How to charge for Xinglin residential property?

The first thing to say is: buying a house must be rational, and all parties should be cautious after considering it clearly! The following are the precautions for people who want to buy second-hand houses:

1. Determine all the available money on hand and get the total.

2. Calculate the maximum amount you can borrow. The number of provident fund loans needs to be inquired from the provident fund management website. The longest commercial loan is 25 years, which gives you a general understanding of your down payment.

3. Because second-hand houses generally need to find an intermediary, on the basis of the house payment, we have to calculate the intermediary fee (2%~3% of the total house price) and the transfer deed tax (1.5%). If an intermediary is needed to help with the loan, there are also loan fees (3000 provident fund, 1800 commercial loan) and decoration fees (generally 40,000-60,000). The remaining money is the down payment of the house price, because the down payment of the second-hand party is 50%, so the down payment ×2 is the total price of the house you can buy.

4. Determine the average price of the lot to be purchased, the area and structure of the house (orientation, residence and building type).

5. Find a real estate agency and inform yourself of your needs, such as location, housing area, structure, and the total house price you can pay (not to mention tens of thousands, because the total house price will go up when you really start buying a house). Find more agencies and ask about their agency fees and compare them.

6. According to the housing provided by the intermediary, pay attention to the following points:

(1) It is best to look at the house at night and after it rains. Night is a time for people to rest. At this time, you can observe whether the lights and noise outside the house affect the rest. After the rain, you can observe the roof and walls to see if there is water leakage;

(2) Be sure to live at the scene when looking at the house to prevent the intermediary from eating the difference;

(3) The household mainly provides the property ownership certificate and ID card to verify the property owner and see if there are * * * people in the house. (If other people own the house, they should know whether the * * * people agree to sell the house, otherwise there will be legal disputes in the future), and the construction year of the house;

(4) Ask the householder for relevant information, such as: why sell the house, whether the house has been renovated, how much the residential property management fee is, how to heat it, whether the house is mortgaged, etc. If the householder is eager to sell, he must ask the reason cleverly to prevent regret after buying;

(5) See whether the supporting facilities around the house are complete, such as restaurants, shopping malls, entertainment, transportation, banks and hospitals. , are convenient, you can consult in more detail whether there are nurseries, kindergartens and schools around;

(6) Go to the property and ask about the property fee.

7. Look at several houses and shop around. You must buy something that basically meets the requirements. Don't make a hasty decision because of the urging of the intermediary. If it is not good, don't buy it. If it's good, start quickly.

When you decide to buy, if the total house price is higher than you expected, you can bargain. If you know that the householder is eager to sell, on the one hand, you can show the sincerity of buying and ask for a lower price. Remember: don't exceed your ability. If you exceed it, you'd rather not buy it, because it will make your future life very embarrassing.

When bargaining, it is recommended to talk to the intermediary about your ideas, instead of bargaining in front of the head of the household, because in this case, the head of the household will give some reasons, and even make you feel embarrassed, and you can't cut the final price. Moreover, the places to talk about prices are generally in intermediary venues, and a group of intermediaries hold their own words. Unless you have strong willpower and amazing persuasion, it is difficult to reduce the price. Therefore, tell the intermediary directly about your price, and don't buy it if it exceeds this price. It is up to the intermediary and the head of the household to decide. Of course, if you like this house very much and the price is affordable, you can also negotiate the price directly with the owner.

9. After negotiation, both parties sign the contract, and the day of signing the contract should be in the morning, so that there is enough time to carefully check the details of the contract, especially the liability for breach of contract. The specific expenses stipulated in the contract are as follows:

project cost

Stamp duty of 0.05% of the total house price

Total house price of deed tax 1.5%, at the cost of 5 yuan.

Warrant agency fee: the buyer 1%, and the seller's 500 yuan intermediary service fee is 2%.

All paid by the buyer

The land transfer fee is 65,438+0,560× 65,438+0% × the construction area premium is 65,438+0,000 yuan.

The loan service fee accumulation fund is 3,000 yuan, and the business 1800 yuan is 4,800 yuan.

5.5% business tax will be levied within five years, and ordinary houses will be tax-free for more than five years, which is 5.5% above the norm.

Personal income tax is the difference between the contract price and the original purchase price plus 20% of reasonable expenses or 1% of the contract price within five years.

In addition, there may be a public maintenance fund, which the owner needs to pay if he doesn't go to the house.

Because the contract signed now is a "stock house contract" agreed by the state, there is a loan between them, that is to say, if the buyer cannot make a provident fund loan or the loan is insufficient, he will choose two ways, one is to make a commercial loan, and the other is that the buyer cancels the contract and does not pay the liability for breach of contract. The second one is very beneficial to the buyer, but in most cases the seller will not agree, so this one should be carefully considered.

The contract signed must have the contact information of the buyer and the seller, otherwise the contract will be refused and the intermediary does not want the buyer and the seller to contact each other. But once the house has problems, it will be very troublesome for buyers to find sellers. Remember: before signing the contract, the buyer is strong. If you insist, the intermediary will agree.

10. After the contract is signed, the buyer shall pay 10% of the total house price as the down payment, and may sign a supplementary agreement according to his own needs. As a buyer, the terms that may be needed are:

(1) Submit the property inspection one day before the transfer, and transfer the property the next day after the inspection;

1 1. Thereafter, the buyer shall provide:

(1) Annual Income Certificate stamped by the personnel department;

(2) Certificate of Payment of Provident Fund stamped by the financial department;

(3) the original and photocopy of the household registration book;

(4) a copy of the ID card;

(5) Unmarried persons should provide proof of unmarried, which should be handled in the civil affairs department;

(6) The Applicant's Credit Information Form provided by the intermediary mainly includes: unit information, provident fund account number, personal work situation, loan application method, etc.

(7) Two copies of the Certificate of Work and Income of the Loan Applicant issued by the Housing Fund Management Center of the central state organ provided by the intermediary (because I ran the State Administration of Taxation);

(8) The down payment statement provided by the intermediary shall be signed by the buyer and the seller.

12. During the down payment period, the intermediary will conduct a preliminary examination of the buyer's loan ability, sign a down payment agreement (that is, how much down payment to pay), the buyer's specific information (unit, contact information, loan amount, how many years, and how to repay), and the income certificate stamped by the personnel department (including monthly income and monthly expenditure).

About the loan: You can check the loan calculator online to determine the way you need to repay the loan:

(1) Equal principal and interest: the same every month, which is convenient for calculation and family budget expenditure;

(2) Average capital: every month is different, and the first month is the most. Compared with equal principal and interest, you can pay less interest. If you have extra money to repay the loan in advance, this method is better. However, it is necessary to consider whether the monthly repayment amount can be repaid.

Because provident fund loans are entrusted intermediaries, the specific matters are not clear.

13. The buyer and the seller go to the property to handle the transfer of the property fee and heating agreement.

14. The buyer pays the intermediary service fee and loan service fee, in addition to the evaluation fee.

15. The buyer, the seller and the intermediary jointly pay the land transfer fee (Land Resources Bureau), handle the deed tax (Local Taxation Bureau), pay the deed tax (China Merchants Bank), pay the stamp duty and transfer the ownership (Construction Committee).

16. Submit the property for inspection within 5-8 working days after the transfer. If the Seller fails to pay the overdue fee, an overdue fine of four ten thousandths of the house price will be charged every day. Property delivery includes: (it is recommended to do it before the transfer, because the seller will get the house payment soon after the transfer, so the buyer is not binding on the seller), bring his own pen, paper and calculator, and it is best to bring invoices for electricity, water and gas paid by other families, so as to have a price basis.

(1) Whether the house is damaged in a large area, whether the water and electricity are in good condition, and whether the toilet is blocked;

(2) The seller shall pay the difference between the water meter reading and the recently paid water fee notice × the unit price indicated in the notice. The gas fee is the same as above, the electricity fee depends on the electric card index, and the buyer needs to pay the value multiplied by the unit price;

(3) Cable TV and telephone transfer are not recommended, because it is more troublesome, especially telephone;

(4) the key to the house, and then the lock should be changed. If it is recently renovated, you can also wait for the security door to be installed;

(5) The invoice payment of public maintenance funds is now generally postponed, which is not very clear;

(6) Whether the account has been moved out, if the seller has not moved out, the buyer's account cannot be moved in.

(7) Finally, it must be added: From? Month? The house expenses shall be paid by the buyer after (delivery date), and the previous expenses shall be paid by the seller.

17. The intermediary will pay the loan money to the seller.

18. How to set up a loan account and how to repay it? How to repay the loan in advance

To sum up the buyer's process, there are several points that need to be emphasized again:

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(2) Secondly, the most important thing is that it is difficult to find good sellers and intermediaries, but if you really do it, you will get twice the result with half the effort. The so-called "heart-to-heart" can roughly judge a person's way of doing things from his appearance, and his character can also be seen from his manners.

(2. 1) When meeting with the intermediary, you can ask some questions, such as: the buyer's process, loan procedures, loan types, which loan method is better to repay the loan in advance, the fees to be paid (which they generally know), and how to submit the property. If he can basically answer it, it means that he is still familiar with the business. If you have to ask someone else, or it is inconsistent with what is written above.

(2.2) When talking with the intermediary, we can also see whether he is confident and responsible in doing things and considering problems. The responsible intermediary will tell you the information you need to prepare and the things you need to consider in advance, instead of letting you sign the contract. As a result, you will be caught off guard when you arrive at the scene and say that you want to fill in the loan information. Finally, don't get carried away just because he said a few good words, thinking that he is a family. Remember: the intermediary and the seller are always together, making money from the buyer.

(2.3) The seller pretends to be pitiful, saying that his salary is very small and his children are disappointing. Now that the child is married, he has bought a big house and can't repay the loan until the house is sold. After a few words, they will win your sympathy and spend a lot of money. It is true that some of what they say is true, but remember: you are not a millionaire, you bought a house with your hard-earned money. You can't waste money just because you sympathize with others. If you say that people are too pitiful and give more, then I suggest that you donate it to Project Hope, so that you can get some honors.

(2.4) The seller is quite melodramatic and haggle over every ounce. After buying a house, the property was inspected and the water and electricity charges were calculated. When the seller said that the invoice paid last month was lost, he found a water bill with only the unit price of water. Fortunately, I borrowed various invoices from others before, and there should be two water charges, one is the unit price of water charges and the other is the unit price of sewage treatment fees. After that, they have to settle the electricity bill because their family is afraid of electricity. I bought 2000 yuan of electricity at once, and now I want to transfer it to me. Because the electricity bill has increased by 0.8 points during the period, I mean to settle at the previous price. They don't agree, thinking that they earned the increased money. After several discussions, I'm too lazy to care about 10 yuan's money, so forget it. I didn't expect them to suggest that the aluminum window on the balcony was installed by themselves. If we decorate it, they will return it. Don't!

Signed a supplementary agreement: (1) The housing-related expenses shall be paid by Party A before the delivery date, and then by Party B (to prevent previous creditors from asking us for money in the future); (2) If Party B doesn't need the aluminum alloy window on the balcony when decorating (later they asked for the security door and gave it all), then inform Party B to handle it within three working days, otherwise it will be considered as giving up; (3) After Party A obtains the household registration book of the house currently purchased, it will immediately move out of the household registration.

Finally, Chairman Mao said that "political power comes from the barrel of a gun". Why? It is because you have goods in your hand that people listen to you. In the process of buying a house, money is the authority from the beginning, to the transfer, to the grandfather, and then to the grandson. Therefore, when you become a grandfather, you should make full use of your own strength to fight for your rights!

(3. 1) After seeing the house you are satisfied with, you always have to bargain. At this time, the intermediary will tell you: talk to the seller yourself, we are not good at intermediate blending. Ignore him, just say that I am satisfied with this house now, but the price is too high. Please let the house drop again and let the intermediary do these things. The so-called "talking about money hurts feelings", everyone feels uncomfortable when you sit down with the seller. Let the intermediary do uncomfortable things, take your money and you should do things for you!

(3.2) Intentionally push back and ask the intermediary to provide contract samples and carefully study the research content. It doesn't matter if he doesn't provide it. Now Beijing has agreed to the "Beijing Stock House Contract", which is also available online. I won't read it until the day of signing. A lot of content is not carefully read, so I signed it in a fog.

(3.3) It is required to sign a supplementary agreement, one of which is "conduct property right inspection * * days before transfer, and handle house transfer after inspection". Originally, the contract was for property inspection after the transfer, but from my painful lesson this time, it is necessary to conduct property inspection before the transfer. The advantages are: (1) Although the money is already in the intermediary account at this time, the seller can't get the money and the power remains. (2) Power is in hand, but words are hard. The seller is eager to get the money, and will not be melodramatic about the cost of water, electricity and gas, nor will he move out of his account, nor will he ask for aluminum alloy windows, otherwise you will say: the property cannot be submitted for trial, wait a minute. At this time, sellers and intermediaries will be anxious, and I think they will be much more honest; (3) After the property is submitted for examination, the key is in your hand, so that there will be no embarrassing situation that others still live in the house after the transfer. I'm so unlucky. According to the contract, the property shall be submitted for inspection within 5-8 working days after the transfer. As a result, when people get the money, they are not in a hurry. They didn't submit it until I said that I would claim for compensation according to the liability for breach of contract without sending it for inspection. At this time, the intermediary has already collected the service fee, and the attitude is obviously different from before. From grandpa to grandson, very unpleasant!

(3.4) Inform the intermediary Every time you want to inform the intermediary, you should tell yourself what to do and what materials to prepare a few days in advance. If he asks you to do something other than this when you get there, you can completely refuse, or take it back and think it over before making a decision. Intermediaries often do things like this to make you make a decision in a short time, but if you do, the decision you make under normal circumstances is exactly what he wants, so you can't be fooled!

Buying a house is actually a very important thing for a working class like me, but it has become very annoying and painful in the current housing market that lacks strict supervision system and the social atmosphere that is increasingly lacking in integrity. I just want to provide some help to people who are buying or preparing to buy second-hand houses, so that they can eat less, fall into traps and have less bad breath. I also sincerely hope that the national real estate market will become more and more perfect and attractive. Express your best wishes (perhaps fantasies) with Du Fu's poems: "There are thousands of spacious buildings, and the poor in the world are happy!"

After considering the average price of surrounding houses, the seller makes a preliminary evaluation of his own house, and then entrusts an intermediary to sell the house. Just state that net income is needed, and the rest will be paid by the buyer.

On the day of signing the contract, the seller must carry the documents: the original project standard house ownership certificate, the original house purchase agreement, the original owner's ID card and the original owner's household registration book. If the property owner has a spouse, he must also bring the spouse's consent to sell, marriage certificate, spouse's ID card and spouse's household registration book.

After signing the contract, you can sign a supplementary agreement according to your own needs. As a seller, you may need the following terms:

(1) On the day when the transfer is completed, the intermediary will pay the house price paid by the buyer to the seller; (It is not needed in the new house stock contract, because there is a fund supervision account, which is kept by the state. I don't know how to get the house payment. It is estimated that the money should be transferred and taken with proof. )