How many tricks have you won in the real estate market? Don't step on these pits.

Buying a house is also a technical job. Being able to afford a house and buy the right house has largely proved the "ability" of property buyers. In the year of buying a house and handing it over, in the market era, the ability of housing enterprises to avoid the risk of handing over houses and resist the rights of owners is getting stronger and stronger.

Then, where is the difficulty of home ownership rights protection in the property market today? In the past few days, Shanxi Evening News reporters have gone deep into the front line and sent back investigation reports-

A project is not standardized and the certificate is delayed.

In all kinds of complaints about the property market, the rights protection incidents that the real estate license can't handle for a long time remain high. The official account of WeChat Shanxi Evening News, the exclusive WeChat "Rongjie Home Economics" in the real estate industry, often receives inquiries from owners about unfinished property certificates in their own communities.

A fan said: "I have lived in the community for six years and have never been able to get the real estate license. Call the developer theory, the developer always has a good reason to send the owner away, which makes sense and keeps the owner waiting. As soon as the owners entered the primary school season, the pot exploded. Without real estate license, many owners who were not registered in Taiyuan before could not settle down, and children's schooling became the biggest trouble. I don't know when I can get a real estate license. " Another fan said, "2065438+handed over the house at the end of July 2006, and has been staying for more than three years, but it has not been properly managed. Recently, I heard that the developer cancelled the company, and the owner was too anxious to get the real estate license, which means that the house has no' ID card' and cannot be legally transferred, donated and used as an inheritance, and its value is greatly reduced. Has the house I have worked so hard to buy for many years shrunk or even hit Shui Piao? "

There are many such complaints. The owners who complained without exception said that when buying a house, the real estate enterprise promised that there was no problem with the property rights of the house. Why is the title certificate delayed? At least two or three years, at least five years or even longer, what are the links?

In this regard, Mr. Liu, who is engaged in the formalities of real estate license in the industry, told the Shanxi Evening News reporter that "the handling of the registration certificate of real estate rights involves many links, and getting stuck in any link will delay time. Some buildings have been unable to handle property rights for ten years or more, mainly for historical reasons. The main problem is that these properties often do not conform to the original project planning, construction or land procedures. Housing enterprises take the way of "getting on the bus first and then paying for the ticket" to pre-sell illegally, which may be illegal buildings on collective land, or it may be that the development and construction violated the initial planning. After the completion of these houses, they can be handed over and moved in, but they have not been rectified or paid fines and taxes according to regulations, that is, they do not meet the procedures and cannot apply for real estate licenses. "

There are still many cases where the developer's irregular construction leads to the delay in handling the real estate license. In the past two years, Taiyuan's industry norms for real estate development and construction have become more and more detailed. Many projects do not have the conditions for completion acceptance, involving planning acceptance, fire acceptance, civil air defense acceptance, energy-saving appraisal and so on. Any unqualified item will affect the handling of real estate license. It is reported that in recent years, Taiyuan will make statistics on the projects without formalities in the city every year, and gradually standardize the development and construction behavior of these developers. "

According to industry insiders, in this case, property buyers can only admit that they are unlucky, and it is extremely difficult to defend their rights, and the project rectification is particularly difficult. When some processes are handled, fines and corresponding taxes and fees need to be paid. This part of the cost is usually included in the house payment, but why the housing enterprises have not handled it is unknown to others. There are also violations of planned land occupation, and housing enterprises change some regional functions without authorization. According to the regulations, it should be demolished and restored to its original state, but this involves the vital interests of developers and owners. It is not easy to carry out this work. This kind of house that can't do real estate license well can only be occupied and rented, and can't be listed and traded. The only way to avoid this situation is to pay more attention to the strength and reputation of developers, and choose the projects of listed brands and China giant housing enterprises, which are more secure than those of small and medium-sized housing enterprises.

B.the blueprint is beautiful and the delivery is far from perfect.

The provincial capital property market has entered the era of large-scale market, and the quality of the property market has been continuously improved, and the supporting facilities have become more and more abundant. Marketing advertisements no longer only focus on "price" and "location", but start selling lifestyles. However, when many owners repossess their houses, they feel that they are far from the life blueprint depicted in the project promotion.

Mr. Wang, the owner of a well-known brand in the provincial capital, told the Shanxi Evening News reporter: "I bought this suite to improve the living environment. At that time, the house price was more than 2,000 yuan higher than other properties in the same period. But for the sake of developers' famous' hardcover luxury houses and high-grade residential areas' in the industry, we are also very willing to spend more money to live in a good house. But when the project was handed over, my family and I were disappointed. Let's talk about the external environment first. There is only one elevator in a unit, and the hall is short and stiff, but there is no atmosphere of high-end residential buildings. In addition, the interior decoration, whether it is the appearance texture, the quality of building materials and the brand grade, is also far from the materials promised by the property consultant when selling the house, and the quality of construction technology is also far from the model house. "

An owner who bought a big market in the north of the provincial capital has been defending rights everywhere recently. The pictures he provided to the media showed that his house was located on the first floor, and the height of the window was the same as that of the ground outside the window, which was equivalent to buying a house in the basement. The distance between the wall and the building is less than one meter. Open the window and you can touch the wall. When buying a house, the sand table greening displayed in the sales office is very attractive, and it does not clearly show the relationship between the house and the wall of the community, and the greening and landscape are greatly reduced.

The owner of a brand housing enterprise development community said that when buying a house, the sales said that the community was equipped with a primary school, which provided convenience for the owner's children to go to school nearby. However, after the delivery of the house, the enrollment of the owner's children was not smooth. Owners are questioning the brand integrity of real estate, but they have not got a clear answer. Compared with the constant wrangling of developers, the owners expect that the problem of children going to school can be solved reasonably as soon as possible.

Such disputes occur from time to time after the delivery of the house. The staff of relevant departments said that before the delivery of the house, the purchaser has the right to check and accept the house first. If there is any quality problem, the developer should repair it within a time limit, which leads to the overdue occupancy of the purchaser, and the developer should bear the liability for breach of contract. If the quality of the main structure of the house is unqualified and cannot be delivered for use, or if it is verified that the quality of the main structure of the house is indeed unqualified after the house is delivered for use, the purchaser may request to terminate the contract and compensate for the losses.

But what makes the owners feel helpless is that the technical standards of Jian 'an, fire protection and property service quality have rules to follow and their rights and interests are guaranteed. However, if the perfect life scene described by the developer when selling the house fails to land, the owner will complain that there is no way to protect rights, and the developer will not explicitly promise to indicate these ideal life scenes in the purchase contract. Many big-name projects overdraw the expected value of the project and the region during the marketing promotion period. However, the frequent incidents of owners' rights protection prove that the difference between delivery and marketing has always existed, and the safety factor of buying existing homes is much higher than that of buying auction houses.

C incomplete procedures, the loss of the whole house is great.

Among the many housing purchase options, the project owners who have incomplete housing selection procedures and weak developers suffer the most.

When selling a house in a residential area in Taiyuan, it was publicized that the five certificates were complete and red, and then it was unfinished. On 20 13, the boss said that he would return the house and get a refund, but later the boss was sentenced for breaking the law. 100, more than one owner complained. Another community started construction in 2008 without formalities and regulations, and was later stopped. After years of incomplete procedures, it was finally demolished by blasting. Another project claimed to the owner that it was a village-in-city reconstruction project when it was pre-sold in violation of regulations, which led many citizens to pay the down payment or the full amount at a low price. But the project has been rotten for a long time and was finally confiscated by the government. Today, there are still many owners who covet low-cost housing and are confused by various "promises" of housing enterprises.

According to the relevant regulations of Taiyuan Municipal Government on the reconstruction of villages in cities, the projects, planning and construction included in the reconstruction of villages in cities must conform to the overall urban planning and can only be implemented after being approved by the planning, land and urban construction departments. The completed projects must first resettle the villagers, and the surplus houses can only be sold to the public after going through the pre-sale procedures according to law.

It is reported that there are three main types of illegal construction: first, the land use certificate has not been obtained from the land and resources management department (the nature of the land is inconsistent, or the nature of the land is consistent but the land use certificate has not been obtained); Secondly, in the planning area, the construction project planning permit has not been obtained according to law or the construction has not been carried out in accordance with the provisions of the permit; There are also those who have not obtained the planning permission of the construction project or have not carried out the construction in accordance with the licensing provisions. Once these buildings are investigated, according to the regulations, they will be punished by three options: correction, demolition and confiscation. By then, the owners who buy these houses will suffer heavy losses.

Even if such a house is delivered on schedule, there will be endless troubles in the future use. For example, such a house cannot be settled, and the education problem of children cannot be solved; Involving demolition, can not be protected by law; Unable to go through formal property rights procedures, unable to go public, unable to apply for bank mortgage, unable to apply for second-hand housing loans, unable to guarantee purchase and inheritance.

Part d is paid when the house is closed.

A reader said: "I live in a residential area, and each household charges 3,500 yuan for natural gas installation. When buying a house, the developer promised to use natural gas and floor heating before handing over the house, but actually there was no natural gas and floor heating, so I still had to pay when handing over the house. 500 yuan water network installation fee and 500 yuan power network installation fee were also collected. Now there is only one water pipe connected to the door, and there is no cable or light bulb installed at home. Why do you charge the owner? Do developers only build houses and nothing else? "Some owners said that the property also charged the cable TV installation fee in 450 yuan. Is this reasonable?

The Shanxi Evening News reporter learned that some of the fees paid for buying and collecting houses can be collected, such as natural gas installation fees and cable TV installation fees. What makes the owners unhappy is that at present, many families watch TV through the internet, and the cable TV installation fee has to be paid.

Although some fees have been banned, some communities still charge illegally. For example, the heating supporting fee, a residential property forcibly charged 2500 yuan/household, Shanxi Evening News reporter learned that the fee has been explicitly cancelled. In addition, Sister Rong also received a complaint from a fan that an apartment project was marketed as a residential project when it was sold, but the owner was not clearly informed that the heating and water and electricity costs were charged according to commercial standards, which made the owner greatly underestimate the cost of raising a house. Such a high cost of living even affected the second transfer and lease of the house.

The Shanxi Evening News reporter learned that there are generally three parts of fees when delivering a house, including fees charged by developers, fees charged by property and related taxes and fees.

Generally speaking, the fees charged by developers include the final payment of the house, which is generally paid at the time of house delivery according to the contract or supplementary agreement between buyers. Compensation for housing area difference: when buying a house, the purchaser pays the money according to the area agreed in the contract; When handing over the house, the relevant departments of the Housing Authority will calculate according to the actual area, and the buyers will refund more and make up less according to the area difference.

The fees charged by the property include: prepaid part of water and electricity charges, property decoration deposit and garbage removal fee, and the decoration deposit can be refunded after the later decoration is completed and accepted; There is no explicit provision for the garbage cleaning fee, and the property standards of each community are different. Relevant taxes and fees include: the deed tax on non-ordinary housing is levied at 4%; For ordinary houses, the first suite below 90 square meters is charged at 1%, 90- 144 square meters at 1.5%, and above 144 square meters at 3%; The second suite is 3%.

When buying a house, developers usually pay the maintenance fund in advance. At present, the maintenance fund in Taiyuan is generally fifty or ninety yuan/square meter. Owners need to pay special attention to the fact that this money is collected by developers and belongs to all owners, and is not included in residential sales income. Real estate registration fee, residential 80 yuan/suite. The fee for the Registration Certificate of Real Estate Rights is 10 yuan/copy. According to the regulations, the public maintenance fund should be paid when moving in, and the deed tax should be paid when handling the registration certificate of real estate rights. If the developer asks for advance payment or forced collection, it can refuse. These fees can be paid by the owners themselves to the relevant departments.

Owners should be reminded that before buying a house, they should clearly understand the nature and living expenses of the project, including property, water, electricity, heating, cable, garage rental and management, elevators, living maintenance and other expenses.