Escrow system for enhancing real estate transaction stability through trust functions

Abstract

The escrow system according to the embodiment generates and prints sales contracts, trust agreements, expense statements, etc., in forms designated by the escrow company and the trust company, thereby providing the effect of ensuring fairness, transparency, and objectivity of the contract, as well as securing the reliability of the contract between the seller, the buyer, and the escrow company. Furthermore, through the embodiment, the deposit and withdrawal of sales proceeds, such as down payments, intermediate payments, and final payments, are performed using an escrow account; payment of the sales proceeds is handled by the escrow company, and the transfer of ownership is directly processed by a reputable trust company at the request of the escrow company acting as the trust administrator, thus providing the effect of fundamentally blocking the possibility of transaction accidents and financial accidents. Additionally, since ownership is transferred to the trust company simultaneously with the contract in the embodiment, it provides the effect of fundamentally blocking double sales and fraud caused by reasons attributable to the seller (where the trust company secures ownership through trust registration), as well as preventing compulsory execution such as provisional attachment, provisional disposition, and provisional registration.

Description

Technology Field

[0001] The technical concept of the present disclosure relates to an escrow system that provides a trust function, and more specifically, to an escrow system that utilizes escrow in real estate transactions to increase the reliability of the transaction. Background Technology

[0002] Unless otherwise indicated in this specification, the contents described in this section are not prior art for the claims of this application, and are not to be recognized as prior art simply because they are included in this section.

[0003] Escrow is a system in which a third party manages a transaction from a neutral standpoint to ensure the safety and reliability of the transaction. It is a method in which direct payment or transfer of ownership does not occur between the parties to the transaction, but rather a trustworthy third-party institution (e.g., an escrow company) holds the funds and transfers the payment and ownership only when the transaction conditions are met.

[0004] Meanwhile, while real estate transactions are significant contracts involving the exchange of high-value assets, they can be highly unstable due to various risk factors. This instability in real estate transactions arises from diverse factors, including breach of contract, fraud, legal issues, and economic uncertainty.

[0005] Risk factors that may arise in real estate transactions include breach of contract and fraud, infringement of rights, and legal issues. The risks of breach of contract and fraud are highly diverse, ranging from cases where a seller obtains financial gain by selling the same property to multiple buyers, falsely registering ownership or selling using forged documents, and situations where a seller fails to transfer ownership despite the buyer having paid the balance, or where the seller suffers losses because the buyer has paid only the down payment and partial purchase price without paying the remainder. Furthermore, infringement of rights and legal issues include burdens such as mortgages, provisional registrations, and provisional attachments. If a buyer proceeds with a transaction without knowing that a mortgage (secured loan) has already been established on the property, or if there are legal disputes such as provisional registrations, provisional attachments, or lawsuits, there is a risk of losing assets.

[0006] Generally, real estate transactions are conducted through real estate agents, but the parties involved—the seller and the buyer—must personally verify all the aforementioned risk factors. However, it is difficult to enhance the safety and reliability of real estate transaction contracts because it is time-consuming and costly for the contracting parties to identify and manage many risk factors, and accurate management is challenging. Prior art literature

[0007] 1. Korean Patent Publication No. 10-2009-0089743 (Aug. 24, 2009) 2. Korean Patent Publication No. 10-2011-0022777 (March 8, 2011) The problem to be solved

[0008] An escrow system that improves the stability of real estate transactions through a trust function according to an embodiment allows the seller to transfer and hold ownership to a trust company when the buyer deposits the purchase price into an escrow account, and when the buyer successfully deposits the remaining balance, the escrow company pays the purchase price to the seller so that the trust company can directly transfer ownership to the buyer.

[0009] In addition, the escrow system according to the embodiment prevents fraud and risks during real estate transactions and establishes a safe transaction system, thereby enabling it to perform the role of a neutral third party that strengthens the reliability and safety of real estate transactions.

[0010] In addition, in the embodiment, the conclusion of a sales contract between the contracting parties, including the seller, buyer, escrow company, and real estate agent, is agreed upon through an escrow method, and a trust contract between the contracting parties, including the seller, buyer, trust, and escrow company, is concluded.

[0011] In addition, through the embodiment, it is possible to perform the settlement of costs such as trust, legal scrivener, brokerage, and escrow fees and complete the sale of real estate.

[0012] However, the problem to be solved according to one embodiment is not limited to that mentioned above. means of solving the problem

[0013] An escrow system that improves the stability of real estate transactions through a trust function according to an embodiment comprises: a seller terminal for selling real estate; a buyer terminal for purchasing said real estate; a licensed real estate agent terminal for generating a real estate sales contract; and a trust company server that receives said real estate contract, identifies real estate contract conditions included in said contract through text analysis of said contract, and executes the real estate contract process according to said contract conditions and execution information of said contract conditions. It includes, wherein the trust company server identifies the transaction down payment, intermediate payment, and final payment of the real estate listing as respective sales conditions, monitors the deposit and withdrawal history of the escrow account, identifies the contract execution stage by comparing the monitoring results with the sales conditions, and whenever the contract execution stage is completed, transmits a notification message including the contract stage, the deposit / withdrawal amount, and the time of deposit / withdrawal to the buyer terminal, the real estate agent terminal, and the seller terminal, and the execution information of the sales conditions includes deposit / withdrawal information and legal reporting information, and the contract execution stage includes a down payment deposit stage, an intermediate payment deposit stage, a final payment deposit stage, and a ownership transfer stage, and the trust company server calculates the fees to be paid to the real estate agent, judicial scrivener, and tax accountant, as well as the escrow fee, after the completion of the real estate contract execution, and pays the calculated fees, the fee to be paid to the real estate agent is calculated as a certain rate of the real estate contract amount, and the fee to be paid to the judicial scrivener is calculated by adding the registration transfer fee and legal consultation fee.

[0014] The fee to be paid to the aforementioned tax accountant may be calculated by including acquisition tax, capital gains tax, and other real estate-related tax calculation and filing costs.

[0015] In addition, the trust company server transfers ownership of the real estate property to the trust company simultaneously with the conclusion of the contract upon confirmation of the deposit of the purchase price, including the down payment, intermediate payment, and final payment; if the payment of the purchase price is delayed beyond the set time, it reverts the ownership to the seller, returns the intermediate payment to the buyer, and terminates the contract; upon the tenant's payment of the final payment, it performs a rights analysis of the leased property based on the contract, registers the trust according to the results of the rights analysis, and designates the tenant as the priority beneficiary of the trust; if the security deposit is not returned after the contract period, the escrow company, acting as the trust administrator, requests a public auction and secures the security deposit from the auction proceeds; and if a Jeonse security deposit return guarantee from HUG (Housing & Urban Guarantee Corporation) or a security deposit loan from a financial institution is executed, the trust company server designates HUG or the lending financial institution as the first-priority beneficiary of the trust to prevent guarantee accidents and loan defaults, and requests a public auction to recover the security deposit in the event that the landlord fails to pay or is unable to pay the Jeonse security deposit, Can receive and repay the proceeds from the public auction.

[0016] In addition, the trust company server sets a payment schedule for the purchase price using the time when it receives the real estate contract from the broker terminal, and the set payment schedule includes a deadline for the payment of the down payment, a deadline for the payment of the intermediate payment, and a deadline for the payment of the final payment. When the trust company server receives the real estate contract from the broker terminal, it sets the first period from the time of receipt as the deadline for the payment of the down payment, and when the payment of the down payment is confirmed, it sets the second period from the time when the payment of the down payment is confirmed as the deadline for the payment of the intermediate payment, and when the deposit of the intermediate payment is confirmed, it sets the third period from the time of the payment of the intermediate payment as the deadline for the payment of the final payment, and the first, second, and third periods can be calculated according to the amounts of the down payment, intermediate payment, and final payment.

[0017] In addition, when the trust company server sets the period from the time of receiving the contract (T0) to the first period (T1) as the deadline for paying the down payment, it calculates the deadline for paying the down payment according to the amount of the down payment (C).

[0018] Mathematical formula 1

[0019]

[0020] Calculate the payment deadline for the down payment through the above mathematical formula 1, wherein T0 is the time of receipt of the real estate contract, α1 is the default set payment deadline for the down payment, β1 is a variable coefficient based on the down payment amount, C is the down payment amount, P is the total sale price of the real estate, and when the payment deadline for the intermediate payment is set from the time of confirmation of down payment payment (T1) to the second period (T2), calculate the payment deadline for the intermediate payment according to the amount of the intermediate payment (M).

[0021] Mathematical formula 2

[0022]

[0023] Calculate the interim payment deadline through the above mathematical formula 2, wherein T1 is the time of confirmation of down payment payment, α2 is the default set interim payment deadline, β2 is a variable coefficient based on the interim payment amount, and M is the interim payment amount, and when the period from the time of confirmation of interim payment payment (T2) to the third period (T3) is set as the final payment deadline, calculate the final payment deadline according to the final payment amount (R).

[0024] Mathematical formula 3

[0025] The deadline for the final payment is calculated through the above mathematical formula 3, where T2 is the time of confirmation of the interim payment, α3 is the default deadline for the final payment, β3 is a variable coefficient based on the amount of the final payment, and R may be the amount of the final payment.

[0026] Furthermore, the trust company server verifies the ownership status, mortgage, and provisional registration of the real estate from the real estate registration system, and checks the real estate market price, officially assessed land value, and transaction history to analyze contract suitability. It determines the contract suitability of the property by reviewing suitability items, including the ownership status, the appropriateness of the listing price, and the suitability of contract conditions. During the contract suitability verification process, it identifies the existence of legal issues, including mortgages, provisional attachments, provisional dispositions, and provisional registrations. If ownership is unclear, it determines the contract to be unsuitable. During the verification of the appropriateness of the listing price, it queries recent actual transaction prices and officially assessed land value data from the real estate database. If the sale price stated in the contract differs from the market price by more than a certain level, it sends a warning message to the buyer. It assigns a certain score to the aforementioned suitability items and classifies the results of the contract suitability review into contract feasible, caution required, and unsuitable stages based on the range of the total score for contract suitability converted according to the detailed conditions of the aforementioned suitability items. The "contract feasible" stage is when ownership, price, and contract conditions are normal and there are no legal issues, while the "caution required" stage is when the contract conditions require the establishment of a mortgage or the succession of a lease. This applies when specific details exist, and the aforementioned non-conformity to the contract may be due to the property being unreliable because of legal issues, including provisional attachment or unclear ownership. Effects of the invention

[0027] The escrow system according to the embodiment generates and outputs sales contracts, trust contracts, expense statements, etc., in the forms designated by the escrow company and the trust company, thereby providing the effect of ensuring fairness, transparency, and objectivity of the contract and securing the reliability of the contract between the seller, the buyer, and the escrow company.

[0028] In addition, through the embodiments, the deposit and withdrawal of purchase price, such as down payment, intermediate payment, and final payment, are performed using an escrow account, and since the payment of the purchase price is handled directly by the escrow company and the transfer of ownership is handled directly by a reputable trust company at the request of the escrow company acting as the trust administrator, it provides the effect of fundamentally blocking the possibility of transaction accidents and financial accidents.

[0029] In addition, since the ownership is transferred to the trust company simultaneously with the contract, the embodiment provides the effect of preventing double sale and fraud caused by the seller's fault (the trust company secures ownership through trust registration) and fundamentally blocking compulsory execution such as provisional attachment, provisional disposition, and provisional registration.

[0030] In addition, through the embodiments, it provides the effect of preventing disputes and lawsuits between parties related to the contract, such as delays in the payment of interim and final payments, and ensuring transaction stability.

[0031] In addition, through the embodiment, in the event of a delay in payment of the purchase price, ownership is returned to the seller at the request of the trustee, the escrow company, and at the same time, the escrow company returns the interim payment to the buyer and terminates the contract, thereby providing the effect of preventing the occurrence of contract-related disputes such as lawsuits for the return of the interim payment.

[0032] In addition, through the embodiment, even when the contract is cancelled by the seller after the payment of the deposit, the escrow company receives the penalty and pays it to the buyer, thereby providing the effect of preventing a lawsuit for a penalty claim resulting from the cancellation of the contract.

[0033] In addition, the secure transaction provided in the embodiment is applicable to leases and provides the effect of satisfying the need for a safe transaction when overseas compatriots purchase real estate located in Korea. Furthermore, by responding to escrow requests when foreigners trade domestic real estate, it can provide a safety mechanism for lease agreements involving expatriates of foreign corporations stationed in Korea.

[0034] In addition, in the embodiment, when the tenant pays the balance, the trust registration is performed after the escrow company analyzes the rights regarding the leased property, thereby providing the effect of protecting the tenant, and since ownership is preserved by trust during the lease period, it provides the effect of preventing infringement of rights such as Jeonse fraud, provisional attachment, provisional disposition, and provisional registration.

[0035] In addition, through the embodiment, the lessee is designated as the priority beneficiary of the trust, and in the event of non-return of the security deposit, the escrow company acts as the trust administrator to request a public auction and secures the security deposit from the proceeds of the public auction, thereby protecting the lessee and providing the effect of preventing litigation due to non-return of the security deposit.

[0036] In addition, through the embodiment, when a Jeonse deposit return guarantee from HUG (Housing & Urban Guarantee Corporation) or a deposit loan from a financial institution is executed, HUG or the lending financial institution is designated as the first priority beneficiary of the trust, thereby providing the effect of preventing guarantee accidents and loan defaults.

[0037] In addition, through the embodiments, when the lessor fails to pay or is unable to pay the Jeonse deposit, the request for public auction to recover the deposit, the receipt of the auction proceeds, and the repayment are performed by the escrow company acting as the trustee, thereby providing the effect of relieving the workload of the lending financial institution or HUG.

[0038] The effects obtainable from the exemplary embodiments of the present disclosure are not limited to those mentioned above, and other unmentioned effects can be clearly derived and understood by those skilled in the art to which the exemplary embodiments of the present disclosure belong from the description below. That is, unintended effects resulting from the implementation of the exemplary embodiments of the present disclosure can also be derived by those skilled in the art from the exemplary embodiments of the present disclosure. Brief explanation of the drawing

[0039] FIG. 1 is a drawing showing an escrow system that improves real estate transaction stability through a trust function according to an embodiment. FIG. 2 is a drawing showing a block diagram of a trust company server according to an embodiment. FIG. 3 is a diagram illustrating a real estate transaction process using an escrow system that enhances the stability of real estate transactions through a trust function. Specific details for implementing the invention

[0040] Hereinafter, various embodiments of the present disclosure are described in conjunction with the accompanying drawings. As various embodiments of the present disclosure may be subject to various modifications and may have various forms, specific embodiments are illustrated in the drawings and described in detail. However, this is not intended to limit the various embodiments of the present disclosure to specific forms, and it should be understood that they include all modifications and / or equivalents and substitutions that fall within the spirit and scope of the various embodiments of the present disclosure. In relation to the description of the drawings, similar reference numerals have been used for similar components.

[0041] In various embodiments of the present disclosure, terms such as “comprising” or “having” are intended to indicate the existence of the features, numbers, steps, actions, components, parts, or combinations thereof described in the specification, and should be understood as not precluding the existence or addition of one or more other features, numbers, steps, actions, components, parts, or combinations thereof.

[0042] In various embodiments of the present disclosure, expressions such as “or” include any and all combinations of the words listed together. For example, “A or B” may include A, may include B, or may include both A and B.

[0043] Expressions such as "first," "second," "first," or "second" used in various embodiments of the present disclosure may modify various components of the various embodiments, but do not limit such components. For example, such expressions do not limit the order and / or importance of such components and may be used to distinguish one component from another.

[0044] When it is mentioned that a component is "connected" or "joined" to another component, it should be understood that the component may be directly connected or joined to the other component, but that a new component may also exist between the component and the other component.

[0045] In the embodiments of the present disclosure, terms such as "module," "unit," "part," etc. are used to refer to a component that performs at least one function or operation, and such component may be implemented in hardware or software, or in a combination of hardware and software. Additionally, a plurality of "modules," "units," "parts," etc. may be integrated into at least one module or chip and implemented as at least one processor, except where each needs to be implemented in specific individual hardware.

[0046] Terms such as those defined in commonly used dictionaries should be interpreted as having meanings consistent with their meanings in the context of the relevant technology, and should not be interpreted in an ideal or overly formal sense unless explicitly defined in the various embodiments of the present disclosure.

[0047] Hereinafter, embodiments of the present disclosure will be described in detail with reference to the attached drawings.

[0048] FIG. 1 is a drawing showing an escrow system that improves real estate transaction stability through a trust function according to an embodiment.

[0049] Referring to FIG. 1, the escrow system according to the embodiment may be configured to include a seller terminal (200), a buyer terminal (300), a licensed real estate agent terminal (400), a trust company server (200), a lending financial institution server (500), and a real estate registration system (600). In the embodiment, to ensure the safety and reliability of the transaction, an escrow system in which a third party manages the transaction from a neutral standpoint is applied to real estate transactions to stabilize real estate transactions and mitigate economic uncertainty during real estate transactions. In the embodiment, the lending financial institution server (500) is a server of a financial institution that executes housing-related loans, such as Jeonse loans and housing mortgage loans, such as the Korea Housing Finance Corporation. The real estate registration system (600) is a system that manages and records rights relationships such as ownership, mortgage, provisional registration, and provisional attachment of real estate.

[0050] In the embodiment, the seller terminal (200) is a terminal of a user who intends to sell a real estate property. The buyer terminal (300) is a terminal of a user who intends to buy a real estate property.

[0051] The real estate agent terminal (400) is a terminal of a real estate agent that concludes a real estate transaction. In the embodiment, the real estate agent terminal (400) generates a real estate contract necessary for the real estate transaction and transmits information between the generated real estate contract and the contracting parties to the trust company server (200). The trust company server (100) is a server of an escrow company, receives the real estate contract from the real estate agent terminal (400), and identifies the real estate contract conditions included in the contract through text analysis of the contract.

[0052] In the embodiment, the trust company server (100) extracts and refines text from the contract. In the embodiment, text data can be extracted from the contract through natural language processing and OCR. Subsequently, the contract conditions are analyzed by applying text mining and NLP through the removal of unnecessary formatting from the contract and the transformation of structured data. In the embodiment, the trust company server (100) extracts key keywords of the contract content. In the embodiment, the key keywords include real estate information, down payment, interim payment, final payment, contract termination conditions, etc., and the contract conditions are identified by comparing them with a predefined contract condition template. Subsequently, the trust company server (100) stores the contract conditions in a database, verifies them, and checks for anomalies by comparing them with standard real estate transaction conditions. In the embodiment, when a contract file (e.g., PDF, DOCX, image, etc.) is uploaded from the real estate agent terminal (400), the trust company server (100) can analyze the file format and convert it into text data. At this time, image-based contract processing is performed using OCR (Optical Character Recognition), and Natural Language Processing (NLP) technology is utilized. Additionally, contract conditions can be derived by applying parsing and Named Entity Recognition (NER) to the contract text. Furthermore, in the embodiment, essential conditions of a real estate contract can be extracted by utilizing a specific pattern that includes a regular expression format. In the embodiment, the essential conditions of the contract may include the type of contract, amount, date, real estate address, contract termination conditions, etc.

[0053] Subsequently, the trust company server (100) executes the real estate contract process according to the contract conditions and the execution information of the contract conditions. In the embodiment, the execution information of the sales conditions may include actions such as deposit, withdrawal, and legal reporting for the real estate contract.

[0054] In the embodiment, the trust company server (100) identifies the down payment, intermediate payment, and final payment of a real estate listing as respective sales conditions, and identifies the contract execution stage by comparing the deposit and withdrawal history of the escrow account with the sales conditions. The trust company server (100) receives a real estate sales contract from a real estate agent terminal (400), analyzes the payment conditions for the down payment, intermediate payment, and final payment specified in the contract, and monitors the transaction progress stage in real time by comparing them with the deposit and withdrawal history of the escrow account. The trust company server (100) automatically extracts contract conditions by analyzing the text of the real estate sales contract received through the real estate agent terminal (400) or the buyer terminal (500). To this end, the trust company server (100) includes a contract analysis algorithm based on Natural Language Processing (NLP) and Regular Expressions (Regex), and uses the said algorithm to recognize the same sales conditions including the down payment, intermediate payment, and final payment.

[0055] The down payment is the initial amount paid by the buyer upon signing a real estate transaction contract, and the interim payment is an intermediate amount that must be paid within a certain period after the contract is signed. The final payment is the amount paid at the time of the transfer of ownership.

[0056] The trust company server (100) extracts the payment deadline, payment method, and amount of the down payment, intermediate payment, and final payment from the contract and stores them in the sales condition database. Subsequently, the trust company server (100) links with the escrow account management module (200) to query the real-time deposit and withdrawal history of the escrow account (300) and compares and analyzes it with the sales conditions. In the embodiment, when the buyer deposits the down payment into the escrow account (300), the trust company server (100) detects this and compares it with the down payment payment conditions in the contract. If the paid down payment matches the amount in the contract, the contract execution status is changed to "Down payment completed." If the down payment is delayed or the amount is insufficient, a notification is sent to the real estate agent terminal and the seller terminal.

[0057] Subsequently, according to the interim payment deadline set in the contract, the trust company server (100) monitors the deposit and withdrawal history of the escrow account (300) at regular intervals. It checks whether the interim payment has been successfully deposited, and if it matches the contract conditions, it changes the contract status to "Interim Payment Completed." If the interim payment is delayed, it automatically sends a contract delay warning to the real estate agent and the parties to the transaction. In addition, the trust company server (100) checks the final deposit of the escrow account (300) based on the final payment deadline. If the final payment is successfully deposited, the trust company server (100) automatically generates a request to change the trust registration so that the transfer of real estate ownership can proceed. After the final payment is made, it checks whether the ownership transfer procedure has been completed, changes the status to "Contract Completed," and automatically generates a transaction completion report and sends it to the relevant parties.

[0058] Additionally, whenever a contract conclusion stage is completed, the trust company server (100) sends a notification message to the buyer terminal, real estate agent terminal, and seller terminal, including the contract stage, the amount of deposit and withdrawal, and the time of deposit and withdrawal. In an embodiment, the trust company server (100) analyzes the progress status of the real estate contract, tracks the deposit and withdrawal history of the escrow account (300), and then automatically sends a notification message whenever a contract conclusion stage is completed. In an embodiment, the contract conclusion stage may include a down payment deposit stage, an interim payment deposit stage, a final payment deposit stage, and a ownership transfer stage.

[0059] In the embodiment, when the buyer deposits the down payment into the escrow account, the trust company server (100) can verify the deposit details through the account deposit / withdrawal module. Subsequently, the trust company server (100) verifies whether there is a match by comparing it with the down payment amount and payment deadline specified in the contract. In the embodiment, when the verification is completed, the trust company server (100) sends a notification message to the buyer's terminal, the seller's terminal, and the real estate agent's terminal. When the deadline for the interim payment (as specified in the contract) arrives, the trust company server (100) detects the real-time deposit details of the escrow account. In the embodiment, it checks whether the interim payment has been successfully deposited, and if the deposit details match the contract, it updates the contract stage to "Interim payment completed."

[0060] Afterward, when a change in the contract status is confirmed, the trust company server (100) automatically sends a message indicating that the interim payment has been completed to the buyer's terminal, the seller's terminal, and the real estate agent's terminal.

[0061] In the embodiment, according to the payment deadline for the balance specified in the contract, the trust company server (100) monitors whether the balance is deposited into the escrow account. If the balance is successfully deposited, the trust company server (100) automatically triggers the ownership transfer procedure.

[0062] Once the ownership transfer is complete, a notification message regarding the deposit of the balance and the completion of the ownership transfer is sent to the buyer's terminal, the seller's terminal, and the real estate agent's terminal.

[0063] In addition, in the embodiment, the trust company server (100) tracks the contract progress status in real time and can automatically send notifications to the parties to the transaction when major events occur. In the embodiment, changes in the contract status are provided in real time to the buyer, seller, and real estate agent. In addition, if the interim payment or the final payment is not made, the trust company server (100) automatically sends a warning message to the parties to the transaction and the real estate agent. In addition, in the embodiment, after the transaction is completed, a report analyzing the contract progress history is generated so that the trust company and the real estate agent can review it.

[0064] Through the embodiment, the trust company server (100) systematically manages the conditions of a real estate sales contract and accurately tracks the contract progress stages by comparing them with the deposit and withdrawal history of the escrow account (300), thereby ensuring transparent management of the down payment, intermediate payment, and final payment, and preventing fraud and double contracting. In addition, it automatically verifies whether the contract has been fulfilled and prevents disputes, and enables automatic analysis at each stage of the transaction, allowing for the detection of payment delays and non-fulfillment issues in advance, thereby enabling a quick response. Furthermore, it increases transaction efficiency through contract analysis and automated data processing. Additionally, through contract analysis utilizing NLP and regular expressions, contract conditions can be automatically extracted and managed without manual work, and the convenience of the parties to the transaction can be improved through real-time monitoring and notification functions.

[0065] Additionally, the trust company server (100) calculates the fees to be paid to the real estate agent, judicial scrivener, and tax accountant, as well as the escrow fee, after the real estate contract is concluded, and pays the calculated fees. When the real estate contract is concluded, the trust company server (100) automatically calculates the fees by referring to the real estate sales contract and the fee regulations according to relevant laws. In the embodiment, the trust company server (100) verifies the sales amount through contract analysis and calculates the fees for the real estate agent, judicial scrivener, tax accountant, and escrow company, respectively, according to the fee calculation criteria (ratio, fixed amount, etc.). The calculated fees are stored in the fee database, and the payment process is subsequently carried out.

[0066] In the embodiment, the trust company server (100) first calculates the commission based on the real estate brokerage commission rate. The real estate brokerage commission may vary by region and is calculated by applying the rate specified in the contract. For example, when selling a house, the brokerage commission may be calculated as the sale price × 0.4% (based on the maximum rate).

[0067] Subsequently, the judicial scrivener fee is calculated. In the embodiment, the judicial scrivener fee may include registration transfer fees and legal consultation costs. The judicial scrivener performs tasks related to the transfer of real estate ownership, the establishment of a mortgage, and trust registration, and the trust company server (100) calculates the fee based on the statutory rates and costs specified in the contract. Generally, the judicial scrivener fee is the sum of the registration fee and additional service costs.

[0068] Subsequently, the tax accountant fee is calculated. The tax accountant fee includes the costs for calculating and reporting acquisition tax, capital gains tax, and other real estate-related taxes. The tax accountant performs tasks such as reporting acquisition tax, calculating capital gains tax, and providing tax-saving strategies during real estate transactions, and calculates the cost by applying a service rate for these tasks. In the embodiment, the trust company server (100) may calculate the tax accountant fee by including a certain percentage of the contract amount and an additional consultation fee. Additionally, the trust company server (100) calculates the escrow fee. In the embodiment, the cost of the escrow service for transaction stability is calculated. The escrow company manages deposits and withdrawals during the contract process and charges a service fee for this; in the embodiment, this fee may be set at a level of 0.1% to 0.2% of the contract amount.

[0069] Subsequently, the trust company server (100) generates a fee payment request. In the embodiment, a payment request is generated based on the calculated fee, and the corresponding amount is set to be automatically withdrawn from the escrow account (300). In the embodiment, the trust company server (100) links with the escrow account management module to automatically transfer the calculated fee to the accounts of the real estate agent, legal scrivener, and tax accountant. Additionally, the trust company server (100) stores all fee payment details in the fee database and provides the buyer and seller with a payment report containing detailed details via email or an app.

[0070] An escrow system that improves the stability of real estate transactions through a trust function according to an embodiment allows the seller to transfer and hold ownership to a trust company when the buyer deposits the purchase price into an escrow account, and when the buyer successfully deposits the remaining balance, the escrow company pays the purchase price to the seller so that the trust company directly transfers ownership to the buyer. In addition, the escrow system according to an embodiment prevents fraud and risks during real estate transactions and establishes a safe transaction system, thereby enabling it to perform the role of a neutral third party that strengthens the reliability and safety of real estate transactions.

[0071] In addition, the embodiment enables the conclusion of a sales contract between contracting parties, including the seller, buyer, escrow company, and real estate agent, through an escrow method, and enables the conclusion of a trust contract between contracting parties, including the seller, buyer, trust, and escrow company. Furthermore, the embodiment enables the settlement of expenses such as trust, legal scrivener, brokerage, and escrow fees, and the completion of a real estate sale.

[0072] FIG. 2 is a block diagram of a trust company server according to an embodiment.

[0073] In the embodiment, a server is a computing system that provides services to other computers or devices in a computer network or stores and manages data. The server (200) accepts requests from other computers or devices called clients and provides responses or data to those requests. The server configuration shown in FIG. 2 is merely a simplified example.

[0074] The communication module (110) can be configured regardless of the mode of communication, such as wired or wireless, and can be configured with various communication networks, such as a Personal Area Network (PAN) or a Wide Area Network (WAN). Additionally, the communication module (110) can operate based on the known World Wide Web (WWW) and may utilize wireless transmission technologies used for short-range communication, such as Infrared Data Association (IrDA) or Bluetooth. For example, the communication module (110) may be responsible for transmitting and receiving data necessary to perform a technique according to one embodiment of the present disclosure.

[0075] Memory (120) may refer to any type of storage medium. For example, memory (120) may include at least one type of storage medium among flash memory type, hard disk type, multimedia card micro type, card type memory (e.g., SD or XD memory, etc.), RAM (Random Access Memory), SRAM (Static Random Access Memory), ROM (Read-Only Memory), EEPROM (Electrically Erasable Programmable Read-Only Memory), PROM (Programmable Read-Only Memory), magnetic memory, magnetic disk, and optical disk. Such memory (120) may also constitute the database shown in FIG. 1.

[0076] The memory (120) can store at least one instruction that can be executed by the processor (130). Additionally, the memory (120) can store any form of information generated or determined by the processor (130) and any form of information received by the server (200). Additionally, the memory (120) stores various types of modules, instruction sets, or models.

[0077] The processor (130) can perform technical features according to embodiments of the present disclosure to be described below by executing at least one instruction stored in memory (120). In one embodiment, the processor (130) may be composed of at least one core and may include a processor for data analysis and / or processing, such as a central processing unit (CPU) of a computer device, a general purpose graphics processing unit (GPGPU), or a tensor processing unit (TPU).

[0078] This processor (130) can train a neural network or model designed in a machine learning or deep learning manner. To this end, the processor (130) can perform calculations for training the neural network, such as processing input data for training, extracting features from input data, calculating errors, and updating the weights of the neural network using backpropagation. Additionally, the processor (130) can perform inference for a specific purpose using a model implemented in an artificial neural network manner.

[0079] In the embodiment, the processor (130) transfers ownership of the real estate property to a trust company simultaneously with the conclusion of the contract when the deposit of the purchase price, including the down payment, intermediate payment, and final payment, is confirmed. If the payment of the purchase price is delayed beyond the set time, the ownership is returned to the seller, and the contract is terminated after returning the intermediate payment to the buyer.

[0080] To this end, the processor (130) tracks the progress status of a real estate sales contract and verifies deposit details to perform a transfer of ownership or termination of the contract. In an embodiment, the processor (130) manages contract conclusion information and records of ownership transfer, and monitors the deposit details of the down payment, intermediate payment, and final payment in real time. Subsequently, based on the monitoring results, it performs a transfer of real estate ownership and a return of ownership upon termination of the contract.

[0081] Additionally, the trust company server (100) sets a payment schedule for the purchase price using the time at which it receives the real estate contract from the broker terminal, and the set payment schedule includes a deadline for the payment of the down payment, a deadline for the payment of the intermediate payment, and a deadline for the payment of the final payment. In the embodiment, when the trust company server (100) receives the real estate contract from the broker terminal, it sets the period from the time of receipt to the first period as the deadline for the payment of the down payment. In the embodiment, the first period may be set in advance or calculated based on the amount of the down payment.

[0082] Additionally, when the trust company server (100) confirms the payment of the down payment, it sets the period from the time the payment of the down payment is confirmed until the second period as the deadline for the payment of the intermediate payment. In the embodiment, the second period may be set in advance or calculated based on the amount of the intermediate payment.

[0083] Additionally, when the trust company server (100) confirms the deposit of the interim payment, it sets the period from the time of payment of the interim payment to the third period as the deadline for payment of the balance. In the embodiment, the third period may be set in advance or calculated based on the amount of the balance.

[0084] In the embodiment, when the processor (130) sets the payment period for the down payment from the time of receiving the contract (T0) to the first period (T1), it can be adjusted through mathematical formula 1 which calculates the payment period for the down payment according to the amount of the down payment (C).

[0085] Mathematical formula 1

[0086]

[0087] In mathematical formula 1, T0 is the time of receipt of the real estate contract, and α1 is the default payment deadline for the down payment (e.g., 5 days). β1 is a variable coefficient based on the down payment amount (e.g., 1 day / 100 million won), C is the down payment amount, and P is the total sale price of the real estate.

[0088] Specifically, when the basic period is 5 days, the down payment is 1 billion won, and the total sale amount is 5 billion won, the first period, that is, the deadline for paying the down payment, can be set to 5.2 days later.

[0089] Below, the formula for calculating the second period (intermediate payment period) is explained. When the period from the time of confirmation of down payment payment (T1) to the second period (T2) is set as the intermediate payment period, it can be adjusted through Equation 2 according to the amount of the intermediate payment ().

[0090] Mathematical formula 2

[0091]

[0092] In mathematical formula 2, T1 is the time of confirmation of down payment payment, and α2 is the default interim payment deadline (e.g., 20 days). β2 is a variable coefficient based on the interim payment amount (e.g., 1 day / 500 million won), and M is the interim payment amount.

[0093] Specifically, the basic period is 20 days, the interim payment is 2 billion won, and when the total sale amount is 5 billion won, the interim payment deadline can be set to 20.4 days later.

[0094] In addition, when the deadline for the final payment is set from the time of confirmation of the interim payment (T2) to the third period (T3), it can be adjusted through mathematical formula 3, which calculates the deadline for the final payment according to the amount of the final payment (R).

[0095] Mathematical formula 3

[0096]

[0097] In mathematical formula 3, T2 is the time of confirmation of interim payment, α3 is the default balance payment deadline (e.g., 30 days), and β3 is a variable coefficient based on the balance amount (e.g., 1 day / 1 billion won). R is the balance amount.

[0098] Specifically, when the basic period is 30 days, the balance is 2 billion won, and the total sale amount is 5 billion won, the deadline for payment of the balance can be set to 30.4 days later.

[0099] Through the above-described embodiment, the trust company server (100) dynamically calculates the payment schedule for the purchase price based on the time of receipt of the contract, and can be flexibly adjusted according to the amounts of the down payment, intermediate payment, and final payment.

[0100] Additionally, in the embodiment, the processor (130) sets a payment schedule for the purchase price at the time of contract conclusion. In the embodiment, the processor (130) extracts the payment deadlines for the down payment, intermediate payment, and final payment from the contract and stores them in the timeline database (120). In the embodiment, when the processor (130) receives the down payment payment deadline from the broker terminal, it may set the intermediate payment deadline from the received down payment payment deadline to the first period, and the final payment deadline from the intermediate payment deadline to the second period. In the embodiment, the first period may be one month, the second period may be two weeks, etc., but is not limited thereto. In the embodiment, the second period is a shorter period than the first period.

[0101] The processor (130) monitors the real-time deposit and withdrawal history of the escrow account (300) and verifies the deposit history. Afterwards, it checks whether the down payment, intermediate payment, and balance match the set amount, updates the transaction status whenever a deposit is confirmed, and sends a notification to the seller and the buyer. Afterwards, the processor (130) performs the ownership transfer procedure when all purchase payments, including the down payment, intermediate payment, and balance, have been successfully deposited.

[0102] In the embodiment, the processor (130) automatically initiates the ownership transfer procedure after verifying whether the balance has been successfully deposited. In the embodiment, the processor (130) applies for the ownership transfer registration in the name of the trust company in conjunction with the real estate registration system, and when the ownership transfer is successfully completed, the processor (130) pays the purchase price from the escrow account to the seller's account. Afterwards, the buyer, seller, and real estate agent are notified that the contract has been finally concluded.

[0103] The following describes the process of contract termination and return of ownership in the event of non-payment of the purchase price. In the embodiment, the processor (130) monitors the deposit deadlines for the interim payment and the final payment in real time. If the deposit is not made within the set deadline, a warning notification is automatically sent. For example, the warning notification may be sent in the form of, "The deposit of the down payment has not been confirmed. If the deposit of the down payment is not confirmed within the next 1 hour, the contract will be cancelled."

[0104] Additionally, in the embodiment, the processor (130) may send a first notification and a second notification, respectively, a certain amount of time prior to the deposit deadlines for the down payment, intermediate payment, and final payment. In the embodiment, the first notification may be sent as a notification 24 hours before the deposit deadline, and the second warning may be sent as a notification 1 hour before the deposit deadline.

[0105] Additionally, the processor (130) automatically terminates the contract if the interim payment or the balance payment is not made within the deadline. In the embodiment, a request to return ownership to the seller is transmitted to the real estate registration system, and if the interim payment has already been deposited, the full amount is returned to the buyer. Afterward, the final result is notified to the buyer and seller after the contract termination and return of ownership are completed.

[0106] Additionally, the processor (130) performs a rights analysis of the leased property based on the contract when the lessee pays the remaining balance, registers the trust based on the results of the rights analysis, designates the lessee as the priority beneficiary of the trust, and if the deposit is not returned after the contract period, the escrow company requests a public auction as the trust administrator and secures the deposit from the proceeds of the public auction. Through this, the protection of the lessee's deposit and the reliability of the lease contract are strengthened.

[0107] In the embodiment, the processor (130) detects the tenant's payment of the balance, performs an analysis of the rights to the leased property, and manages the trust registration and public auction procedures. In addition, it manages lease contract information and trust registration records, and monitors the details of deposits for the down payment and balance. In the embodiment, the real estate registration system performs the trust registration and public auction procedures.

[0108] When the tenant deposits the balance into the escrow account, the processor (130) detects the transaction. Afterward, it verifies whether the balance amount matches the contract amount and updates the contract status. Afterward, once the deposit of the balance is confirmed, it performs a rights analysis of the leased property. For example, the processor (130) analyzes the real estate register through a search of the real estate register and rights information to check whether rights such as a mortgage, provisional registration, or provisional attachment are established. In addition, it examines whether the landlord is the actual owner of the real estate and determines whether a trust is possible. This involves analyzing the legal status of the real estate (such as whether a mortgage has been established) to determine whether a trust registration is possible. In the embodiment, if a trust is not possible, a warning message is sent to the tenant.

[0109] Additionally, the processor (130) proceeds with trust registration in conjunction with the real estate registration system. In the embodiment, a request for registration change is made in the name of the trust company, and once the trust registration is completed, the tenant is designated as the priority beneficiary of the trust. Furthermore, a trust is established to protect the tenant's rights. Through this, in the embodiment, the real estate entrusted in accordance with Article 22 of the Trust Act can receive legal protection, such as provisional attachment and provisional registration, thereby ensuring the return of the tenant's security deposit during the lease period.

[0110] Additionally, the processor (130) detects whether the landlord has returned the security deposit when the contract period ends. If the security deposit is not returned within the deadline, it checks whether payment of the security deposit is possible from the escrow account. If the security deposit is not returned, the trustee (escrow company) requests a public auction. In the embodiment, the security deposit is secured from the proceeds of the public auction after the public auction is requested. The trustee (escrow company) requests a public auction in the real estate registration system. After the public auction proceeds, the tenant's security deposit is returned first from the proceeds of the sale.

[0111] Additionally, the processor (130) designates HUG (Housing & Urban Guarantee Corporation) or the lending financial institution as the first priority beneficiary of the trust to prevent guarantee accidents and loan defaults when a guarantee for the return of a Jeonse deposit from HUG or a loan from a financial institution is executed, and performs the request for a public auction to recover the deposit, receipt of the proceeds from the public auction, and repayment in the event that the landlord fails to pay or is unable to pay the Jeonse deposit. Through this, the protection of the tenant's Jeonse deposit is strengthened, the loan risk of the financial institution and HUG is reduced, and the process can be automated to allow for a rapid public auction procedure in the event of a non-return of the deposit.

[0112] In the embodiment, the processor (130) detects a Jeonse contract including a guarantee from HUG or a financial institution, performs trust establishment and public auction procedures, and manages trust establishment information and priority beneficiary information. In the embodiment, the HUG and financial institution systems detect whether a Jeonse deposit return guarantee and a deposit loan have been executed, and the processor (130) monitors in real-time whether the deposit has been paid or returned. Subsequently, the real estate registration system performs trust registration and public auction procedures.

[0113] In the embodiment, when the processor (130) receives a Jeonse contract from the tenant terminal (500) and the real estate agent terminal (400), it checks whether the guarantee is approved by linking with the HUG or financial institution system. In the embodiment, it checks whether the Jeonse deposit return guarantee is approved and whether the deposit loan from the financial institution is approved. In the embodiment, if the guarantee is executed, the trust establishment process is automatically started.

[0114] In an embodiment, the processor (130) for trust registration and designation of a first-priority beneficiary,

[0115] A request for the establishment of a trust is transmitted to the real estate registration system, and HUG or a financial institution is designated as the first-priority beneficiary of the trust. Subsequently, the system is configured so that HUG or the financial institution can recover the guarantee deposit in the event of a guarantee default. In the embodiment, the priority beneficiary can receive preferential repayment from the proceeds of the public auction when the trust property is disposed of. At this time, the tenant is designated as the second-priority beneficiary to protect the deposit. In the embodiment, after the trust registration is completed, the trust information is stored on the trust company's server.

[0116] Additionally, the processor (130) detects the termination point of the lease agreement and monitors in real time whether the landlord returns the security deposit. In the embodiment, if the landlord does not return the security deposit within the set return period, it automatically reports to HUG or a financial institution, and if it detects the landlord's insolvency, it initiates a public auction procedure. To this end, the processor (130) transmits a request for a public auction to the real estate registration system. In the embodiment, when the public auction procedure begins, the trust company server (100) shares the details of the public auction progress with the HUG and financial institution systems, and after the public auction is completed, the proceeds from the public auction are deposited into an escrow account. In the embodiment, when the proceeds from the public auction are deposited, the processor (130) performs a procedure for distributing the proceeds from the public auction. In the embodiment, the first priority repayment is for HUG or the financial institution to recover the security deposit, and the second priority repayment is for paying the tenant's unreturned security deposit. The third priority repayment is for returning any remaining amount to the landlord. In the embodiment, after the repayment is completed, the relevant parties may be notified that the contract has been finally terminated.

[0117] The embodiment provides a system that utilizes a trust when executing Jeonse deposit guarantees by HUG or financial institutions to prevent guarantee defaults and loan defaults, and automates the public auction process to quickly recover the deposit in the event of non-return. Through this, the risk of non-return of the Jeonse deposit to the landlord is minimized by utilizing trust registration, and the recovery rate is maximized by automatically conducting a public auction in the event of a guarantee default.

[0118] Furthermore, by utilizing trusts, the rights of tenants and guarantee institutions are clearly protected, and automated public auctions enable the rapid recovery of security deposits—making swift repayment possible without legal procedures. Through this, it can contribute to resolving Jeonse fraud and instability in the rental market, while ensuring the safe protection of security deposits.

[0119] Additionally, in the embodiment, the processor (130) can identify the contractual suitability of the property included in the real estate contract and transmit it to the buyer's terminal. In the embodiment, the processor (130) analyzes the contractual suitability of the property included in the real estate contract and transmits the information to the buyer's terminal (500), thereby supporting the buyer in reviewing the legal, financial, and physical status of the property before signing the contract and proceeding with a reliable real estate transaction.

[0120] In the embodiment, the processor (130) analyzes real estate contracts to evaluate the contractual suitability of the property and reports it to the buyer. Additionally, it stores real estate transaction and contract information and manages analysis data. To this end, the processor (130) checks the ownership status of the real estate, the presence of mortgages, provisional registrations, etc., from the real estate registration system. Furthermore, the processor (130) stores real estate market prices, officially assessed land prices, transaction history, etc., from the real estate database and utilizes them for contractual suitability analysis.

[0121] In the embodiment, when the processor (130) receives a real estate contract created at a real estate agent terminal (400), it extracts key information from the contract and stores it in a database. In the embodiment, the key information includes, but is not limited to, address, area, use, sale price, down payment, intermediate payment, final payment date, seller, buyer, and real estate agent. Additionally, the key information may include special clauses such as whether the lease is transferred and conditions for contract termination.

[0122] In addition, in the embodiment, the processor (130) determines the suitability of the contract for the property by reviewing items such as the status of ownership, the appropriateness of the property price, and the suitability of the contract conditions. In the embodiment, to verify the status of ownership, the processor (130) checks for changes in ownership by linking with the real estate registration system (700). At this time, the processor (130) analyzes whether there are legal issues such as mortgages, provisional attachments, provisional dispositions, or provisional registrations, and if the ownership is unclear, it determines the contract to be 'unsuitable'.

[0123] Additionally, the processor (130) searches for recent actual transaction price and official land price data in a real estate database to analyze the appropriateness of the sale price, and if the sale price in the contract differs significantly from the market price by more than a certain level, it sends a warning message to the buyer.

[0124] Additionally, the processor (130) evaluates whether the down payment, intermediate payment, and final payment conditions in the contract are reasonable compared to general real estate transaction standards in order to review the suitability of the contract conditions. In the embodiment, if the down payment, intermediate payment, and final payment costs are abnormally high compared to real estate transaction standards, or if the contract includes an unbalanced payment schedule, a 'Contract Warning' message is generated.

[0125] Additionally, the processor (130) can determine the suitability of the contract by verifying whether the lease is transferred and the resident. To this end, the processor (130) reviews whether there is an existing tenant in the property and analyzes whether the lease is transferred as specified in the contract, and if there are matters that the buyer needs to be aware of, generates an additional notification.

[0126] Subsequently, the processor (130) can generate contract suitability review results classified into three stages: 'Contract Possible', 'Caution Required', and 'Contract Unsuitable'. Contract Possible is when ownership, price, and contract conditions are normal and there are no legal issues, while caution is required is when there are specific issues with the contract conditions (e.g., establishment of a mortgage, need for lease succession). Contract Unsuitable is when the property is unreliable due to legal issues (provisional attachment, unclear ownership, etc.). In the embodiment, the processor (130) automatically generates a contract suitability report and transmits it to the buyer's terminal. In the embodiment, the buyer checks the contract suitability evaluation results and decides whether to proceed with the contract. In the embodiment, after confirming the contract suitability, the buyer decides whether to proceed with the contract and may request contract termination or a change in conditions if there are any issues.

[0127] In the embodiment, the processor (130) may analyze factors such as contract conditions, legal status, and price appropriateness to evaluate the contract suitability of a real estate listing, and calculate a contract suitability score based thereon. In the embodiment, the contract suitability score is set to a range of 0 to 100 points, and the higher the score, the safer and more suitable the contract is. For example, if the contract suitability score is 90 to 100 points, the contract is in a state where it can be made without problems, and if it is 70 to 89 points, caution is required. This indicates that the contract is possible even though some conditions are unfavorable. A score of 50 to 69 points indicates a state where re-examination is required, and there is a possibility that the contract conditions are inappropriate. A score of 0 to 49 points indicates a state of contract non-suitability, where the contract is impossible due to legal issues.

[0128] In the embodiment, the processor (130) sets a score for each condition of the evaluation items, including ownership status, appropriateness of the sale price, stability of contract conditions, and lease relationship, for calculating the contract suitability score. For example, the ownership status is set to a maximum of 40 points. When checking the real estate registration status and looking up the certified copy of the land register, if ownership is clear, +40 points are given to the property, and points are deducted if there is a mortgage, provisional registration, or provisional attachment. Additionally, if there is an ownership dispute, the score may be treated as 0 points based on the judgment of contract non-suitability.

[0129] In addition, the appropriateness of the sale price is rated at a maximum of 30 points, based on the results of comparing actual transaction prices and market prices.

[0130] +30 points are awarded if the sale price is within ±10% of the market price when compared to the transaction price of the same area and same size within the last 6 months. If the sale price is 20% or more higher or lower than the market price, points are deducted.

[0131] Additionally, the processor (130) assigns up to 20 points to the stability of the contract conditions and reviews whether the ratio of the down payment, intermediate payment, and final payment is normal. Afterward, it evaluates it by comparing it with general real estate contract conditions (down payment 10%, intermediate payment 30%, final payment 60%). In the embodiment, points are deducted if the down payment is set to be excessively low or high above a certain percentage.

[0132] In addition, the score for the lease relationship item is assigned a maximum of 10 points, and the existence of an existing tenant and the possibility of protecting the Jeonse deposit are reviewed. In the example, +10 points are awarded if there is no tenant, and +5 points are awarded if there is an existing tenant and the succession status is clear in the contract. If there is a legal dispute related to the lease, 0 points are assigned to require re-examination.

[0133] Additionally, in the embodiment, the processor (130) assigns the possibility of deducting up to -20 points for special clauses and other risks. In the embodiment, the processor (130) detects risk factors in the special clauses of the contract and deducts points if specific conditions are excessively disadvantageous to the buyer. For example, the processor (130) deducts -10 points if there is an unfair clause such as "no return of deposit upon contract cancellation," and deducts -20 points if there is a possibility of legal dispute regarding the special clause.

[0134] Below, we will look at FIG. 3. The real estate transaction method illustrated in FIG. 3 can be performed by a trust company server (100) including a processor (130).

[0135] Meanwhile, FIG. 3 is merely illustrative, and the concept of the present invention is not to be interpreted as being limited to that shown in FIG. 3. For example, each step may be configured in a different order than that shown in FIG. 3, at least one of the steps shown in FIG. 3 may not be performed, or one or more steps not shown in FIG. 3 may be additionally performed.

[0136] Below, a real estate transaction method using an escrow system that improves the stability of real estate transactions through a trust function will be described in order. Since the operation (function) of the real estate transaction method according to the embodiment is essentially the same as the function of the system, descriptions that overlap with FIGS. 1 and FIGS. 2 will be omitted.

[0137] Figure 3 is a diagram illustrating a real estate transaction process using an escrow system that improves the stability of real estate transactions through a trust function.

[0138] Referring to FIG. 3, in step S110, the trust company server identifies the transaction down payment, intermediate payment, and final payment of the real estate listing as the terms of sale, respectively, and monitors the deposit and withdrawal history of the escrow account. In step S120, the contract execution stage is identified by comparing the monitoring results with the respective terms of sale. In step S130, whenever the contract execution stage is completed, a notification message including the contract stage, the deposit / withdrawal amount, and the time of deposit / withdrawal is transmitted to the buyer terminal, the real estate agent terminal, and the seller terminal. In the embodiment, the execution information of the terms of sale includes deposit / withdrawal information and legal reporting information.

[0139] The contract conclusion stage includes the deposit of the down payment, the deposit of the intermediate payment, the deposit of the final payment, and the transfer of ownership stage. Subsequently, in the S140 stage, fees to be paid to the real estate agent, judicial scrivener, and tax accountant, as well as escrow fees, are calculated after the completion of the real estate contract conclusion, and the calculated fees are paid. In the embodiment, the fee to be paid to the real estate agent is calculated as a certain percentage of the real estate contract amount, the fee to be paid to the judicial scrivener is calculated by adding the registration transfer fee and legal consultation costs, and the fee to be paid to the tax accountant can be calculated by including the costs for calculating and reporting acquisition tax, capital gains tax, and other real estate-related taxes.

[0140] The escrow system according to the embodiment generates and outputs sales contracts, trust contracts, expense statements, etc., in the forms designated by the escrow company and the trust company, thereby providing the effect of ensuring fairness, transparency, and objectivity of the contract and securing the reliability of the contract between the seller, the buyer, and the escrow company.

[0141] In addition, through the embodiments, the deposit and withdrawal of purchase price, such as down payment, intermediate payment, and final payment, are performed using an escrow account, and since the payment of the purchase price is handled directly by the escrow company and the transfer of ownership is handled directly by a reputable trust company at the request of the escrow company acting as the trust administrator, it provides the effect of fundamentally blocking the possibility of transaction accidents and financial accidents.

[0142] In addition, since the ownership is transferred to the trust company simultaneously with the contract, the embodiment provides the effect of preventing double sale and fraud caused by the seller's fault (the trust company secures ownership through trust registration) and fundamentally blocking compulsory execution such as provisional attachment, provisional disposition, and provisional registration.

[0143] In addition, through the embodiments, it provides the effect of preventing disputes and lawsuits between parties related to the contract, such as delays in the payment of interim and final payments, and ensuring transaction stability.

[0144] In addition, through the embodiment, in the event of a delay in payment of the purchase price, ownership is returned to the seller at the request of the trustee, the escrow company, and at the same time, the escrow company returns the interim payment to the buyer and terminates the contract, thereby providing the effect of preventing the occurrence of contract-related disputes such as lawsuits for the return of the interim payment.

[0145] In addition, through the embodiment, even when the contract is cancelled by the seller after the payment of the deposit, the escrow company receives the penalty and pays it to the buyer, thereby providing the effect of preventing a lawsuit for a penalty claim resulting from the cancellation of the contract.

[0146] In addition, the secure transaction provided in the embodiment is applicable to leases and provides the effect of satisfying the need for a safe transaction when overseas compatriots purchase real estate located in Korea. Furthermore, by responding to escrow requests when foreigners trade domestic real estate, it can provide a safety mechanism for lease agreements involving expatriates of foreign corporations stationed in Korea.

[0147] In addition, in the embodiment, when the tenant pays the balance, the trust registration is performed after the escrow company analyzes the rights regarding the leased property, thereby providing the effect of protecting the tenant, and since ownership is preserved by trust during the lease period, it provides the effect of preventing infringement of rights such as Jeonse fraud, provisional attachment, provisional disposition, and provisional registration.

[0148] In addition, through the embodiment, the lessee is designated as the priority beneficiary of the trust, and in the event of non-return of the security deposit, the escrow company acts as the trust administrator to request a public auction and secures the security deposit from the proceeds of the public auction, thereby protecting the lessee and providing the effect of preventing litigation due to non-return of the security deposit.

[0149] In addition, through the embodiment, when a Jeonse deposit return guarantee from HUG (Housing & Urban Guarantee Corporation) or a deposit loan from a financial institution is executed, HUG or the lending financial institution is designated as the first priority beneficiary of the trust, thereby providing the effect of preventing guarantee accidents and loan defaults.

[0150] In addition, through the embodiments, when the lessor fails to pay or is unable to pay the Jeonse deposit, the request for public auction to recover the deposit, the receipt of the auction proceeds, and the repayment are performed by the escrow company acting as the trustee, thereby providing the effect of relieving the workload of the lending financial institution or HUG.

[0151] Meanwhile, the methods according to the various embodiments of the present invention described above can be implemented in the form of an application or software program that can be installed on an existing electronic device.

[0152] In addition, the whole or part of the method may be composed of multiple software function modules and implemented on an operating system (OS). Alternatively, each step may be composed of a single software function module, or each step may be combined to form a single software function module and implemented on an operating system. Therefore, even if all of the embodiments of the present disclosure are not implemented as a single software function module, if multiple software function modules implement each step of the present disclosure and multiple software function modules are implemented on a single operating system, it can be understood that the method of the present disclosure has been implemented.

[0153] In addition, the methods according to the various embodiments of the present invention described above can be implemented solely through software upgrades or hardware upgrades of existing electronic devices. Furthermore, the various embodiments of the present invention described above can also be performed through an embedded server equipped in an electronic device or an external server of the electronic device.

[0154] Meanwhile, according to one embodiment of the present invention, the various embodiments described above may be implemented as software comprising instructions stored on a computer-readable recording medium using software, hardware, or a combination thereof. In some cases, the embodiments described herein may be implemented as the processor itself. According to the software implementation, embodiments such as the procedures and functions described herein may be implemented as separate software modules. Each of the software modules may perform one or more functions and operations described herein.

[0155] Meanwhile, a computer or a similar device may include a device according to the disclosed embodiments, which is capable of calling instructions stored from a storage medium and operating according to the called instructions. When said instructions are executed by a processor, the processor may perform a function corresponding to said instructions directly or by using other components under the control of said processor. The instructions may include code generated or executed by a compiler or an interpreter.

[0156] A computer-readable recording medium may be provided in the form of a non-transitory computer-readable recording medium. Here, "non-transitory" simply means that the storage medium does not contain a signal and is tangible, without distinguishing whether data is stored semi-permanently or temporarily on the storage medium. In this context, a non-transitory computer-readable medium refers to a medium that stores data semi-permanently and is readable by a device, rather than a medium that stores data for a short moment, such as registers, caches, or memory. Specific examples of non-transitory computer-readable media may include CDs, DVDs, hard disks, Blu-ray discs, USBs, memory cards, and ROMs.

[0157] As described above, exemplary embodiments have been disclosed in the drawings and specification. Although specific terms have been used to describe the embodiments in this specification, they are used only for the purpose of explaining the technical concept of this disclosure and are not intended to limit the meaning or the scope of this disclosure as defined in the claims. Therefore, those skilled in the art will understand that various modifications and equivalent alternative embodiments are possible therefrom. Accordingly, the true technical scope of protection of this disclosure should be determined by the technical concept of the appended claims.

Claims

Claim 1 In an escrow system that enhances the stability of real estate transactions through a trust function, the system comprises: a seller terminal for selling real estate; a buyer terminal for purchasing said real estate; a licensed real estate agent terminal for generating a real estate sales contract; and a trust company server that receives said real estate contract, identifies real estate contract conditions included in said contract through text analysis of said contract, and executes the real estate contract process according to said contract conditions and execution information of said contract conditions. ...including, and the trust company server identifies the transaction down payment, intermediate payment, and final payment of the real estate listing as respective sales conditions, monitors the deposit and withdrawal history of the escrow account, identifies the contract execution stage by comparing the monitoring results with the sales conditions, and whenever the contract execution stage is completed, sends a notification message including the contract stage, deposit / withdrawal amount, and deposit / withdrawal time to the buyer terminal, real estate agent terminal, and seller terminal, and the execution information of the sales conditions includes deposit / withdrawal information and legal reporting information, and the contract execution stage includes the down payment deposit stage, intermediate payment deposit stage, final payment deposit stage, and ownership transfer stage, and after the completion of the real estate contract execution, the trust company server calculates the fees to be paid to the real estate agent, judicial scrivener, and tax accountant, as well as the escrow fee, and pays the calculated fees, the fee to be paid to the real estate agent is calculated as a certain rate of the real estate contract amount, the fee to be paid to the judicial scrivener is calculated by adding the registration transfer fee and legal consultation fee, and the fee to be paid to the tax accountant is acquisition tax, The trust company server, which calculates including capital gains tax and other real estate-related tax calculation and reporting costs, sets a payment schedule for the purchase price using the time of receiving the real estate contract from the broker terminal, and the set payment schedule includes a deadline for the down payment, a deadline for the intermediate payment, and a deadline for the final payment; and when the trust company server receives the real estate contract from the broker terminal, sets the period from the time of receipt to the first period as the deadline for the down payment, and when the payment of the down payment is confirmed,The period from the time when the payment of the above down payment is confirmed to the second period is set as the deadline for the payment of the intermediate payment, and when the deposit of the above intermediate payment is confirmed, the period from the time of the payment of the above intermediate payment to the third period is set as the deadline for the payment of the final payment, and the above first, second, and third periods are calculated according to the amounts of the down payment, intermediate payment, and final payment, and when the above trust company server sets the period from the time of receipt of the contract (T0) to the first period (T1) as the deadline for the payment of the down payment, mathematical formula 1 for calculating the deadline for the payment of the down payment according to the amount of the down payment (C), Calculate the down payment payment deadline through the above mathematical formula 1, where T0 is the time of receipt of the real estate contract, α1 is the default set down payment payment deadline, β1 is a variable coefficient based on the down payment amount, C is the down payment amount, P is the total sale price of the real estate, and when the period from the time of down payment payment confirmation (T1) to the second period (T2) is set as the intermediate payment payment deadline, mathematical formula 2 calculates the intermediate payment payment deadline according to the intermediate payment amount (M). Calculate the interim payment deadline through the above mathematical formula 2, where T1 is the time of confirmation of down payment payment, α2 is the default set interim payment deadline, β2 is a variable coefficient based on the interim payment amount, and M is the interim payment amount, and when the period from the time of confirmation of interim payment payment (T2) to the third period (T3) is set as the final payment deadline, mathematical formula 3 calculates the final payment deadline according to the final payment amount (R). An escrow system for real estate transactions, wherein the deadline for the final payment is calculated through the above mathematical formula 3, where T2 is the time of confirmation of the interim payment, α3 is the default set deadline for the final payment, β3 is a variable coefficient based on the amount of the final payment, and R is the amount of the final payment. Claim 2 In Paragraph 1, the aforementioned trust company server transfers ownership of the real estate property to the trust company simultaneously with the conclusion of the contract upon confirmation of the deposit of the purchase price, including the down payment, intermediate payment, and final payment; if the payment of the purchase price is delayed beyond the set time, it returns the ownership to the seller, terminates the contract after returning the intermediate payment to the buyer, performs a rights analysis of the leased property based on the contract upon the tenant's payment of the final payment, registers the trust according to the results of the rights analysis, and designates the tenant as the priority beneficiary of the trust; if the security deposit is not returned after the contract period, the escrow company, acting as the trust administrator, requests a public auction and secures the security deposit from the proceeds of the public auction; and if a Jeonse security deposit return guarantee from HUG (Housing & Urban Guarantee Corporation) or a security deposit loan from a financial institution is executed, the aforementioned trust company server designates HUG or the lending financial institution as the first priority beneficiary of the trust to prevent guarantee accidents and loan defaults, and for the recovery of the security deposit in the event that the landlord fails to pay or is unable to pay the Jeonse security deposit An escrow system for real estate transactions that performs public auction requests, receipt of public auction proceeds, and repayment. Claim 3 delete Claim 4 delete Claim 5 In Paragraph 1, the trust company server verifies the ownership status, mortgage, and provisional registration status of the real estate from the real estate registration system, and verifies the real estate market price, officially assessed land value, and transaction history to analyze contract suitability; it determines the contract suitability of the property by reviewing suitability items including the ownership status, appropriateness of the property price, and suitability of contract conditions; in the process of verifying contract suitability, it identifies the existence of legal issues including mortgages, provisional attachments, provisional dispositions, and provisional registrations; if ownership is unclear, it determines the contract to be unsuitable; in the process of verifying the appropriateness of the property price, it queries recent actual transaction price and officially assessed land value data from the real estate database; if the sale price in the contract differs from the market price by more than a certain level, it sends a warning message to the buyer; and, by assigning a certain score to the above suitability items and classifying the results of the contract suitability review into contract possible, caution required, and contract unsuitable stages according to the range of the total score for contract suitability converted according to the detailed conditions of the above suitability items, it generates the results; the above contract possible is when ownership, price, and contract conditions are normal and there are no legal issues, and the above caution required is when a mortgage is set in the contract conditions, An escrow system for real estate transactions where there are specific circumstances including the need for lease succession, and the above contract non-conformity is a case where the property is unreliable due to legal issues including provisional attachment or unclear ownership.

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