Detailed procedures and precautions for purchasing second-hand houses

You don't have to go through an intermediary to buy and sell a house, but you must be familiar with the process to prevent being cheated.

350,000 house, deed tax 1.5%, stamp duty 0. 1%, and some production costs.

Your down payment depends on how much money you can borrow from the house. At present, the second-hand housing loans are basically around 7 floors, and the older ones may be loaned to 6 floors or even 5 floors, so the preparation for you100,000 is still quite tight.

Let me tell you some precautions first.

Buying a second-hand house-six points for attention

With the acceleration of the reform process of housing system in various places, the opening of the secondary market has increased, and the sale of second-hand houses has flourished. Second-hand houses are favored by many consumers because of their good location and low price. However, the sale of old houses is not as clear as that of new houses, and it is much more difficult to recover and compensate after buying second-hand public houses. Therefore, when buying second-hand houses, we should pay special attention to issues such as property rights and housing structure.

★ First, find out the property rights of second-hand houses.

In the transaction of old houses, the title certificate is the most important. Because houses are different from other daily necessities and have great value, the protection of houses by law is mainly to protect houses with legal property rights. According to Article 59 of China's Urban Real Estate Management Law: "The state practices a system of registration and certification of land use rights and house ownership." Therefore, when buying a second-hand house, we must find out the ownership of the house. Don't buy a house with disputed property rights, partial property rights (such as public houses purchased at standard prices), * * * property rights, unclear property rights and no property rights. Even if the house is suitable, it will cause a lot of unnecessary troubles if you don't get the property certificate after the transaction. In addition, we should pay special attention to whether the owner and the seller on the real estate license are the same person. When checking the property right certificate, you must check the original and check the authenticity of the property right with the real estate management department.

Because China's housing reform policy implements different policies at different stages of the housing reform process, it is necessary to pay attention to whether the public housing purchased at the standard price has been supplemented at the cost price or how to share it with the original unit in proportion. In addition, some units have signed service contracts with employees in order to maintain the stability of employees when selling houses to employees, and the original units also have the priority to buy back. So it is necessary to confirm whether the original unit agrees to sell the house.

At present, public houses in military, hospitals and schools are generally not allowed to be listed for sale. It is necessary to confirm that the original unit has agreed to sell them before you can buy them with confidence.

★ Second, understand the housing structure of second-hand houses

The structure of second-hand houses is complicated, and some houses have been rebuilt many times, and the structure is generally poor. Therefore, when buying a second-hand house, we should not only know whether the building year, building area and usable area are consistent with those indicated in the real estate license, whether the layout of the house is reasonable, and whether the facilities and equipment are complete and intact. , but also a detailed inspection of the structure of the house, so as to know whether the house has damaged the decoration of the structure, whether there is a hidden danger of damage to the main structure caused by selfless construction and reconstruction.

In addition, the purchase of second-hand housing should also be on-the-spot investigation of housing, to understand whether the huxing is reasonable, whether there are any shortcomings that are particularly unsuitable for living, whether there are signs of water seepage in the ceiling, and whether there are obvious cracks or peeling on the walls.

If there are the above problems, don't buy it, so as not to increase the maintenance cost after purchase, but also to face the danger of insecurity at all times.

★ Third, look at the surrounding environment and supporting facilities of second-hand houses on the spot.

With the improvement of people's living standards, the requirements for living environment and supporting facilities and equipment are getting higher and higher. Newly built houses will gradually improve the living environment with the completion of housing completion and occupancy, and generally develop in a better direction. The surrounding environment of old houses has been formed for many years, and it is generally difficult to change. Therefore, when buying an old house, we should carefully examine whether there are pollution sources around the house, such as noise, harmful gas, water pollution, garbage and so on. , as well as the surrounding environment, community security, hygiene and cleanliness.

The survey of supporting facilities and equipment of houses mainly includes: water quality, water pressure, power supply capacity, gas supply, heating and charging standards, TV reception clarity, etc. In addition, we should also observe the brand, speed and management mode of the elevator, whether it is safe and convenient, and whether it provides 24-hour service. If there is an opportunity, you'd better visit some old neighbors and learn more about the house and surrounding facilities.

In short, we should fully understand the real purpose of selling houses and avoid taking over a garbage house. The purpose of buying a second-hand house is to improve the living conditions, but if you don't fully understand the second-hand house, it will bring more trouble to your later life.

★ Fourth, look at the property management of second-hand houses.

Buying a house is a one-time consumption expenditure, and the level of property management directly affects the long-term living quality in the future. Therefore, whether buying a new house or an old house, people pay more and more attention to the management level of the house. Good property management can not only make up for some shortcomings of the house, but also bring more convenience to life and work.

The investigation of property management mainly focuses on the reputation of property management enterprises. To visit the property they manage, see the basic quality of security personnel, security equipment, professional level and service attitude of management personnel, whether the environmental sanitation and greening of the community are clean and comfortable, and whether all facilities and equipment are in good condition and operating normally. From this, we can roughly see the management level of an enterprise, and the final evaluation is based on high quality and low price.

It is also necessary to know the standard of property management fees, the price of water, electricity, gas and heating, and the charging standard of parking spaces, and to know whether a special fund for the maintenance of public facilities and equipment has been established to avoid paying huge maintenance fees in the future, and the situation that ordinary people can afford to live in a house cannot happen.

★ 5. Buy a second-hand house and choose a security intermediary.

At present, although many cities have liberalized the second-hand housing market, the functions of the government are generally only at two ends, that is, approving the qualifications for entering the market and handling the registration procedures for property rights transfer, and the transaction process in the middle is completely operated by the buyers and sellers themselves. The sale of second-hand houses is much more complicated than that of commercial houses. Therefore, both buyers and sellers need the help of intermediaries to handle the transaction procedures on their behalf. At present, the operation of intermediary service institutions is not perfect, and the good and the bad are mixed, and contradictions and conflicts often occur between intermediaries and clients. Therefore, the choice of intermediary institutions is particularly important.

First of all, we should choose an intermediary company that has been approved by the government department in charge of industry and obtained professional qualifications. You need to visit the agency's office in person, and preliminarily judge what level the company is in according to the quality of personnel, modernization of office facilities, information content and popularity. At the same time, before entrusting an intermediary, we should also ask in detail what services the intermediary company can provide and how to charge. How can I get a refund if the transaction fails? If there is a dispute between the buyer and the seller, whether the intermediary company has the ability to compensate for the losses.

Another important service provided by intermediaries is housing price assessment. Because the secondary housing market has just started, the transaction volume is small, and there are not many examples to choose from, it is difficult for ordinary residents to accurately evaluate housing. Therefore, it is also necessary to entrust a qualified intermediary evaluation agency to make a basic and objective evaluation of the house, so that both buyers and sellers feel that it is worthwhile and happy.

In addition, if you are not sure about the sale of second-hand houses, it is best to hire professional lawyers in real estate as consultants, especially on key issues such as property rights, so as not to be deceived. At present, there is no uniform standard for attorney fees in the second-hand housing market. Therefore, it is necessary to know in advance what the lawyer's fees and corresponding services are.

★ 6. Second-hand housing transaction procedures should be completed in the trading place.

When buying a second-hand house, you should go to the trading place to handle the transfer formalities in person. Some people buy a house because they are afraid of trouble, second, they are easy to trust others, and third, in order to save some transaction costs, under the seller's rhetoric, the seller has full authority to handle the transaction procedures, and as a result, the property right certificate may be false, and the ownership of the house is not protected by law, causing disputes; Or when the property is transferred many years later, I know that I have been cheated. Even in Hong Kong, where the legal system is relatively sound, such cases occur from time to time. Therefore, to buy a second-hand house, the buyer and the seller must go through the formalities of property right transfer at the real estate trading place designated by the government, pay all kinds of transaction fees according to state regulations, and get the property right certificate issued by the government. Buyers and sellers had better pay for the house. Never lose big because of small things. Only in this way can we buy a safe and suitable house.

You don't have to go through an intermediary to buy and sell a house, but you must be familiar with the process to prevent being cheated.

350,000 house, deed tax 1.5%, stamp duty 0. 1%, and some production costs.

Your down payment depends on how much money you can borrow from the house. At present, the second-hand housing loans are basically around 7 floors, and the older ones may be loaned to 6 floors or even 5 floors, so the preparation for you100,000 is still quite tight.

Tell you something about provident fund:

Housing accumulation fund refers to state organs, state-owned enterprises, urban collective enterprises, foreign-invested enterprises and urban private enterprises.

Long-term housing savings paid by enterprises and other urban enterprises, institutions and their employees.

The definition of this housing provident fund includes the following five aspects:

(1) The housing accumulation fund is only established in cities and towns, and the housing accumulation fund system is not established in rural areas.

(2) Only on-the-job employees can establish the housing accumulation fund system. Unemployed residents in cities and towns do not implement housing surplus.

Gold system, retired workers do not implement the housing provident fund system.

(3) The housing accumulation fund consists of two parts, one part is paid by the employee's unit, and the other part is paid by the employee.

Personal deposit, the employee's personal deposit is withheld by the unit and paid to the housing enterprise together with the unit deposit.

Personal account of MPF.

(4) The long-term nature of housing provident fund deposit. Once the housing provident fund system is established, employees must

Uninterrupted deposit according to the regulations, except for retired employees or other circumstances stipulated in the Regulations on the Administration of Housing Provident Fund.

Form, shall not be suspended and interrupted. It embodies the stability, unity, standardization and compulsion of housing provident fund.

(five) the housing provident fund is a personal housing storage for employees to use for housing consumption expenditure in accordance with the regulations.

Gold has two characteristics: first, it is cumulative, that is, although housing provident fund is an integral part of employees' wages, it is not paid in cash and must be deposited in a special account opened by the housing provident fund management center in the entrusted bank.

Implement special account management. The second is specificity. The housing accumulation fund shall be earmarked for special purposes and can only be used for the purchase, construction, overhaul of self-occupied housing or the payment of rent during storage. Only when the employee retires, dies, completely loses the ability to work and terminates the labor relationship with the unit or moves out of the original city can the housing provident fund be withdrawn from the account.

According to the current regulations in our district, all enterprises should save this for their employees, whether state-owned or private.

Provident funds are mainly used for two purposes: one is to apply for provident fund loans, which is one percentage point lower than the interest rate of commercial loans, and the other is to withdraw provident fund when buying a house.

In other words, those who meet the conditions of provident fund loans can use provident fund loans to withdraw money from the provident fund account (I just finished reading it). I suggest you consult the human resources department of your unit and the local provident fund management center for details.

The down payment of provident fund loans is 20% or less of the total property price, which is more advantageous than commercial loans.

The conditions for Beijing to apply for provident fund loans are as follows: citizens who have continuously paid provident fund for more than 6 months or accumulated for more than 12 months and are still paying normally can apply.

Conditions for Beijing to withdraw housing provident fund

1. Housing consumption extraction:

(1) Purchase owner-occupied housing; Overhaul and transformation of self-owned housing; Self-built and self-owned housing;

(2) the rent exceeds the prescribed proportion of family wage income;

(three) to repay the principal and interest of housing loans.

2. Cancellation of account cancellation:

(1) retired;

(2) Having left the country to settle down;

(3) completely losing the ability to work and terminating the labor relationship with the unit (both conditions are indispensable);

(4) death.

(The situation in Beijing is for your reference)

Loans are mainly handled by the provident fund management center, and are generally handled by colleagues in charge of provident fund. Each company generally has a special person who is responsible for the payment and withdrawal of employee provident fund.

If it is your first time to withdraw the housing provident fund, you need to prepare the following things: ID card, house purchase contract (loan contract), house purchase invoice (down payment invoice), proof that your spouse has withdrawn the housing provident fund (if you are not the main purchaser), and you need to provide my Housing Provident Fund Withdrawal Record Form in the future.

With all the materials, you can go to the unit's provident fund handling personnel to go through the provident fund withdrawal procedures. The remittance unit shall issue an application for the withdrawal of housing provident fund, affix the seal reserved by the unit, and attach relevant proof materials for withdrawal. After the city housing provident fund management center system audit, the extraction can be handled by the unit or by itself.

When withdrawing the provident fund, you can't directly withdraw cash from the housing provident fund management center, and you need to transfer cards or transfer money. If it is withdrawn by card transfer, the bank can directly transfer the housing provident fund to the savings account opened by the individual in the bank; If you withdraw by transfer, the bank can only transfer the housing provident fund to the bank account of the unit, and then the unit will enter the personal salary account, but now the main withdrawal method is card transfer.

The following are the banks that can withdraw the provident fund and their corresponding card types: China Postal Savings Passbook, Bank of Communications Pacific Card, China Bank Great Wall RMB Credit Card, Great Wall Electronic Debit Card, China Merchants Bank Card, Huaxia Bank Huaxia Card, Commercial Bank Beijing Card and Savings Passbook, Agricultural Bank Jinsui Card, China Everbright Bank Sunshine Card, Minsheng Bank Minsheng Card and Industrial Bank Xingye Card.

If you are married and not the main purchaser, you need to provide the proof of the other party's provident fund withdrawal when withdrawing the provident fund. If you can't provide it, you can only withdraw 50% of the total house price (overhaul expenses, etc.). ) the most.

In any of the following circumstances, the employee may withdraw the storage balance in the housing provident fund account:

1. Purchase, build, decorate or overhaul owner-occupied housing; ?

2. Retired; ?

3, completely lose the ability to work, and terminate the labor relationship with the unit; ?

4. After terminating the labor relationship with the employer, he has not changed his career for five years; ?

5. Go abroad or settle abroad; ?

6, the account moved out of the administrative area of the city or county where the housing provident fund system has not been established; ?

7, the provisions of the provincial people's government workers other housing consumption. ?

If an employee dies or is declared dead, the employee's heir or legatee may withdraw the storage balance in the employee's housing provident fund account. ?

Workers need funds to purchase, build, renovate or overhaul their own houses. If the storage balance in their own housing provident fund accounts is insufficient, they can withdraw the storage balance in their spouses', parents' and children's housing provident fund accounts, but they must obtain the written consent of the extractor. ?

Workers who withdraw the balance stored in the housing provident fund account shall apply to the management center with the relevant certification materials issued by the unit and go to the management center for handling.

Loans are more troublesome, you can find an intermediary agent to do it, Shunchi, and their fees are ok.

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

First, the seller is required to provide the original legal property right certificate, and go to the housing management department to inquire about the authenticity of the property right certificate, as well as the property right source and property right record of the purchased property. Such as the owner, registration date, transaction price, the integrity of the seller's property rights, whether it is mortgaged, whether it is enjoyed, etc.

Secondly, it is necessary to find out whether the source of the purchased house belongs to the house that is allowed to be sold. General public houses must be sealed by the original unit before they can be sold.

Unlike commercial housing, the sale of second-hand housing is generally a "case". Therefore, whether the price, room condition and apartment type are reasonable, whether all kinds of management are in place, whether the power supply capacity can load large household appliances such as air conditioners, whether there are traces of water seepage on the ceiling, whether the walls are cracked and peeled, the security level of the community, property management fees and charging standards, and so on. In addition, please don't forget to know how long you have bought the house and how long the land use period is; Are there any arrears, such as property management fees, utilities, gas fees, etc.

On the basis of mastering the basic situation of housing, the value of second-hand housing is compared and judged from many aspects.

Finally, I remind you that if you buy a second-hand house, 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 to truly change the owner, and the guarantee and notarization of any other unit are not regarded as completing the transaction.

Four Skills of Selecting "Second-hand House"

Housing has become a commodity, and "second-hand housing" transaction will become the most active part in the whole real estate transaction market. At present, the country has begun to increase the promotion of second-hand housing transactions, so the second-hand housing transactions will gradually become active, but the sale of "second-hand housing" is not as clear as buying a new house, so special attention should be paid to selection.

Find out the status of property rights

"Second-hand housing" mostly becomes personal consumer goods with the commercialization of housing, and its "identity" is complex, so it is very important to understand its property rights. The buyer's first step is to ask the seller to provide property certificate, identity certificate, qualification certificate and other documents; The second step is to inquire about the property source and records of the purchased property from the relevant real estate management department, including the owner, file number, registration date, transaction price, etc. The third step is to check whether the house has a debt burden. In addition, buyers also need to know whether the purchased house is mortgaged and whether it has been sealed up by the court.

Special attention should be paid to houses with disputed or partial property rights (such as public houses purchased at standard prices), and those with property rights, unclear property rights and no property rights, even if the house is no better, will not get the property certificate after the transaction.

See the building structure clearly

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

When buying, we should not only know the age when the house was built, whether the existing construction area and usable area are consistent with those indicated on the property certificate, whether the layout of the house is reasonable, and whether the facilities and equipment are complete and intact. , but also to study the structure of the house in detail, to understand whether the house has damaged the decoration of the structure, whether there are hidden dangers such as selfless construction and reconstruction leading to damage to the main structure. To this end, you can go to the archives room of the housing management department to check the original files, look at the drawings and materials, and dispel doubts.

Investigate the environment and supporting facilities

Old houses are generally located in urban areas, with high building density, and the surrounding environment has been formed for many years, which is generally difficult to change. It is necessary to carefully investigate whether there are pollution sources around the house, such as noise, harmful gases, water pollution and garbage. , as well as the surrounding environment, community security, hygiene and cleanliness. The survey of housing facilities mainly includes: water quality, water pressure, power supply capacity, gas supply, heating and charging standards, TV reception clarity, etc. Visit the neighbors and have a deeper understanding of the environment and convenience here.

Understand the situation of property management

The investigation of property management mainly focuses on the reputation of property management enterprises and the degree of service in place, depending on the basic quality of security personnel, the professional level of security equipment and management personnel, service attitude, whether the environmental sanitation and greening of the community are clean and comfortable, whether all facilities and equipment are in good condition and whether the operation is normal. We should also know the standard of property management fees, the prices of water, electricity, gas and heating, the charging standard of parking spaces and so on. And find out whether a special fund for the maintenance of public facilities and equipment and public parts has been established, so as to avoid paying huge maintenance costs in the future and being unable to bear them. Many public houses have fallen into a state of "nobody cares" after being sold, so we should choose carefully.

Bargaining skills of second-hand houses

At present, the transaction of old houses is becoming more and more active. Consumers should master certain skills in the process of buying houses 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. In order to be in a favorable position when bargaining, buyers should grasp the situation of the house in advance. We should fully understand the weakness of the house, find out how long it has been on the market, why it should be sold, try to find out how many people bid and how much, and find out what additional conditions the seller has, how to pay, and whether it is installment payment. It is best to find out why the seller sells the house, the period when it must be sold, the purpose of the house payment and the real price when buying the house that year. With the above information, you can give reasons for bargaining as appropriate.

When bargaining, we should expose the shortcomings of the old house, such as poor environment and aging equipment, so as to force the seller to reduce the price. For old houses that can't be sold for a long time, tell the owners that the selling price is too high, which will hurt their self-confidence. If you know the seller's last necessary date, you can use delaying tactics, while bargaining, while delaying time, and when the necessary date approaches, take advantage of the seller's eagerness to sell and wait for an opportunity to bargain.

You can also let acquaintances come forward through friendship and find out the bottom price standard acceptable to the seller. In order to keep yourself in an active position, you should listen more and talk less when bargaining, especially don't ask for money easily, and stick to the principle of not asking for money until the last minute.

In addition, in order to alleviate the seller's defensive psychology, it is best to tell the seller frankly when bargaining, and the purpose of buying a house is for personal use, not for others, so as to avoid the seller deliberately not giving the price for fear that the real estate agent will intervene in profit.

Several problems needing comprehensive consideration in the decoration of second-hand houses

1, do a closed water test for the bathroom.

The method is: block the floor drain, put 5 cm of water in the bathroom, observe for 24 hours, and then go to the neighbor's house downstairs to check. If there is no water leakage, it proves that the waterproof treatment is done well; If there is water leakage, be sure to ask the property to be waterproof again. After waterproof treatment, wait until the ground is completely dry, then stick tiles, otherwise the ground will crack.

2. Water treatment and circuit transformation

The renovation of water circuit is one of the most complicated projects in the renovation of old houses. Before the renovation, carefully check whether the original waterways and heating pipes are rusted and aged. The water pipes in old houses may be obsolete galvanized pipes, because galvanized pipes are harmful to human health and have been banned by the Ministry of Construction. If the original pipe is galvanized pipe, it is better to replace it with copper pipe, aluminum-plastic composite pipe or pp-r pipe. Nowadays, in the waterway reconstruction, people use the Rifeng tube with a 50-year warranty more. After the completion of all waterway reconstruction, the pipeline should be reasonable, closely connected, without leakage and illegal removal. In terms of circuit transformation, if the old house uses aluminum wires, it must be removed. There are many modern household appliances. According to the national standard, 2.5 mm copper wire must be used in the decoration, and the line for installing high-power electrical appliances such as air conditioners should be 4 mm square. When burying wires in the wall, PVC insulated pipes must be used.

3, painting the wall, bottoming is the key.

The wall of an old house will crack and peel, so when decorating the wall, we must pay attention to the treatment at the grassroots level. Generally, a good decoration company will coat the interface agent after leveling the wall. Interfacial agent has the function of moisture-proof and can also protect latex paint. Next, putty. The putty paste should be waterproof and not greasy, and the putty should be scraped three times. Finally, brush latex paint. If you want to paint the wall, you should paint it with primer accordingly.

4. Replace aluminum alloy or plastic steel doors and windows.

Wooden doors and windows, if they are not deformed and cracked, indicate that the material is very good. When decorating, you can stick a decorative board, and then spray paint to continue using it; If the wooden doors and windows have been deformed, they must be torn down and redone. Iron doors and windows, if the surface paint has fallen off or the main body is cracked, I suggest you remove it and replace it with aluminum alloy or plastic steel. Because doors and windows can play the role of sealing, sound insulation and heat insulation.

5. Add necessary switches and sockets.

Nowadays, more and more electrical appliances are used in the home, and the lighting equipment is becoming more and more colorful, so there are many places where switches and sockets need to be placed. Then, before the renovation, it is necessary to do a good job of wiring in advance and plan the places that need to be placed in the future in advance, and the switches and sockets reserved for old houses are generally not enough. Generally speaking, a room should be equipped with at least 3 sockets, the number of sockets in two bedrooms should be no less than 15, and the number of switches should be no less than 8. The switch height in the same room should be consistent. Generally, the switch is off the ground 1.4m, and the socket is off the ground 0.3m. Hang up and put the switch in the living room where the owner can easily reach it.

6, do a good job of disinfection, keep indoor air circulation.

In the whole decoration process, especially after gluing and painting, you must always open the window to keep indoor air circulation. If there is no window in the bathroom, turn on the exhaust fan. During the decoration process, it should be thoroughly disinfected regularly, and 3% Lysol water, 1%-3% bleaching powder water or 3% peracetic acid solution can be sprayed. Close doors and windows after spraying 1 hour.