What specifically refers to the "area" of cross-regional development projects of real estate enterprises? Downtown? City or province?

I. Development contract.

Work basis: Service Specification for Engineering Construction Management, Regulations on Urban Real Estate Development and Management, and Regulations on Urban Real Estate Development and Management in Shandong Province.

Time: After obtaining the land use right certificate and planning confirmation.

Submission: 1. Feasibility study report; 2. Qualification documents; 3, real estate development project approval; 4, land procedures (land certificate or land auction plan and transaction confirmation); 5, planning plan, location map, elevation map, pipeline map identified by the planning department; 6. Early property management contract (agreement); 7. Proof of payment of relevant expenses. Agreement on supervision of project development funds.

Release: development contract, project manual.

Second, the development and operation license

Work basis: Service Specification for Engineering Construction Management, Regulations on Urban Real Estate Development and Management, and Regulations on Urban Real Estate Development and Management in Shandong Province.

Time: After obtaining the development contract. After the examination and approval of the Housing Management Branch, it shall be reported to the Municipal Bureau for handling.

Third, the single project review

Act in accordance with the Management Rules for Urban Real Estate Development and Operation and the Management Rules for Urban Real Estate Development and Operation in Shandong Province.

Time: after signing the development contract and planning permit, the project construction drawing review initiated by the planning commission, but before the construction project planning permit.

Submitted: 1, the planning approval of the Planning Commission in that year; 2. Construction drawings of individual projects (reviewed by the Drawing Review Center); 3. Construction plan and investment plan; 4. Development contract and development business license.

Issued: single project evaluation form.

Fourth, the pre-sale permit

Work basis: Measures for the Administration of Urban Real Estate Development and Operation, Measures for the Administration of Urban Commercial Housing Pre-sale, and Trial Measures for the Quality Assurance and Description of Commercial Housing in Shandong Province.

Time: the construction investment of a single project reaches one quarter, and the construction permit is obtained.

Submission: 1, business license: 2, qualification certificate, development contract, development business license; 3. Land use right certificate or legal land use document; 4, the construction project planning permit; 5. Work permit; 6, single project review form; 7. Construction contract; 8, the project construction schedule; 9. Proof materials of more than 25% investment in engineering construction; 10, pre-sale plan for commercial housing; 1 1, filing receipt; 12, floor plan and building list; 13, Agreement on Supervision of Commercial Housing Pre-sale Funds; 14, commodity house quality certificate and instruction manual.

Issue: Pre-sale permit.

Five, the real estate development project completion comprehensive acceptance (phased comprehensive acceptance) certificate.

Work basis: Urban Real Estate Management Law and Management Measures for Construction, Delivery and Use of Newly-built Houses and Supporting Facilities in Shandong Province.

Time: after planning, greening and quality acceptance, but before the initial registration and use of the house.

Submitted: 1. Application for comprehensive acceptance of development projects; 2, development project completion drawings; 3, single project review form; 4, planning, greening, quality inspection and acceptance report; 5. Report on the implementation of property management.

Issue: certificate of comprehensive acceptance (comprehensive acceptance by stages).

Six, the initial registration of housing

Time: After comprehensive acceptance (comprehensive acceptance by stages).

Submission: 1, land use right certificate or legal land use document; 2, the construction project planning permit; 3. Construction project commencement certificate; 4, the construction project completion acceptance certificate; 5. Building plan; 6, the initial registration of housing application form; 7. Liaocheng housing questionnaire; 8. A copy of the business license; 9, comprehensive acceptance (phased comprehensive acceptance) file.

Issued: Property Ownership Certificate.

Seven. Transfer registration

Time: After the mortgage is completed, the house purchase contract needs to be filed.

Submitted document: 1. Copy of ID card, 2. Purchase contract, 3. Liaocheng housing questionnaire, 4. Purchase invoice, 5. Deed tax invoice, 6. 7. Settlement agreement on the transfer of commercial housing. 8, housing transfer registration application and approval. Surveying and mapping invoice, 9. Maintenance fund payment certificate.

Issued: Property Ownership Certificate.

Real estate development procedures (very detailed

Pre-conditions of the responsible department of the project charging standard

1. Land expropriation

1. 1 Documents required for land requisition and approval

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1. 1.2 General Planning Office of Urban and Park Planning Bureau.

1. 1.3 Use the red line map to define the scope of land use by the R&D department of the city and park planning bureau.

1. 1.4 Review Form of Overall Land Use Planning for Construction Land; City, park land office by the park land office to fill in.

1.2 Handling of land use certificate

1.2. 1 planning and site selection opinions (control regulations) the R&D department of the municipal and park planning bureau determines the nature of land use.

1.2.2 planning conditions (land use scope) the R&D department of the municipal planning bureau and the park define the land use scope.

1.2.3 materials provided by the management, comprehensive office and budget of the land use feasibility study report consulting unit.

1.2.3 assist the land listing and relocation departments of enterprises in the planning area \ related enterprises.

1.2.3. 1 enterprise relocation department \ related enterprises

1.2.3.2 Negotiate the relocation compensation of enterprises, reach a relocation agreement, and negotiate the relocation compensation of relocation departments, related enterprises and parks.

1.2.3.3 Enterprises submit land transfer applications. Relocation Department \ Related Enterprises \ Park

1.2.3.4 enterprises submit land commitment letter without economic disputes \ relocation department \ related enterprises \ park.

1.2.4 The planning and design scheme was approved by the Development Department, the Municipal Planning and Construction Bureau and the Park Planning and Construction Bureau.

1.2.5 land listing evaluation city land exchange center, park science and technology development bureau park, relocation enterprise and evaluation company.

1.2.6 delisting procedures of the municipal land exchange center

1.2.7 handle the detailed examination and approval of fixed assets investment plan, science and technology development bureau of capital construction plan park, red line map and development application.

1.2.8 handle the bid-winning notice, and the municipal land reserve center will pay the deposit before delisting according to the payment voucher.

1.2.9 Sign the development performance bond and the bid-winning notice of the municipal land reserve center.

1.2. 10 Construction Land Planning Permit Park Planning and Construction Bureau shall go through delisting procedures.

1.2. 1 1 Sign the Contract for Assignment of State-owned Land Use Rights, and the Park Planning and Construction Bureau will go through the delisting procedures.

1.2. 12 pays the land transfer fee, and the park finance bureau goes through the delisting procedures.

1.2. 13 Payment of deed tax on land transfer The Finance Bureau of the Park (Municipal Cadastral Office) has gone through delisting procedures.

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1.2. 15 land boundary \ Planning and Construction Bureau, state-owned land registration park and land department handle delisting procedures.

1.2. 16 apply for land use certificate.

1.3 demolition compensation

1.3. 1 immigration census

1.3. 1. 1 Determination of land planning and design conditions and land use scope of the development department of the relocated plot.

1.3. 1.2 local government of the relocation area.

1.3. 1.3 government where the enterprise moves.

1.3. 1.4 The Land and Resources Bureau and the Real Estate Bureau verify the property rights of the demolition object.

1.3.2 relocation procedures

1.3.2. 1 Select the office meeting of the manager of the demolition company of the demolition unit and invite public bidding.

1.3.2.2 Sign the entrusted demolition contract to demolish the board of directors of the company.

1.3.2.3 Handling the letter of acceptance, planning, construction land, land use certificate and bank fund certificate of the demolition permit development department, finance department and real estate bureau.

1.3.2.4 Three Stop Supporting Office \ Gas and Water Power Bureau

1.3.3 Implement residents' relocation.

1.3.3. 1 The board of directors shall prepare the demolition plan according to the municipal demolition policy and relevant regulations.

1.3.3.2 Demolition Announcement Office \ Dalian Daily

1.3.3.3 Open the government where the demolition area is located.

1.3.3.4 The government where the relocation area is located holds a residents relocation meeting.

1.3.3.5 Make a payment plan for demolition compensation, and the Finance Department.

1.3.3.6 financial department signs monetary compensation agreement for demolition.

1.3.3.7 Relocation of the demolition company

1.3.3.8 Resident Resettlement Notary Office

1.3.4 enterprise relocation and implementation of demolished units

1.3.4. 1 demolition entrusted appraisal city real estate appraisal firm

1.3.4.2 The board of directors shall determine the compensation for demolition according to the municipal demolition policy and relevant regulations.

1.3.4.3 The Finance Department signed the demolition compensation agreement.

1.3.4.4 demolition target, demolition person and demolition company

1.3.4.5 The demolition site was handed over to the engineering department.

1.3.5 Relocation management

1.3.5. 1 demolition policies and regulations are collected and filed in the archives.

1.3.5.2 Resident Relocation Data Archives

1.3.5.3 enterprise relocation data archive

1.3.5.4 Court, law enforcement bureau and police station for disputes over relocation of enterprise residents.

1.3.6 demolition evaluation

1.3.6. 1 forms the evaluation of the entrusted demolition unit.

1.3.6.2 Sign the termination agreement of entrusted demolition.

1.4 Land price paid for land change and over-area. Park Planning and Construction Bureau and Finance Bureau determine the final planned use and area.

2. Survey and design work

2. 1 investigation, mapping and environmental impact assessment

2. 1. 1 topographic survey and mapping of infrastructure status

2. 1. 1. 1 Determine the red line diagram.

2. 1. 1.2 area confirmation (according to coordinates)

2. 1. 1.3 Determination of basic supporting facilities

2. 1.2 geological survey (preliminary survey)

2. 1.3 environmental impact assessment approval procedures of the municipal environmental protection bureau

2.2 Design bidding provides planning and design scheme.

2.2. 1 Issue the design task book of the marketing department.

2.2.2 Determine the design unit.

2.3 Planning scheme design

2.3. 1 design scheme (see remarks)

2.3.2 Traffic Impact Analysis The Municipal Traffic Police Detachment invited the Science and Technology Planning Section of the Municipal Traffic Police Detachment to participate in the planning review meeting.

2.3.3 Scheme review

2.3.4 Scheme adjustment

2.4 Detailed planning scheme approval, project approval and site selection opinions of the Municipal Planning Bureau and the Park Planning and Construction Bureau.

2.5 expansion design and design institute

2.6 Construction Drawing Design and Design Institute

2.6. 1 Architectural Construction Drawing Design Institute

2.6.2 Structural Construction Drawing Design Institute

2.6.3 Water supply and drainage construction drawing of design institute

2.6.4 HVAC construction drawing design institute

2.6.5 Weak current construction drawing design institute and professional company

High pressure construction drawing

2.6.7 Fire Protection Construction Drawing Design Institute and Electric Power Bureau

2.6.8 Civil air defense design fire station

2.6.9 Tap water design: The tap water company and the Chief Engineer's Office have the project planning approval and the indoor design drawings of residential water.

2.6. 10 gas design the gas company and the chief engineer have project planning approval, residential building design drawings and room layout plan.

2.7 Construction Project Park Planning and Construction Bureau, Planning and Review Office of the Municipal Construction Committee to review individual construction drawings.

2.8 External network design (heating, rainwater, sewage, roads) related units.

3. Pre-project work

3. 1 Construction Project Planning Permit R&D Department \ Park Planning Bureau \ Examination and approval of single construction drawing and fire control audit

3.2 Examination and approval of urban greening: the planning approval of the Municipal Urban Construction Bureau and the District Urban Construction Bureau.

3.3 Notice of General Office on Civil Air Defense Design Review, Approval and Performance Assurance Procedures for Civil Air Defense Construction Projects \ Municipal Civil Air Defense Office

3.4 fire audit, reply to the cabinet.

3.5 Government charges

3.5. 1 Reply to the renovation plan of the payment wall of the wall reform fund.

3.5.2 Sand and gravel fees shall be examined and approved by the Municipal Water Affairs Bureau.

3.5.3 The plan of bulk cement special fund to pay bulk cement office of the Municipal Economic and Trade Commission was approved.

3.5.4 Water and soil conservation office water and soil conservation fee planning reply

3.5.5 Termite control fee Termite control office of real estate bureau

3.5.6 Handling labor insurance payment procedures: Planning reply from Quality Department/Municipal Construction Committee Coordination Office.

3.5.7 Payment of civil air defense fees shall be approved by the Civil Air Defense Office.

3.6 Municipal Procedures

3.6. 1 The planning drawings and engineering requirements of the Municipal Office of the Urban Construction Bureau shall be approved in advance for the excavation (occupation) of municipal roads.

3.6.2 Compensation for road occupation and excavation, approval of planning drawings and projects of Communications and Port Administration, and requirements in advance.

3.6.3 Municipal Engineering Quality Supervision Procedure Prior Requirements of Municipal Engineering Quality Checkpoint Project of Urban Construction Bureau

3.6.4 Put forward the planning drawings and engineering requirements of street lamp installation project in advance.

3.7 Relevant procedures of construction projects

3.7. 1 construction drawing review

Lightning protection review

3.7.3 Administrative law enforcement inspection procedures

3.7.4 Bidding Committee \ Bidding Office of the Municipal Construction Committee handles the project bidding procedures.

3.7.5 Handle quality and safety supervision procedures.

3.7.6 Documentation procedures.

3.7.7 Go through the filing formalities.

Trading center program

3.8 handle the construction permit

3.9 Handle the examination and approval, planning and construction process of detailed planning scheme of pre-sale permit development department, marketing department, municipal real estate bureau and housing mapping department.

3.9. 1 Building construction drawing of commercial housing area of Surveying and Mapping Municipal Housing Surveying and Mapping Management Department

3.9.2 Registration of Commercial Housing

3.9.3 Confirmation of sales price of commercial housing

3. 12 capacity expansion project

3. 12. 1 Detailed floor plan and planning approval of Dalian Water Affairs Bureau, Project Department and Chief Engineer's Office and submit them to the water supply company; The main project is basically capped.

3. 12.2 Detailed plan and planning reply of the Electric Power Bureau, Project Department and Chief Engineer's Office.

3. 12.3 The gas company, the project department and the chief engineer's office shall make detailed plans and plan approval; The project has been completed; The total number of households has been determined.

3. 12.4 Detailed planning and planning approval of thermal power company, project department and chief engineer office; The project has been completed; The total number of households has been determined.

3. 13 municipal facilities outside the red line

3. 13. 1 Planning scheme: Outside the red line of roads, water, electricity, gas, municipal heating, tap water, electric power bureau and gas.

3. 13.2 Communication Construction Telecom Company Planning Scheme

3. 13.3 pipeline laying planning scheme

3. 13.4 interface planning scheme

3. 14 three links and one leveling

3. 14. 1 temporary road

3. 14.2 the temporary power utilization bureau and the project department shall provide the power load and power utilization place 20 days in advance.

3. 14.3 temporary water supply and water supply company and project department provide water points and use places 20 days in advance.

3. 14.4 site leveling

3. 15 temporary facilities

3. 15. 1 temporary fence

3. 15.2 temporary office

3. 15.3 Temporary site occupation

3. 15.4 temporary coaming

9. Afterwards, the project department, the supervision company, the construction unit, the quality supervision station, the engineering archives of the archives bureau, and the supervision archives.

9. 1 Comprehensive acceptance of project files and supervision files of project department, supervision company, construction unit, quality supervision station and archives bureau.

9. 1. 1 Acceptance of project files: the project department, the supervision company, the construction unit, the quality supervision station and the archives bureau.

9. 1.2 Environmental Protection Acceptance Procedure of Municipal Environmental Protection Bureau

The completion acceptance test report of environmental protection facilities of construction projects shall be examined and approved by the Municipal Environmental Protection Bureau, and the environmental monitoring unit shall examine and approve and coordinate according to the plan.

The acceptance procedures of environmental protection three simultaneous projects shall be approved and coordinated by the Municipal Environmental Protection Bureau according to the plan.

9. 1.3 Project completion planning acceptance Project Department \ Park Planning Bureau completed.

9. 1.4 fire control acceptance of project completion Project Department \ Municipal Fire Bureau completed.

9. 1.5 civil air defense acceptance project department \ municipal civil air defense office completed.

9. 1.6 Project Completion Elevator Acceptance Project Department \ Municipal Fire Bureau Completion

9. 1.7 Completion Acceptance of Municipal Engineering Project Department \ City Completion

9. 1.8 Lightning Protection Acceptance of Project Completion Project Department \ Municipal Fire Bureau Completion

9. 1.9 The project completion expert group accepts the project files and supervision files of the project department, supervision company, construction unit, quality supervision station and archives bureau.

9.2 Completion Filing Quality Inspection Station Filing Section

9.3 Go through the formalities of examination and approval of place names, building numbers and planning of the Place Names Office of the Civil Affairs Bureau.

9.4 Real estate surveying and mapping

9.5 Property Ownership Certificate 203

A complete real estate project can be roughly divided into the following three parts from the beginning to the completion.

The first part, the preparation of real estate development company.

Before reporting to the administrative organ for examination and approval, the real estate development company shall go through the formalities of land transfer, entrust a qualified survey and design institute to study the proposed project and make a report, which shall be accompanied by detailed planning and design parameters and renderings, and ensure sufficient development funds.

The second part, the administrative examination and approval part in the pre-procedure of real estate development.

According to China's current laws, regulations and rules, the administrative licensing procedures for real estate construction projects are generally divided into six stages: 1) site selection, site selection; 2) Review the general plan and determine the planning and design conditions; 3) Preliminary design and construction drawing review; 4) Planning and construction drawing review; 5) application for construction; 6) Comprehensive acceptance of construction project completion for the record.

First, the site selection stage. At this stage, the following matters are generally handled:

1. The Planning Commission reviews the feasibility study report and establishes the project.

2, the Bureau of land and resources to review the overall land use planning and land supply.

3. The Project Construction Committee handles the construction conditions of investment and development projects.

4. Environmental protection opinions of productive projects handled by the Environmental Protection Bureau (table).

5. The Culture Bureau, Seismological Bureau, Landscape Bureau and Water Conservancy Bureau will review the contents and scope of disciplines related to construction projects.

6, the planning department for the project site submissions.

In the second stage, review the general plan and determine the planning and design conditions, and deal with the following general matters:

1, the civil air defense office reviews the construction layout of civil air defense projects.

2. The Bureau of Land and Resources conducts land pre-examination.

3. The public security fire brigade, the public security traffic police detachment, the Education Bureau, the Water Conservancy Bureau, the Urban Management Bureau, the Environmental Protection Bureau, the Gardens Bureau and the Cultural Bureau review the content and scope of the construction project.

4, the planning department to review the general plan, issued the "construction land planning permit".

5, the planning department to determine the construction project planning and design conditions.

Three, preliminary design and construction drawing design review, this stage for the following general matters:

1. The planning department reviews the planning requirements of the preliminary design.

2, the fire department to review the preliminary design of fire protection design.

3, the traffic police detachment to review the preliminary design of traffic conditions.

4, the civil air defense office to review the preliminary design of civil air defense design.

5. The Bureau of Land and Resources conducts land pre-examination.

6, municipal departments, environmental protection bureau, health bureau, seismological bureau and other relevant departments to review the preliminary design of the relevant professional content.

7. The Project Construction Committee issues the preliminary design approval document and examines the requirements for implementing the preliminary design approval document.

8. The Project Construction Committee conducts a policy review of the construction drawing design documents, and issues a notice of entrustment for technical review according to the opinions of the owner.

9. The Project Construction Committee shall issue a construction drawing design document review report according to the construction drawing design document review institution, and issue a construction drawing design document review approval letter.

Four, planning monomer review stage, this stage generally handle the following matters:

1, the public security fire brigade conducts fire protection design audit.

2, the civil air defense office to review the civil air defense facilities.

3. The Project Construction Committee, the municipal department, the Bureau of Landscape Architecture, the Environmental Protection Bureau and the Health Bureau shall review the contents and scope of relevant majors according to their responsibilities.

4. The planning department will supplement the planning and design conditions for the planning and design changes, and the construction unit will issue the construction project planning permit after paying the relevant fees.

Five, the construction stage, this stage to deal with the following general matters:

1, the construction unit carries out construction registration.

2. The project owner contracts the project and determines the construction team. The construction team is determined by bidding for the bidding project, and the non-bidding project is directly contracted. And get the bid-winning notice.

3. The Project Construction Committee organizes functional departments to review the project commencement conditions and issue construction permits.

Six, commercial housing pre-sale permit stage, this stage generally need to handle the following matters:

The real estate management department shall handle the pre-sale registration and issue the Pre-sale Permit for Commercial Housing.

When applying for the pre-sale permit of commercial housing, a development enterprise shall submit the following documents (photocopies) and materials:

1, the following files:

(1) The land use right transfer fee has been paid in full, and the land use right certificate has been obtained;

(2) Holding a construction project planning permit and a construction permit;

(3) According to the pre-sale of commercial housing, the investment in development and construction has reached more than 25% of the total investment in engineering construction, and the construction progress and completion delivery date have been determined.

2. Business License and qualification certificate of the development enterprise;

3. Engineering construction contract;

4. Pre-sale plan for commercial housing. The pre-sale plan should explain the location, decoration standard, completion and delivery date, total pre-sale area and property management after delivery. In case of pre-sale of commercial housing, the general plan and layered plan of pre-sale of commercial housing shall be attached.

Seven, the construction project completion comprehensive acceptance for the record stage, this stage for the following general matters:

1, the construction engineering quality supervision station (institution) records and reviews the completion acceptance report provided by the construction unit.

2, the financial department of the construction project should pay the administrative fees and funds for verification and acceptance.

3. Planning department, municipal department, water conservancy bureau, environmental protection bureau, cultural bureau, health bureau, public security fire brigade, garden bureau and other departments that need to participate in the acceptance shall, in accordance with the relevant provisions of laws, regulations and rules, accept the relevant professional content and scope. The planning department shall issue the Construction Project Planning Acceptance Permit (original) according to the acceptance of the above departments and departments.

4. The Project Construction Committee comprehensively accepts the opinions of all departments, and if it meets the audit standards and requirements, it shall issue a comprehensive acceptance certificate for the completion of the construction project; Do not meet the standards or requirements, be returned and require rectification within a time limit.

The third part is the handling process of the preliminary procedures of real estate development in the initial registration stage of real estate project ownership.

1. The Housing Authority approved the initial (title certificate) registration of newly-built commercial housing.

2. The Employer shall submit the following materials:

(1) application;

(2) Business license of the enterprise;

(3) Land use certificate or land use right certificate;

(4) Construction land planning permit;

(five) the construction project planning permit;

(6) Construction permit;

(7) Housing completion acceptance data

(eight) housing surveying and mapping results;

(nine) other documents that should be submitted in accordance with the relevant provisions.

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