society, to improve the lives of human being in the society. According to my point of view, in present time human services is the tool of the social control rather than the improvement and development in the lives of the people of the society. Now it is the tendency of profit maximizing rather than serving to the people in the society (Fawcett, Goodwin, Meagher Phillips, 2010). Todays world is based on the perception where realistic things are created and destroyed every day. In present time, nothing is realistic. There are many human services organizations who take many dollars for the welfare of the society but they are basically focusing on profit maximization. They focus in increasing the brand image of their organization in the market. There is one book named The Shoc k Doctrine written by Naomi Klein which shows that sometimes the human services organization use the people when they are emotionally and physically weak. They drain out the people at that time as they help them on the name of human services (Johnson, 2009). Actually the human service companies use and take advantage of the poor conditions of the people and make money for own. Along with this, they make the people dependent on them. Sometimes, the disasters can be beneficial for such organizations that make money on the basis of human services. Having socialistic values, there should be such activities in the society in all the organizations who really want to do work for the welfare of the people in the society (Moffat, 2011). There should be discipline and work in the organizations for making the lives of people better. The aim should be to diver the focus of the people towards such organizations who genuinely want to do work for the lives of people. So, the organization should be concerned for the welfare of the people rather than making money and profits. That is the reason; I think that there is the need of mechanism to maintain the social order in the society (Jamrozik, 2009). Dominant Ideology There are the principles of human and social justice and human rights that should be available in the heart of those people who are involved in the human services. There should not be motivation related to maximization of profit and taking advantage of the people. There is the need of transparent participation between the players who are involved in the human services because human services will be able to improve the condition of the society when there will be trust among the people (OConnor, Wilson Setterlund, 2006). To make human service effective and trustworthy among the people in the society, the transparency of the organizations and the needed people is very important. According to an author Adam Jamrozik, there should be two-tiered welfare system to address the issues of human services in the society. People live in free market society and there can various issues related to human services. So, according to him, there should be step by step methods. He suggested a method hav ing proper step to make human services effective. By the proper methods, the human services can be more effective and efficient in the economic system (Donaldson, 2007). So, there should be equal participation of private organizations along with the government organizations in the operations of human services. There should be discipline in the human services to make difference in the lives of the needed people in the society. By the proper methods and the reform activities, human services can be able to serve the people in the true sense (Desmond Stahl, 2011). Conclusion From all the above discussions and based on the personal values, it has been analyzed that, human services and social work promote change in the society but it should be done in the proper manner. From the above stated line that Human services can be seen as the opportunity for social change or a mean of maintains social orders, is true but the human services should be done in the proper manner. There should be discipline and work in the organizations for making the lives of people better. The aim should be to diver the focus of the people towards such organizations who genuinely want to do work for the lives of people. Based on the personal value, I feel that the activities of human services should be such that connect the people to the society, to improve the lives of human being in the society. By the proper methods, the human services can be more effective and efficient in the economic system and there should not be motivation related to maximization of profit and taking advantag e of the people. References Chenoweth, L. McAuliffe, D., (2014), The Road to Social Work Human Service Practice, South Melbourne: Cengage Learning Australia Desmond, K. J., Stahl, S. A., (2011), Implementing service learning into human service education: Journal of Human Services, 31(1), 5-16 Donaldson, L. P., (2007), Advocacy by nonprofit human service agencies: Journal of Community Practice, 15(3), 139-158 Fawcett, B., Goodwin, S., Meagher, G. Phillips, R., (2010), Social Policy for Social Change Palgrave Macmillan, South Yarra Jamrozik, A., (2009), Social Policy in the Post-Welfare State, Australian Society in the 21st Century,(2nd), AUS: NSW Pearson Education Johnson, G. E., (2009), Communicating the changing human service landscape: Policy Practice, 67, 34-36 Moffat, C. T., (2011), Helping those in need: Human service workers. Occupational Outlook Quarterly, 55(3), 22-32 OConnor, I., Wilson, J. Setterlund, D., (2006), Social work and welfare practice, UK: Sage publication,