Matters needing attention in buying a house in Shanghai (incomplete pit-stepping experience)

1. I won't talk about the movie stage. Try to find the intermediary of a big company, not the top floor (water pressure problem); Don't go to the ground floor (humidity and light); The elevator room occupancy rate is low, and the high floor scenery is good; Stair rooms have a high rate, and it is easy to buy cheaper ones with high floors ... mainly depending on the eyes.

2. Regarding the intermediary, try to avoid looking at the same suite in different intermediary companies. For example, if you book a room through a chain home, Zhongyuan will show it to you, and Zhongyuan is likely to step in and charge you. It is best to pay the agency fee after the transfer, not too early, in case he doesn't work hard. Intermediaries will always tell you that house prices are rising, and many people understand something, and a large part of the sales ingredients are in it, so blind letters are easily led by the nose.

First, the deposit contract stage: production adjustment → deposit contract → deposit transfer.

1. About production reconciliation and deposit:

After the house is confirmed, both parties negotiate basic information (including down payment amount, down payment ratio, payment method and payment time, etc.). ) through an intermediary. Before the intermediary invites the landlord to negotiate, be sure to ask the intermediary to help you pull the production adjustment (full set) and check the registration information of all categories of 10. If there are XXX pieces of information in the system, there will be XXX pages. For example, there are three categories in the figure below.

Then, if you are in a hurry to settle the house payment when signing the gold contract, you can also sign the gold contract first without giving money, and write in the contract that "there is abnormal deposit in the gold contract, and the contract will not take effect", and then give money when there is no major problem in the gold contract result.

Generally speaking, the results of property transfer check the address, the number of property owners (must be present when signing the contract), whether there is property right card (land status information), whether there is seizure or objection registration, and the information of property mortgage status (provident fund and commercial loans are normal, after all, few people can buy a house in full, but it is more troublesome to operate the house with loans. Personal mortgage is best not to touch, because the landlord may owe usury.

The deposit contract needs to negotiate with the landlord about the key terms in the formal sales contract, including:

① Verify whether the property owner's ID number on the property right certificate and production transfer results is consistent with that provided by the landlord.

(2) Payment method and important time nodes (but the arrival time of provident fund loans cannot be written).

(3) If the landlord claims to be the only house in Shanghai when selling the house (the suite has been bought for five years and is the only house in Shanghai), the tax can be reduced or exempted. So you need the landlord to indicate in the contract that "the landlord promises to be the only house in Shanghai, if not, the tax generated will be borne by the landlord".

(4) When will the landlord's account be moved away, and the balance of about 20,000 yuan will be paid after the landlord has moved his account.

⑤ How to divide furniture and air conditioning? Indoor (Goods Handover List)

⑥ Delivery time (that is, the time of house transfer and occupancy). Before this time, the losses caused by any natural disasters in the house shall be borne by the landlord, and after this time, you shall bear it yourself.

⑦ Check the original bank card for collection, and pay attention to the fact that this bank card must be owned by the property owner (if the collection is not owned by the property owner, they need to provide the corresponding relationship certificate for subsequent loan processing, which is quite troublesome. Think about it, the person who collects money is different from the person who buys a house, so how can the bank think that your transaction is risky? )

After the above information is confirmed, sign and transfer the deposit (pay attention to check whether the payee is the property owner), get the landlord receipt (signed by the property owner) and save it.

* Check the payee information for each transfer, write down the purchase price when transferring, keep the bank transfer voucher and get the receipt signed by the payee. (The transfer voucher and the receipt signed by the payee are very important, so be sure to keep them well! )

Second, online signing contract: production adjustment → online signing → down payment transfer

1. Because the production adjustment is updated in real time, if it takes a long time from the deposit to the online signing, you'd better do the production adjustment again.

2. Online signing, as the name implies, is to sign a house sales contract online. It is said that all other transactions will be banned after the house is signed, which is to protect the rights and interests of buyers.

Specifically, the online signing will implement all matters discussed in the deposit stage, and the terms you care about must fall on paper, including:

(1) Property owner's ID card, real estate license and property transfer results are mutually verified.

(2) Payment method and important time nodes (the arrival time of provident fund loans cannot be written)

(3) If the landlord claims to be unique when selling the house (the suite has been purchased for five years, and the property certificate shows that it is the only house in Shanghai, and the tax can be reduced or exempted if these two conditions are met), it is necessary to indicate in the contract that "the landlord promises to be unique, if not, the tax generated will be borne by the landlord".

(4) When will the landlord's account be moved away, and the balance of about 20,000 yuan will be paid after the landlord has moved his account.

⑤ How to divide furniture and air conditioning? Indoor (Goods Handover List)

⑥ Delivery, that is, the time of house transfer and occupancy. After this time, the losses caused by natural disasters in the house will be borne by you, and the landlord will bear it before this time.

⑦ Check the original collection bank card, and note that this bank card must still belong to the property owner.

In principle, you should pay off the loan before signing the house online, but if the landlord needs a down payment for the loan, you need to add a supplementary clause of "earmarking" to prevent the landlord from taking the money to do other things and delaying the repayment, which will lead to the inability to transfer the ownership later. In addition, the time for the landlord to make an appointment for repayment is about 1~2 months. Please wait in line in advance and sign the down payment online when the repayment period is near. It is also a guarantee for you to shorten the time waiting for the landlord to repay after the down payment.

By the way, buying a second-hand house has to pay three taxes: individual tax, deed tax and value-added tax. The individual tax is 65438+ 0% of the house price, and more than five houses can be reduced; The deed tax is 65438+ 0% of the house price; Calculation formula of value-added tax = (landlord's selling price-landlord's buying price) * base. In fact, the value-added tax should have been paid by the landlord, but the industry has reached a consensus that the buyer will pay, and the wool is on the sheep, so there is no way.

There is no problem after the online signing, and you can transfer the down payment. Check the payee's information, write down the payment when transferring, keep the bank transfer voucher and get the receipt signed by the payee. (The transfer voucher and the receipt signed by the payee are very important, so be sure to keep them well! )

Third, the transfer stage: the landlord cancels the account → transfer → pay the second home payment → pay taxes or something.

If the landlord has a loan, after he pays off the loan and sells the household; You need a loan, after you go through the loan formalities.

Both parties can go through the transfer formalities at the real estate trading center. Although the process is complicated, the intermediary will have professional people to accompany you. You basically just need to check the information and sign it. After you complete the account, you will receive a list indicating the earliest time when you can go to the tax bureau (usually in the same building) to pay taxes. Just bring your ID card and bank card.

★ Note: Although the loan can't be paid off, I also see that some intermediaries provide the service of transferring the loan first and then repaying it. I don't quite understand it, so you'd better look at the relevant documents of paying off the loan when transferring the loan.

It is still very important to pay the second house payment after the transfer is successful: check the payee information, note the purchase price when transferring, keep the bank transfer voucher and get the receipt signed by the payee. (The transfer voucher and the receipt signed by the payee are very important, so be sure to keep them well! )

After a few days, you have paid the tax, paid the tax, and paid the tax. If there is no loan, you can basically get the real estate license on the spot. Remember to collect your tax payment vouchers, especially friends who have already taken the house. You have to use this form to refund the deed tax ~

4. If the landlord has a loan,

It's best to pay the down payment after he pays back the money and sees the list of cancelled loans.

If he has no money to repay the loan, then you should let him make an appointment to repay the loan first. A few days before he arrives, you can make an appointment to sign the loan online. You have to transfer the money to his bank card to repay the loan. When transferring the money, tell the counter that it is used to buy a house and repay the landlord's loan, and it needs to be frozen.

Worst of all, like my parents' house, it was a failed operation. As soon as the landlord made an appointment for the loan, we already signed the loan online and transferred the down payment. At that time, if the landlord does not repay the loan, we will ask the legal department of the intermediary company to recover the liquidated damages according to 20% of the total house price.

Five, two or three things about the ending.

In the end, I usually leave a balance of around 20 thousand.

At the delivery stage, you need to pay attention to the landlord's water, electricity, gas, property, broadband and parking fees. If you don't see him paying on the spot, remember to check the payment voucher! Don't think that the property fee is very cheap, and you can pay it or not. My parents owe a small property fee of 10000 yuan for that house, which he hasn't paid since his last home. Do you think it is a headache? Finally, write down the bill number of water, electricity and coal, so that you can handle water, electricity and coal transfer or Alipay binding or something.

Then there is the hukou problem. The contract will specify the time when the account will move in. Remember to go to the public security bureau to confirm each other's actions. You can call the landlord when you can move in.

Well, the above is the incomplete experience of buying a house and stepping on the pit. Finally, I will say a few words.

They are relatively professional (big companies) in matters that do not involve the immediate interests of intermediaries, but there are many problems that intermediaries themselves are not very clear about. For example, we went to the Central Plains headquarters to do online signing, and the intermediary at the headquarters knows more about online signing. Ask them more if you have any concerns.

In addition, no matter which link, including making money, the intermediary has the obligation to accompany you and help you control the risk (you can do it separately if you are unfamiliar with the business), so you must drag him over. This time, we just suffered from the failure of the intermediary. As a result, there was a problem with the provident fund, and we ran for two days in a row before we finished it.

Well, now that I think about it, many things are still too rough. You should ask as many questions as possible and pay more attention!

I try my best to ensure the accuracy of my writing. If there are any omissions, please correct them in the comments section.

This answer comes from the understanding of users who live a good life. For more decoration strategies and home experience, welcome to visit the live APP.