I bought a second-hand agreement house, and now the real estate license has been handled. Now that the first seller appears, what do you think?

First of all, note that this issue is the qualification for buying and selling second-hand houses. If the seller has a real estate license, is the property right clear? Existing homes that have not yet obtained real estate licenses cannot be bought or sold; Built for sale, if guaranteed by developers, etc. At the same time, as the buyer, the seller can be required to provide ownership certificate, identity certificate and relevant documents before the transaction, and go to the real estate trading center for ownership registration and inspection. Only transactions that have been examined and judged will be carried out if they are confirmed.

Second, pay attention to whether the evaluation of housing transaction price is correct and true. The risk exists in this link, whether it is the evaluation of housing prices, some evaluation values and a lot of moisture, it is easy to lead to the real evaluation values. Some intermediaries try to sell at low income and high price, and the real estate market is the main reason for the deviation, which will inevitably directly affect the interests of buyers and sellers. Here is a simple valuation method. The price of second-hand houses should be 2/3 of the market price of new houses in the surrounding areas. There is a risk of devaluation if the price is high. On the contrary, parity or lower prices will be beneficial to purchase. During the transaction, the two companies should entrust a reputable professional appraisal agency to evaluate the real estate appraisal issued by the Municipal Housing Authority, and if necessary, ask for the actual sales price based on the appraisal report.

Disadvantage 3: the quality of second-hand housing. When buying a house, you should check the quality of the house itself, such as whether there is water leakage, wall cracking, sewer blockage, insufficient water pressure and voltage conditions, etc. Neighborhood relations are also very important. You should ask whether there are similarities, such as conflicts in neighborhood disputes. In addition, people's former residence, if there are too many complicated social relations, may also give buyers an unexpected trouble.

4. Bills for signing sales contracts. At present, there are a large number of mobile vendors whose rights and obligations are unclear due to dilution or unfamiliarity, which leads to disputes and even fraud when one party uses the contract. Traders should understand that the second-hand housing transaction is a highly professional and quite complicated process. For example, before the transaction between the two parties, I feel uncertain. It is best to get the guidance of real estate professionals and lawyers, or entrust a real estate agent with corresponding qualifications and good reputation, which saves a lot of unnecessary trouble and running around.

5. Other restrictive factors. For example: ① The property has a lessee. When the lessee buys a house, he should pay attention to giving priority to buying a house under the same conditions. If you plan to use it for business or office, you should pay attention to the qualified title certificate of the house after purchase. (3) In addition to the real estate license, it is also necessary to confirm whether you agree with the person's total transaction behavior. (4) pay attention to the existence of second-hand housing without paying utilities, property management fees and other expenses.

Some new houses have the advantages of new purchase and appreciation potential, but most of the floors are flowers. Risks, such as future planning. I can't prove it on my own. The first-hand building is not decorated, but there is also a lot of money for decoration.

Buying a second-hand house is good. Cheap second-hand buildings, it can be seen that there are indeed many unfinished buildings, and you can live at any time.

Please refer to the following points to buy a good bag:

1, you want to see more and understand that the market is developing fastest.

2 |, fancy, come on. Now that house prices are rising day by day, it is difficult to buy a house if you are unhappy.

3, buy second-hand, or find an intermediary. Because it can bring you a lot of information and provide protection.

4, the newly bought house must look at five certificates and two books, and the developer must choose the right one.

For information, you can refer to the following.

Contract: Ben: Buy a two-bedroom apartment.

Matters needing attention

1: Look at the real estate license, or the original contract mortgage loan, or buy and sell the contracted real estate. The original is not returned, mainly in the inspection area.

2 the deposit exists in the middle of housing demand, and other intermediaries check the files to confirm that the owner has no problem.

The first stage, the intermediary or custodian bank, and the third stage, must calculate the time in place, or encounter this problem, but according to the time agreed in the down payment contract.

4. The repossession time must be clear.

5. Confirm and publish your own transaction taxes and fees.

6. read the notes of meat.

Mortgage loan of commercial banks is the least restrictive policy: that is, the interest rate of commercial loans is 0.9 times (annual interest rate is 6 12%), that is, the annual interest rate is 5.508% and the monthly interest rate is 0.459%. There is no upper limit. China and the mainland are unified. . On the whole. Enjoy the lowest prime rate loan to buy your first house. That's 0.459%, monthly interest. Secondly, it depends on the bank and your credit.

When transferring taxes:

Buyer:

Notary fee deed tax stamp duty

BR/>； Verification fee, transaction tax commission

Owner:

Business tax personal income tax

Stamp duty on foreclosure permit fees:

Mortgage tax:

Buyer:

Appraisal fee: Some companies may also charge mortgage fees:

You can refer to the following articles:

When buying a second-hand house, the most important thing is to carefully examine the integrity and reliability of property rights.

First of all, the seller is required to provide the original legal property right certificate, and the housing management department inquires about the property right certificate, as well as the authenticity of the source and the ownership record of the intended property. Including the owner, date of registration, price, etc. It is also necessary to confirm the integrity of the seller's property, and the buyer must understand the fixation and share it with others. Pay attention to who is the owner and the seller on the real estate license. Secondly, it is necessary to find out whether the source allows buyers to sell their houses. Generally speaking, in order to promote the military, hospitals and public housing schools must be sealed.

Different housing and second-hand housing transactions are generally "cases". So, prices, housing conditions, etc. Consumers need to entrust themselves or their own institutions to learn more. Before deciding to buy, consumers should carefully observe whether the apartment is reasonable, whether all kinds of management are in place, and whether the power supply capacity can load household appliances such as large air conditioners. See if there are any signs of water seepage. The ceiling and walls have an obvious problem, such as bursting or peeling. Some people also asked about the level of community security, property management fees and how to charge. In addition, consumers should not forget that when buying a house, they must know how long the land use period is and the history is much longer; Are there any arrears, such as property management fees, utilities, gas fees?

The comparison of consumers should determine the value of second-hand houses from several aspects on the basis of mastering the basic situation of houses. You can also entrust an agency relationship or a trust rating agency to evaluate the ability to make second-hand housing mortgage loans. Under normal circumstances, the bank will make an evaluation to hedge the mortgage, and the price can be seen to raise the lowest price of the house.

Finally remind you when to buy a second-hand house. If you don't trust the other party, you must go through the transfer formalities legally and thoroughly. Second-hand housing must be handled by the housing and land management department, in order to truly change the owner, and no other unit can guarantee notarization to complete the transaction.

Choose the four skills of "second-hand"

Housing becomes a commodity, and the whole real estate market will become the most active part of "second-hand" transactions. At present, China has begun to intensify efforts to promote second-hand housing transactions. Therefore, second-hand housing transactions are becoming more and more active, but it is clear at a glance that "second-hand" sales do not buy new houses. So pay special attention to the choice.

Determine the property status

The main reason for the "second-hand" and commercialization of housing is that consumer goods have become the "identity" of individuals, which is very important for understanding their rights. The first step, the ownership certificate, appraisal, qualification certificate and other documents provided by the buyer and seller; The second step should be to inquire about the source and property rights records of the property management department that purchased the property, including the owner, file number, registration date, price, etc. The third step is to check whether the house has a debt burden. In addition, buyers need to know whether there are mortgage buyers and whether they have been seized by the court.

Pay special attention to, in disputes or property (such as the purchase price of standard public houses), there are some property rights of houses with property rights, unclear property rights and no property rights, and even it is best not to buy a house, so you can't get the property certificate after such treatment.

Look at the structure of the house

The structure of "second-hand" is usually complicated, and some houses have been rebuilt many times, and the structure is generally poor. while

When purchasing, we should not only know the houses built in the era of existing building area, but also know whether the reasonable layout of the houses with the same property certificate shows the usable area and whether the facilities and equipment are complete and intact. , but also in-depth investigation of the structure of the house, to understand whether there is any danger of damage to the structure, selfless construction, reconstruction caused by the main structure damage. To do this, go to the archives and housing management department to inquire about the original files and look at the drawings, so as to dispel doubts.

The learning environment and supporting old houses are generally located in urban areas, with high-rise buildings with high density and surrounding environment formed for many years, which is generally difficult to change. We should carefully check whether it pollutes the surrounding houses, such as noise, harmful gas, water pollution, garbage and so on. , and the surrounding houses, community security, health and other aspects of the environment. Investigate housing facilities: water quality, water pressure, power supply capacity, gas supply, heating and charging, and HDTV reception. Visiting the surrounding neighbors, the environment and living here will be conducive to a deeper understanding.

Understanding the conditions of property management Property management research is to investigate the case and the reputation and service of the property management company, and to see the basic quality level, service attitude, environmental sanitation, cleanliness, comfort, facilities and equipment of the professional safety officer, safety equipment and management personnel. Also know the standard of property management fees, the prices of water, electricity, gas and heating, parking fees, etc. It is necessary to know whether the public part of the special funds for the maintenance of public facilities and equipment should be paid, so as to avoid huge maintenance costs and uninhabitable situations in the future. After sales have entered the "unregulated" state, many public housing units should choose carefully.

Bargaining skills of second-hand houses At present, existing home transactions are becoming increasingly active, and consumers should master certain skills in the purchase process to avoid wasting more money.

Due to years of wear and tear, the quality of old houses has declined, so it is difficult to accurately estimate their prices. To gain a favorable position in bargaining, buyers must first grasp the situation and survive. In order to fully understand the weakness of the house, find out how long the listed house has been sold, why, and try to understand the people who overcharge, how many bids there are, what additional conditions the seller should know, and how to pay by installment. It is best to understand the reason, the seller must sell the house for a period of time, and the practicality of selling the house during the year. With the above information, you can bargain for any reason. while

Bargaining, the roots are exposed, and various shortcomings such as poor environment of old houses and aging equipment force sellers to reduce prices. For the old houses that cannot be sold in the long-term market, the owners should remind them that the price is too high and they should have confidence in the owners. If you know the last date when the seller must sell, you can use delaying tactics to bargain and delay the time. At the same time, on such a recent date, take advantage of the supplier's Jishou mentality, buy and sell on dips.

We should also come forward to make friends with their acquaintances and make clear the acceptable level of the seller's reserve price. In order to make their lives take the initiative, when you want to listen more and talk less about bargaining, especially when it is not easy to be opened, stick to the principle of not bargaining until the last minute.

In addition, in order to ease psychological preparation, when telling the seller frankly that the best bargaining seller is to buy a house for personal use rather than give it to others, it is necessary to prevent the seller and the real estate agent from deliberately preventing them from interfering with the profit price.

Four steps of safe second-hand housing transaction

In view of the current real estate market, the preparation for the first stage is not standardized. Do you want to find your own qualified and reputable real estate agent for the transaction? If they are looking for customers, first of all, you have leisure time; Second, you have more professional real estate and legal knowledge; Third, we should have a better attitude and patience. Because the process of bargaining may be long and difficult.

Better yet, try to find an agent. But when looking for an intermediary company, we should pay attention to whether it is qualified, reputable and standardized. You can call to see the quotation and the company's service attitude. It is also a field trip to someone else's company, or ask people around you to evaluate the sales organization all the time. Finally, you can choose a company agent.

How much do you want? This is the owner's greatest concern. How to determine the house price depends on evaluating their property.

The second stage of market research, look at your real estate, the surrounding environment (including culture, sports, hospitals), is the perfect living facilities, road traffic is good. House, living environment, building structure, orientation, floor, all the reasons that affect the price. Owners should know their own strengths and weaknesses in order to achieve their ideal expectations.

The third stage of the house transaction caught the seller and wanted to sell the house as soon as possible. Therefore, it is often found that some companies, enterprises and customers come to see the house, including salesmen of various companies, intermediaries who want to get rid of buying houses, but there are also many lawless elements with ulterior motives. Every day, the owner is accompanied by the spirit of looking at the house, bargaining, making a phone call and being highly nervous. It is recommended that the seller who looks at the company's reputation sign the agreement first. The organization is a good organization, so the organization will send someone to recommend to the customer, organize the house inspection, find the buyer as soon as possible, and help handle the transfer of the relevant procedures, saving a lot of people's time and energy, and selling safely, reliably and quickly.

The fourth stage of property division, after the completion of the house transfer, you have to get all the property registration and transfer money on the same day. If it is not submitted in time, part of the housing provident fund shall be deducted as appropriate and submitted for payment. The payment time is clearly stipulated in the contract. Many sellers who may want to sell their houses and get the house payment will be finished, nothing else with me. As we all know, if the buyer doesn't pay the heating fee and property fee and sign the relevant contract with the other party, the recharge department will often find the original owner, especially the original property unit, in a mess, which will affect your reputation. If you find an intermediary company, you will save them trouble.

Matters needing attention in buying a new house:

1, you must read two copies of five certificates. Second, you must choose/> The developer version of the five-card product.

& ltBr, one is the construction land planning permit, the other is the construction project planning permit, the third is the fourth state-owned land use permit, and the fifth is the pre-sale permit, referred to as "five certificates". The first two certificates were issued by the Municipal Planning Commission, and the state-owned land use right certificate and pre-sale permit were issued by the Municipal Bureau of Land Resources and Housing Management after the Municipal Construction Committee began to issue them in the whole city.

So, how to treat the "five cards"? The way you give it depends on the most important five certificates and two certificates, one is the state-owned land use certificate, and the pre-sale permit is issued by two people to see if it is accurate. Generally speaking, there is no problem, especially the pre-sale permit. Especially when reading the five certificates, remind buyers to look at the original, and the copy is easy to cheat. The former contract depends on whether the pre-purchased and pre-sold houses are within the scope of ensuring successful property ownership certificates in the future.

Participate in the purchase process

Due to the legal problems of property buyers, this is a very important issue in people's lives, that is, getting married is very important to the music industry, so it is very important for people to buy a satisfactory house. However, in the process of purchasing, many problems are disclosed in newspapers or other news media from time to time. In fact, we should say that many problems can be avoided if buyers are more cautious and more knowledgeable.

Individual buyers are generally divided into three stages.

First, property buyers should carefully choose a property project before preparing to buy a house. What is this? Are you going to buy a house? You should first consider your geographical location, size and surrounding environment. It is very important that a credit developer should understand that when buying a property buyer, you should choose a project that you have some basic knowledge about. It is very important that these basic understandings are to understand the credit of developers. I will talk about several aspects of developer credit in the future.

Second, the sales situation and commodities of the subscription contract, including the supplementary signing here. Property buyers should check the five certificates when signing sales contracts and goods. Let me talk about what is behind the five certificates. Paying the deposit, signing the certificate, choosing the payment method and the real estate sales contract, and then paying the mortgage, transferring ownership or pre-sale registration is the second stage of buying a house.

Third, submission and property registration, in the process of registration, the developer, signed the "two books", accepted the property, and handled the property certificate.

In particular, it involves some legal issues.

First, how to read the sales brochure. Sales brochures generally read the advertisements of developers. When writing a sales brochure, we should first pay attention to whether there is a real estate, which is an important measure to formulate qualification standards and sell pre-sale permits. In order to confirm the authenticity of the pre-sale permit, people can inquire, check and check online. This is not a real estate developer, but a pre-sale permit. Secondly, according to your own requirements, you can review the sales brochure, layout, price, location, room, planning facilities, preferential conditions, location of investor information, etc., and decide whether to buy. The advertisement for reading this book sells clear information, and some developers will explain it in some vague ways, such as how many minutes' drive, 10 minutes' drive and 5 minutes' drive, which is appropriate and superior. Then the scalability of this 5-minute drive and 10 minute drive is very large. What's your speed by car or bus? So take a few minutes. But often this, we should pay special attention to sales books.

How to ensure the legal effect of the contents of the sales brochure? I was really interested when I saw the brochure later, but I'm afraid I bought a house in the end. Aren't all those wonderful sales in the future described in the book? According to the law, if we want to ensure that the law itself is a legally binding sales letter, we must clearly write the sales letter in the commercial housing sales contract, which is the content required by law. If I just discover the wonderful environment of property sales described in this book, such a good apartment and such a good location, I guarantee that developers must fulfill their obligations according to the sales book and submit the book to the contract written by the sales content developer. In this case, once the developer fails to write the terms of fulfilling the contractual obligations according to the sale of the goods sold, he will bear the responsibility.

After the subscription book is signed and the deposit is paid, remind the buyers who pay attention to the difference between the subscription book deposit and the deposit. After the experience of the pamphlet, the deposit is a special legal concept, whose purpose is to fulfill its guarantee function after the contract is established, and there are specific legal rules for the deposit, that is, the deposit for paying rights and failing to perform debts, the deposit for demanding return and the deposit for accepting bad debts should be doubled. The deposit does not play the role of contract, but only plays the role of guarantee. Bad debts called deposit payment can require the return of the deposit. Therefore, the subscription deposit written in the book must be "fixed" (fixed) and distinguished, because there are different legal concepts. Usually, real estate developers will have such a clause in the subscription book, that is, they will buy the book on the signing date of subscribing for multiple houses, otherwise they will not be refunded.

It is suggested that when signing the subscription letter, the buyer should purchase this clause within days after signing the subscription agreement, so as to negotiate with the seller on the formal contract. Due to the difference in terminology, the contract cannot be signed, and the deposit should be refunded and settled. Therefore, buyers should be more favorable. Sign a sales contract with the real estate developer within days.

When signing a sales contract after subscription, we should be very careful, because the sale reflects the rights and obligations of the buyer. Once there is a dispute with the real estate in the future, the purchase contract is the most important difference and evidence for both parties. Therefore, before signing the contract, property buyers need to carefully review the qualifications and "five certificates" of developers. If it is an existing house, according to the terms of the developer, there is no need for a sales license, but they have to go through the formalities of approved property right certificate and register with the property right registration department. Handling the real estate license must depend on whether the developer has sold the house, including what you want to buy.

Five certificates, one is the construction land planning permit, the other is the construction project planning permit, the third is the fourth state-owned land use permit, and the fifth is the pre-sale permit of commercial housing, referred to as "five certificates". The first two certificates were issued by the Municipal Planning Commission, and the state-owned land use right certificate and pre-sale permit were issued by the Municipal Bureau of Land Resources and Housing Management after the Municipal Construction Committee began to issue them in the whole city.

So, how to treat the "five cards"? The way you give it depends on the most important five certificates and two certificates, one is the state-owned land use certificate, and the pre-sale permit is issued by two people to see if it is accurate. Generally speaking, there is no problem, especially the pre-sale permit. Especially when reading the five certificates, remind buyers to look at the original, and the copy is easy to cheat. The former contract depends on whether the pre-purchased and pre-sold houses are within the scope of ensuring successful property ownership certificates in the future.

Buying a house after inspection is even called "two copies" acceptance. What two books, two books are the "Residential Quality Guarantee" stipulated in two legal documents left by developers to buyers at the time of completion and acceptance, and the second is the "Residential User Manual". The quality supervision department of residential quality assurance project usually includes verification and registration, warranty period under normal use and component warranty period. For example, a three-year waterproof, wall and pipeline leakage is one year, wall peeling is one year, and large area of sand is one year, including heating and cooling systems and other equipment, sanitary ware, switches and so on. Other parts or components within the warranty period can be agreed by the real estate developer and the user.

The instructions for residential use should usually include the entrustment of the development unit, design unit, construction unit and supervision unit, the structural room, matters needing attention in decoration, the introduction of water supply, water supply, electricity, fuel, fire fighting and other facilities, the formulation of door and window types, load distribution, and the problems that should be paid attention to and explained in the use of load-bearing walls, insulation walls and balconies. Another manufacturer's instructions should be attached to the residential instruction manual.

This is a complete legal document for property buyers, which should be reviewed in the process of handling the five certificates. At that time, the house should have received two books. More importantly, the title certificate. You should consider preparing all the legal documents for purchasing the title certificate.

In this process, it also involves the purchaser, in some cases, under what circumstances to sign the house purchase restriction order and under what circumstances to sign the pre-sale contract. A sales restriction contract is a commodity that you want to buy and have already delivered after inspection. At this time, the developer and the buyer signed a restrictive real estate contract. If the house you bought has not been completed and accepted, it is an auction house. At this time, the house sales contract was signed. Computational problem

There are three ways to calculate real estate sales. One is set pricing, which is based on the construction area and has the value of news set construction area. Usually, the method of underestimating the area is adopted, which is usually based on the building area, that is to say, the calculation of the peripheral line? Residential area. The sales area of commercial housing is generally a set of sales area and public area, but the most useful area for buyers is the use area of the suite, because this area is too large for buyers to use exclusively. Therefore, when signing a commercial housing sales contract, the construction area and pool area should be clearly written.

Therefore, buyers must write clearly in the contract itself when purchasing the area of special concern. I use a lot of area, a lot of public area for evaluation, which can effectively avoid using the shrinkage of this area to cause harm to consumers.

How to deal with errors in the procurement process? Under normal circumstances, there are two kinds of standard commercial housing sales contracts and processing areas. First, it is agreed by both parties that as long as the agreed use area cannot be greater than 1% or 0.5%, and as long as both parties can reach an agreement, what should be done? That is even more unacceptable. Under normal circumstances, the housing sales contract provided by real estate developers is not like this, and there is an absolute value, generally 3%.