housing loans

Purchase process: Understand the loan market knowledge →→→→ Evaluation, and understand the information that buyers are looking for →→→→→

Negotiation skills →→→→→→→→→→→ Specific requirements for matters needing attention in house inspection →→→→→ Determination of transaction price contract → Preparation of transaction materials for personal ability margin → Evaluation →

Apply for after-tax mortgage loan →→→→→→ transfer ownership and pay down payment. The mortgage bank issues a new card, and the transfer balance→ resettlement house.

Understand the conditions of mortgage loan

Personal second-hand housing mortgage loan business of Shenzhen Development Bank;

1 Basic conditions for applying for a mortgage.

(1) must be at least 18 years old and have full civil capacity as a natural person;

(2) Have stable income, good credit record and repayment ability, loan principal and interest, and provide formal income proof documents; life

(3) Apply for a loan and be under 60 years old at present;

(4) Where there is a general mortgaged property, the loan must be decided as the main applicant, and the main applicant must meet the above conditions, and other * * * people are used as collateral, which is the same as the mortgage registration procedures;

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(5) The service life of mortgaged real estate and mortgage loan is generally not more than 30 years;

(6) The borrower signed the first house with his own house and paid a price of not less than 30% of the purchase price.

(7) banks. Financial arrangement amount of content type

Housing provident fund loans involve a wide range of loans, but nothing more than the most important housing loans (figures), term and interest rate. When introducing these three issues, it is necessary to explain three kinds of existing refinancing loans: individual housing loans, individual housing entrusted loans and individual housing portfolio loans. Personal housing provident fund loans are commercial loans provided by commercial banks, and personal housing provident fund management center entrusted loans issued by commercial banks are entrusted policy loans, and personal housing portfolio loans are a combination of the two.

Housing provident fund loan: low-interest loans should be preferred for housing provident fund paid by residents who have participated. Subsidized housing provident fund loan policy loan interest rate is very low, only lower than commercial bank loan interest rate (only half of commercial bank mortgage interest rate) but lower than commercial bank deposit interest rate in the same period, that is, housing provident fund with spread between mortgage interest rate and bank deposit interest rate. At the same time, housing provident fund loans in mortgage insurance and other related procedures and costs of half the process.

Commercial personal housing loan: These two loans are only used by employees of the company, and the conditions are relatively limited, so you have not missed anyone's application for housing provident fund deposit, but people can apply for personal housing loan business to provide bank guarantee, which belongs to bank mortgage loan. As long as the proportion of funds required for housing loan is not less than 30%, and it is purchased as the down payment, and the bank has approved the loan or pledged assets in the bank account as collateral or the unit or individual with sufficient compensatory ability as the guarantor to repay the loan principal and interest, and bear joint and several liability for compensation, you can apply for a bank mortgage loan.

Loans to individual housing buyers

Combination: The maximum amount that can be awarded by the housing provident fund management center is usually 10-39 yuan. If you buy a house above this limit, you just want to borrow money from a commercial bank to buy a house. These two kinds of loans are collectively called loan portfolio. This business can be handled by the bank's real estate credit department. The loan portfolio is more moderate and the loan amount is larger, which is the choice of more lenders.

Entrusted individual housing loans (provident fund loans) have the highest cost performance, and individual housing loans (commercial loans) have the heaviest interest burden, but there is little difference in the specific repayment period. Let's take a look at the list and compare it.

Contrast: Suppose a couple wants to buy a 500,000 one-off house, and use their own funds to pay 30% of the down payment, that is, 654.38+0.5 million, and 350,000 apply for the remaining loan for more than 654.38+0.5 years. The monthly income is 6,000 yuan, and the monthly provident fund contribution ratio is 20% (enterprises and individuals each bear half). At present, 40,000 yuan accounts for the fund. The interest burden of commercial loans is much higher than that of policy loans, reaching 1/3. The total monthly payment of nearly 50,000 yuan exceeds 10%, which is not a small amount. It seems that individual housing loans should be chosen according to the nature of entrustment, but no, couples can't rely entirely on individual housing entrusted loans. Even if the magnification of the existing fund of 40,000 yuan is low 10, they can apply to calculate their own provident fund loan of 400,000 dollars, but it is impossible because the policy loan is only 300,000 yuan and 350,000 yuan. Therefore, the couple can only settle for the second best and choose a personal housing loan portfolio. So, they have to bear the burden of paying you every month? Speaking of which, their monthly repayment amount is 27,865,438 yuan +0.45 yuan, but part of the repayment period can be helped by them to meet the monthly provident fund deposit, which accounts for 20% of the total income, that is, 65,438 yuan +0.200 yuan/month, so they only need to pay their own mortgage fund () 2781.45-/kloc-0. However, without the support of the provident fund and relying entirely on commercial loans, the monthly repayment burden is still relatively heavy, but the mortgage burden of about 50% of the total income is still acceptable. It is suggested that buyers may wish to determine the purchase budget, carefully calculate and compare several schemes, and apply for corresponding loans.

2。 Mortgage loan information required by the applicant:

(1) Legal identification documents (ID card, household registration book, military officer's card, passport, business card, residence permit or other identification documents for overseas natural persons who have the right of abode in Chinese mainland when they return to China);

(2) The marital status of the borrower;

(3) Proof of the borrower's income or other repayment ability and loan principal and interest:

A. The income must provide the certificate issued by the work unit and the water deposited in the bank;

B foreigners need to provide personal tax payment documents to prove that they live in Zhuhai (excluding Hong Kong and Macao);

C. Self-employed: In addition to the unit that provides proof of income, it is also necessary to provide its own business license, bank statement (water deposit) or other real estate, car driving license and other explanatory materials about the borrower's income and contribution ability;

Collateral valuation report

(4) issued by a real estate appraisal agency recognized by the bank;

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(6) Pay the down payment of not less than the price of the commercial house minus 30% of the total approved purchase price; (7);

(8) Other documents or materials required by the bank.

3。 The seller shall provide:

(1) If the seller is an individual, the legal and valid proof of personal identity;

(2) The supplier provides the business license, organization code certificate and legal representative certificate for the enterprise;

(3) Property certificate for sale: there is a Property Certificate that can provide real estate, but there is no evidence to prove that the real estate has provided a purchase contract that meets the legal requirements;

(4);

(5) Other documents or materials required by the bank.

4。 Loan amount, term and interest rate: (1) Loan amount: 70% of the house price approved by the Supreme Bank; (2) Loan term: 30 years at the longest; (3) Interest rate: It shall be implemented according to the Regulations of China People's Bank on the Administration of Housing Loan Interest Rate.

The above information is for reference only. For details, please consult the relevant personnel of the loan bank.

You can also apply for the purchase of second-hand housing provident fund loans, commercial loans and loan portfolios. The basic requirements for borrowers are no more than 65 years old, and women are no more than 60 years old. Non-local residents can also apply for the purchase of second-hand housing mortgage loans. The maximum housing appraisal price of provident fund loans is 50%, and the financing loan management center with the longest ten-year period and many years will provide funds, subject to the query results. The loan portfolio evaluates 70% of the house price, and the unit provident fund loan with insufficient amount can be part of commercial loan, with the longest term of 15 years. 15 The appraised value of the house can reach 70% of the longest term of the pure commercial credit line. The monthly repayment of fund portfolio and commercial loans shall not exceed 50% of the total household income. It is worth noting that the amount of second-hand housing loans is the calculation of collateral, not the valuation result of the calculated housing transaction price.

The application process of provident fund loan and portfolio loan is generally as follows: fund inquiry, house evaluation, signing loan contract, bank mortgage review and notarization contract, accepting the registration of property rights trading center, and bank lending other warrants.

The application process of commercial loan is generally: house evaluation, signing loan contract, mortgage contract, bank audit, notarization, insurance, accepting registration of property rights trading center, and sending other warrants to bank loans.

Under normal circumstances, the loan period from the beginning of the loan procedure to the bank loan is about 2.5-3 months. Because most residents want to sell their houses and return the principal in time, it is agreed that some guarantee companies and financial institutions can only greatly shorten the loan term by relying on the certificate of the trading center and the certificate of the loan term. The seller can get the house payment of 1-2 months in advance on the premise of standardizing the operating procedures of financial institutions in the early stage.

Understanding market freedom costs money.

1, pay attention to real estate information, collect information and keep abreast of the trends.

2. Please visit: Zhuhai Daily, the daily real estate column of Southern Metropolis Daily, and the news of Zhuhai real estate related websites.

3. Feedback the impact of Zhuhai's future urban planning and road construction. The above information can reflect the real estate sector of several other TV channels at that time.

4. Consult relevant professionals engaged in the real estate industry, such as real estate agents (also known as real estate agents) or friends with real estate transaction experience.

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Personal ability

1。 Time buyers should make choices within their own capabilities and do not need to be too greedy. In the ever-changing era, you can make a fortune by doing what you can.

2。 Of course, money is not too tight to do business, so buyers should continue to plan ahead. Material reasons, such as tightening capacity, rather than rising interest rates, are not worth it.

3。 Investors pay more attention to the choice of housing. The rate of return, appreciation potential and speed should be the real estate development or municipal planning and transformation in the next few years, so as to get twice the result with half the effort and learn more. Investment is not blind.

First, estimate your actual purchasing power on the basis of economic strength and repayment ability, buy a house, and determine the house, area, price, floor position, orientation to the school district and so on according to the needs of work and life.

Discover information-rich opportunities

This link is a continuous preparation, and you can get or inquire about relevant websites and primary election directories from newspapers, exhibitions and regular brand real estate agents.

"Three readings and two notes":

This organization is legal and looks credible. Choosing a second-hand housing agent is the key. Whether there is a business license to pay attention to, check its scale and service quality, and ask managers to show their real estate agency qualifications; The agency signs a standard contract with the agency, including fees, time limit, authority, etc. And claimed that it was one of the commission prices that someone should pay special attention to when selling the entrustment contract, so the agency earned the difference. Consumers should try to pay money to the agency and ask for a receipt, instead of selling it directly to the public, beware of money and two vacant rooms.

Two programs to see if it is a legitimate seller. Anyone who wants to carefully examine the sellers of other ownership certificates, deed tax certificates and ID cards are true and effective, and both husband and wife or ID cards are indispensable to the same owner. If this person is not selling the person's property rights, or involves the right of inheritance and distribution, once the on-site requirements of the parties occur, otherwise, the power of attorney shall be presented.

Third, see whether the house is for sale and whether it is legally circulated. Make it clear whether there are houses and other administrative organs sealed up and sold by the court, whether they are safe or have been included in the scope of demolition without the consent of the mortgagee, and whether the real estate license does not match the actual address of the house. If so, you can't buy or sell.

A piece of paper, on which is listening carefully to understand the objective situation of selling houses and other related situations. If the house is sold, utilities are debts, regardless of whether there are various risks of illegal renovation and decoration, and so on. This is also the key to avoid regretting some unsatisfactory situations after moving in.

Be careful not to be trivial. Don't listen to the intermediary saying that "the invoice can pay less tax points without a prescription" and "what is the actual area ratio of the householder who has the opportunity? The large area of real estate license is a "courtesy" to avoid petty bourgeoisie suffering big losses.

There are many factors to remember when looking at the house.

It is more desirable to solve the problem of 30 strokes of family watching movies:

At first glance, it looks at night instead of day. Understand the noise, lighting, safety and other nearby houses after dark.

Second, watch the rain instead of the sunny day. No matter how good the disguise is, it can't compare with a few days of rain. At this time, the water leaks and the water seepage is smooth.

Third, look, don't look, look at the patterns of building materials. Don't be fooled by beautiful buildings. The effective function of a house depends on well-designed patterns. Room structure, the structure of "second-hand house" is usually more complicated. Some houses have been rebuilt many times, and the structure is generally poor, with a square pattern, utility rate and shared area. Whether the layout of the house is reasonable, whether the facilities and equipment are complete and intact, etc. And the structure of the house is also studied in detail to find out whether the damage of the house is a structure with great harm such as decoration, selfless erection and reconstruction.

Fourth, the apartment is reasonable, has no shortcomings, and is particularly desolate; Is there too much or unreasonable pipeline layout, and is there any trace of water seepage on the ceiling? Are there any obvious problems on the wall, such as bursting or peeling?

Five, look, look at that corner. In the corner, look for cracks and water seepage.

6 Look, look at the decoration works. Especially every corner, windowsill, wall, ceiling, etc. They are all carefully crafted, so we should observe them carefully. These are all bargaining chips.

Look, don't look at the curtains you see outside the window. Be sure to open the curtains and look at the ventilation, lighting, exhaust pipe, etc. It's all good.

It is also important to see feng shui and a house with good feng shui. Although this is a bit superstitious, superstition is also a long-term experience of working people, or for some reason, not all letters may be disbelieved. Here are some things to remember: don't buy cigarettes before passing by, face the opposite corner of the floor, face the intersection and room.

9 errors, etc. Look at the stairs and the elevator instead of the fire escape. In case of disaster, the only way out.

10 Look, look at the power socket. A well-designed house fully enjoys the convenience of modern household appliances.

1 1 Look, look at the furniture. The vacancy is real.

12, he asked the doorman who didn't see his master. Any house is the best in the eyes of the owner, but the doormen and managers still know the situation. For the house, the environment and the neighbors, you must choose a good neighbor, especially you upstairs. Everyone in the building knows how important this is. He is upstairs for your day, and you, if this "day" is full of thunder, rain and water leakage, I wonder if you can tolerate him several times. If you have another quarrel and can't see the rise of the day, how can you suck? In fact, this is also a very good choice. You can quietly manage a safe relationship with the sales girl or the community, and both sides can inquire.

13 Look at the ground, not the sky. Pay attention to the ceiling and corners for leakage.

14 Look at the living room, kitchen and bathroom. The living room is the appearance of internal organs, kitchen and bathroom, household water purification, power system in place, easy to leak electricity, wrong position. Turn on the tap to observe the water quality and pressure, turn on the TV to see the picture clearly, watch several programs to confirm the power supply capacity of the house, and don't turn on the air conditioner in summer; Observe whether the indoor and outdoor wires are aging; Connect telephone lines, whether ordinary telephone lines or ISDN telephone lines; In the case of switching to natural gas, natural gas pipelines are already changing:

15, try not to look at the floor or top floor of the house. One is unsafe and the other is unsanitary. The third is not warm, hot in summer and cold in winter, and the fourth is not quiet. What is missing? The toilet is blocked. Big trouble.

16 Look, look at the house inside: whether private buildings are involved, pay special attention to arcades, awnings, balconies, and whether platforms are built. If the infrastructure is damaged due to construction or decoration, the other party must dismantle, restore or leave hidden dangers to avoid disciplinary management.

17, take a look and learn about the internal structure of the house, including the pipeline direction and the location of the load-bearing wall, so as to redecorate.

18 reading and property management level: how to charge for water, electricity and coal? Do you collect it at home or pay it yourself? The three tables are from the family, brand, speed, management, observation of public corridors, cleanliness of layout and closed cells of sightseeing elevators. What level of security? Look at the number and responsibility of security personnel, how about the greening of the community? What services does the property management company provide?

Take a look at 19: understand the price increase of hydropower coal; Property management fees and parking fees are charged according to the standard. Determine whether the original owner's expenses belong to the property management company, as well as water, electricity, coal and heating expenses.

Look at the history of old buildings: when was it built? Long-term use of land; Who is alive? What's the background? What is the purpose; Will something bad happen? Being owed money? Or theft or criminal cases.

Look at the nearby roads, railways and airports. When you hear the noise, the window obviously doesn't fit.

Looking from a distance, I can see the public places in the community, especially nightclubs, food stalls, fitness equipment and other places. If you become neighbors, staying with them will be accompanied by the same noise.

You see, from a distance, near the parking lot of the community (especially the lower one at home), most drivers who start the car have to heat up for a few minutes. If we catch up with winter and have similar conditions, I'm afraid we will have to get up early every day.

Distance between reading and street lamps. It is better under normal circumstances, mainly for safety reasons at night, but not too close. If it is too close, on the one hand, it is a house that some people are not used to, and it is transparent at night. On the other hand, mosquitoes will stay away from the doors and windows that are too close to your home in summer.

Look, look how far it is from a small safe nearby. Security guards stand guard, away from your choice.

Looking at trees from a distance to a distance can make the air fresh and cool, but if mosquitoes are too easy, mosquitoes have many tools to deal with, but if they are difficult to solve tree pests and some pests, it is very difficult.

Twenty-seven, see how far it is from the adjacent building, especially if there is any case where O looks like the same window on the same floor. If both sides can easily see each other's living conditions, it may be a very embarrassing thing.

28. Look at the supermarket in the community, nearby restaurants and far away. Supermarkets are better, especially restaurants. Noise is just childish, the most terrible thing is smoke, but there are also many carcinogens. If there is a kebab, it will happen again. ......

29 people saw the construction area of two high-rise residential buildings (mainly below middle households). The "wind influence" in lined residential buildings is sometimes very obvious, so some families will be affected.

Look, look at the trash can suddenly approaching and far away. After the baptism of SARS, everyone has a new understanding of garbage, so there is no need to talk about this.

"Look" Yes, there is only one factor to consider when buying. It is better to cover nature, such as the price and quality of houses and other important factors, which are encountered every day. If there is any mistake, the uncomfortable time may be longer. So, before you buy it, you should think about it, well, take a look carefully.

You should master negotiation skills before taking up your post. Under normal circumstances, the sales staff of real estate companies generally have to undergo strict training. The most important thing is how to find customers, how to talk with customers, and how to strengthen the confidence in selling properties. At the same time, the company will formulate extremely stimulating commission incentives to encourage sales staff. Before us, we must take the initiative.

A few points: 1, go to big real estate companies and compare them, and don't believe everything the salesperson says.

2, the house can be 10 as a bargaining necessity in the process of picking shortcomings.

3. Show some sincerity to buy, but don't rush to buy, even if you are in love.

4, normal mentality, calm, rational, objective, not noisy, calm.

5. You can talk about the depth caused by the price, give an extremely low price exploration, and observe the expressions and actions of the sales staff as much as possible in this process. For the sake of analysis, don't bargain until they determine a reasonable purchase price.

6. Looking for a house strengthens ten shortcomings and avoids the advantages of a house.

7, immediately promised to do everything (if the seller can no longer give them the ideal price discount, you should make a decisive decision)

8. This attitude is also under consideration.

Looking at other properties, I really want to buy a house, but I am not in a hurry to buy a house.

BR/>； Matters needing attention in determining transaction price

1。 First of all, it is necessary to make sure that the transaction price is determined by the actual price of the house and the person. If you get feedback information through an intermediary, you need to ensure the authenticity of the price, and the intermediary does not earn the difference.

2。 Before determining the price, you should first determine whether other conditions are included.

3. The tax-included amount of the seller's price. Who doesn't recognize intermediaries or speculators?

The seller of 4. You can be sure that the transaction price is calm and reasonable, and accept your own price.

5。 Everything can be decided through consultation at once.

Second-hand housing buyers should not be careless about the transaction price before signing the contract.

Some problems in the contract must be carefully checked. Including: if the house owner agrees to sell the house by one or more people, if the house ownership certificate is true; The area and use of the property; Housing quality and planning; Convicted laws, decisions to seal up or restrict property rights; There are mortgages, etc.

Experts remind: Look at the landlord, it is best not to buy a house, even if you look at the landlord, you must also look at the other party's real estate license and ID card or brochure.

Whoever doesn't show up, the broker may have all the possibilities for the owner to sign the image and eat the difference. The price difference is very common, and the intermediary eats and eats to deal with the spread of this phenomenon. In the best agreement contract: the broker or seller eats the price difference, and all the price differences are given to the buyer, the buyer's broker or seller.

1. After the second-hand house sales contract is signed, the following 10 items are essential:

(1) Address and contact information of the buyer and seller, etc. And point out whether the house is personal property or husband and wife property, and the family is the same property.

(two) the location, nature, scale, structure, pattern and decoration of the house; Property ownership, whether the mortgaged house can be built, and whether some of it is illegally built.

(3) Total house sales price, payment method and payment terms, etc.

(4) delivery time and conditions; Various tax and other cost sharing methods.

(5) Liability for breach of contract, breach of contract matters, statements, etc.

(6) The practice is to settle disputes or lawsuits by arbitration.

(7) The time when the contract comes into effect, the conditions for its entry into force or expiration, the period for its entry into force or expiration, the circumstances in which the contract is invalid, the invalidity of several exemption clauses, the parties' request for modification, or the conditions and contracts of the contract are invalid or rejected, and how to return the attributes.

(8) Conditions for suspension, termination or dissolution of the contract.

(9) Agreeing to change the contract conditions and transfer cannot be changed or prohibited.

(10), in order to ensure that the agent does not eat the difference, and the conditions are not fancy, such as pre-contract, contract, liability for breach of contract and compensation.

To some extent, buying second-hand houses is more complicated than buying first-hand houses (new commercial houses), and some of them have not yet opened risk protection. Therefore, when people sign the second-hand housing sales contract, they legally protect their rights from a certain angle. Explain clearly, agree in advance, express clearly, and some terms are indispensable.

1. Name or party, domicile

The name here mainly includes the general situation, address and contact information of both parties, so as to avoid being cheated, and both parties will make a detailed and clear introduction or investigation; What needs to be pointed out is whether the property belongs to husband and wife or family.

Second, this course should stop here.

Location, nature, scale, structure, pattern, decoration, facilities and equipment of the house; It should also point out ownership (convergence and priority); Whether there are defective mortgage or other rights, property management fees and other housing payment terms.

Third, the price

This is also a very important content, mainly explaining the total price, payment methods, payment terms, and how to apply for mortgage loans; Positioning; Final payment, etc.

4. Time, place and method

Conditions specified in the main launch time; Relevant procedures in the process; How should the two sides seek services such as intermediary companies, lawyers and evaluation agencies; Various taxes and fees, how to share the cost.