Matters needing attention in purchasing shops and houses

Question 1: the process and precautions of buying a shop! Shopping room purchase process:

1. Sign a sales contract with the landlord.

2. Find an appraisal company to appraise the real estate.

3. Go to the bank to pay the down payment and apply for a loan.

4. The bank approves the loan.

5. After the approval, the buyer and the seller go to the exchange to handle the transfer of the real estate license.

6. The bank lends money to the seller.

Precautions for purchasing shops:

1, location. What kind of business to do when choosing a store, and the location to choose should be considered (surrounding environment, including people seriously affected by the disaster).

2. purpose. Do you want to start your own business, transfer it after purchase, or sublet it later?

3. details. No matter what your plans are, you should find out the owner's property right certificate or relevant certificates, as well as all relevant matters before this store (such as whether there are any arrears in related expenses, etc.). ). Whether the indoor facilities are in good condition, such as heating and drainage.

4. Determine the identity information and real estate information of the seller.

Question 2: The precautions for buying a second-hand facade house are relatively simple. As long as the seller has the property right certificate and the land certificate, then check whether it has been mortgaged and whether it can be transferred smoothly. The taxes and fees generated by the transfer are high. Agree who will bear the fines and taxes arising from the transfer, and it is best to pay after the transfer!

Question 3: What should I pay attention to when buying a first-hand shop? See more, ask more, listen more, run more errands.

As far as shops are concerned, shops with an area of about 60O and 130~ 150O are relatively easy to rent, and the financial pressure on investors will not be too great. In addition, a store with 30,000 yuan /O and 85% room rate is more valuable than a store with 25,000 yuan /O and 70% room rate.

For the rental income and return on investment claimed by developers, investors themselves should also go to the field to see. When calculating the investment income of shops, we must fully consider the cost of purchasing shops in the early stage: for example, the deed tax is 3% of the total house price. After the sale, you have to pay a comprehensive tax of 5% of the total house price. Secondly, the cost of water, electricity, gas, heat and property management in the later stage of the store should also be taken into account.

Liquidity is an important index to evaluate the value of shops. Shops with independent property rights and management rights and tenants like Yunduo are the popular first choice for investment experts, and such shops are easy to cash out successfully; On the contrary, non-independent stores will increase cash risk in case of disputes.

In terms of shop tax, the purchase is relatively simple, mainly 3% deed tax of the contract amount and 0.05% contract stamp duty. If you buy a second-hand shop, you have to pay a transaction fee of 0.5%.

Question 4: What should I pay attention to when buying a shop? The first essence of shops is location.

The prime location is definitely the best.

Shops are generally divided into several categories: large shops with bottom businesses \ independent shops in the market.

Generally, what is related to personal purchase is the bottom bunk and berth.

First of all, you need to do a business analysis of your target city to see where the most crowded business district is. Generally, there are no shops for sale in prime locations, so landlords hold their own shops for rent and can provide places to sell them. There are few real gold places.

As a simple investor, it is very important to understand this.

The first important thing is the return on investment.

Generally speaking, developers are smart and expect that the price of shops with good value will not be very low. You need to investigate the rental prices of shops in the surrounding areas first, calculate the annual rent, and then calculate how much you need to invest in the shops you like-down payment+monthly payment+property management fee and so on. Then calculate the annual profit, so that you can easily know whether it is cost-effective to buy this score.

There are many algorithms for return on investment on the Internet. You can search Baidu, and it's ok to do a simple calculation according to my method. But there is a risk, that is, you can't be sure how long you can rent out the house after you close it. If you hire an agent, you have to pay the corresponding fee. In addition, if the store is not well run, the lessor will withdraw the rent, and then you will lose the expected rental income.

The second important thing is to choose the best store among a bunch of stores. Of course, this is the foundation of Jinjiao's silver border. Let's see if the road is good. Too wide a road blocked people. If there is a mature business atmosphere around, then the investment value of shops may be higher.

The interior of the store should be square and have a reasonable width-depth ratio-not to say that the wider the width, the better-the store with a large width may be expensive, so don't underestimate the developers. At least when I set the price for the store, there will be many price factors, and every store will consider many factors in pricing. Don't have too many walls and corners inside ―― this can be understood with common sense.

In principle, when designing a business, the unity is taken into account, and generally there will be no products that cannot be bought. But the so-called things that must not be bought are the investment risks I mentioned earlier. You must correctly evaluate the commercial development, population growth and municipal perfection of the area where the store is located in the next 3-5 years. Don't be fooled by salesmen too much. Many shops started well and customers were excited to buy them. Results 10 years later, the population did not increase much and there were fewer people. Where can I get income? Floating households can't make money. Where can I get your rent?

Rationality is always the fundamental quality of investors.

Talk about rebate, nonsense, wool is on sheep, right? 12% is included in the selling price, which is equivalent to giving you some money back with your own money every year. It doesn't make any sense. You tell them not to rebate, just give me a high discount.

There are two kinds of shops in large shopping malls.

One is the actual berth, and I will sell it to you as much as possible. You have a physical berth. When renting, it is rented according to the actual shop area. You can rent as much as you want.

The other is the right to operate (sogou South Pavilion in Beijing is this model). You don't own the actual berth, but only have a certain percentage of ownership. When renting a shopping mall, you can disrupt all the shops and re-divide them, and then pay the rental income according to the proportion of everyone's purchase investment. For example, you bought the ownership of a shop with1000000, and others bought the ownership of100000 with100000. No matter how many shops in the mall are divided and how many merchants are rented, your rent sharing ratio is 1: 10, one for you and 10 for others. And you can't rent it alone. This kind is a bit like a joint-stock company. Everyone bought shares.

But what you said seems to be the first case: no rebate, direct discount for you. All rebates are deceptive.

In addition, if you have money, try to choose a store with a good location and a large area. Such shops have higher investment value and are not easy to fall in price.

Question 5: What problems should we pay attention to when buying a facade house? Hello. The most important thing in buying a house at the beginning of the volume is the location. The location is definitely better now, and there is great potential for appreciation in the future. Generally, if you rent, 20 years' rent should cover your purchase price. Just follow the general process when signing the contract, and ask about the next date, mortgage loan, invoice, etc. Pay attention to the reputation of developers, and those who run away will not get the house, but this situation is rare.

Question 6: What are the procedures or precautions for buying a new facade house? The land use right of facade houses is 40 years. Generally speaking, we should pay attention to the following steps:

First, look at the house, usually through a real estate agent to look at the house or see for yourself;

The second is to sign a deposit agreement and an intermediary agreement, and pay the deposit after signing the agreement;

The third is to sign a sales contract, that is, a real estate sales contract, and at the same time record the contract online;

The fourth is to handle the transfer transaction procedures. After the transfer formalities are completed, the trading center will issue a receipt;

Fifth, get the title certificate, and after 20 days of receipt, the next family can get the title certificate;

The sixth is to hand over the house and pay the final payment.

Procedures and costs of the transaction:

The buyer holds the ID card, and the seller holds the two-room certificate and other related documents to the real estate exchange for specific handling.

Need:

Identity cards and copies of identity cards of both parties (cannot expire);

The seller's real estate license.

Procedure:

Go to the notary office for notarization with a valid ID card.

Handling fee:

Part I expenses: notary fees;

Part I Expenses: The details of taxes and fees payable by both parties to the property transfer are as follows.

Question 7: What matters should be paid attention to when receiving the transferred facade house? You should sign a contract and pay the deposit. If the previous one was rented by someone else, it must also be approved by the tenant. There are also some health permits and so on. Check whether there is industrial and commercial registration and foreign debt, and go to the local industrial and commercial bureau for transfer procedures!

Be sure to know whether the business license of the original store is transferred with the store? Is the tax paid on time? When is the deadline for payment of management fees? How much does it cost to reapply for transfer? Be sure to ask the industry and commerce department before the transfer.

B. consider the property rights and service life of the house.

Is it public house or private house? Has the previous lease contract expired? Are there any arrears in rent? Because only when the property right of the house is clear, can you apply for industrial and commercial business license, tobacco monopoly retail license and other documents. )

C. Know about licensing

(Before taking over a store transferred by others, first of all, do you want to know whether the business license of the original store is transferred with the store? Is the tax paid on time? When is the deadline for payment of management fees? How much does it cost to reapply for transfer? Be sure to ask the industry and commerce department before the transfer. After the laid-off workers take over the store with preferential policies, they just go to the industrial and commercial department to change the name of the store according to legal procedures, and the cost is very low. )

D. scientifically estimate the value of goods in the original store

When estimating the value of goods, we should not only consider the wholesale price, but also consider the depreciation of goods. You can't ask for expired goods, but some goods, such as daily necessities and condiments, will not sell well after a long time and have to be reduced in price. In addition, we should also consider the depreciation of fixed assets. Such as shelves, counters, tables and chairs, etc. Depreciation should be accrued according to the number of years and usage. At that time, the shelves I took over for 500 yuan were all simple wooden shelves. Now it seems that 200 yuan's money is well spent. )

E. the transfer agreement should be signed.

Be sure to sign the transfer agreement in advance, and ask experienced people to check the price of the goods. Before signing the agreement, I carefully read the lease contract signed by the owner and landlord of the store to be transferred, borrowed some reasonable parts from it, and revised some terms. I have been opening a shop in this street for a long time, and I know a lot about the rent and transfer fees of nearby shops, so I am more sure. Moreover, when signing the written transfer agreement, we also invited a third party as a witness. )

Don't worry about taking over the store.

Don't be impatient when you take over the store. Squeeze the water and choose the right time. Just like the store I took over, the owner initially asked for 1.5 million yuan. I think this price is unfair, because the location of the store is not superior, and there are basically no people after 9 pm. But at that time, I was in no hurry to negotiate with him, but waited patiently. I think this shop is small in size and expensive, so it won't be taken away easily. Facts have proved that my judgment is correct. After two months, the shopkeeper contacted me and automatically reduced the price to 7000 yuan.

It is good to take over the old shop.

(Xiujuan Yang: I think it is dishonest to transfer goods with inflated prices and shoddy goods, which is also common in store transfer. Despite this, there are still many people who choose to take over the shops transferred by others. I think one of the important reasons is that the transfer store has advantages that the new store does not have. Through a little accumulation, the old shop has already had a group of customers. Coupled with the reputation established by years of operation, these are financial resources. Compared with opening a new store, the risk of taking over an old store is much smaller. With the transfer of the store, the terrain, customers and purchasing power of the store were transferred together, and the recipient did not pay more for it. So, if all three bosses do this, they won't feel cheated.

Gao Yousong: I agree with Ms. Yang. I took over a barber shop without goods. At that time, when I took over the store, others said it was expensive, but I calculated an account: the transfer fee of 7,000 yuan, after deducting the floor tiles worth 700 yuan and the sliding doors worth 1300 yuan, meant that the transfer fee of the empty store was only 5,000 yuan, which I think was quite worthwhile. After the transfer of the store, I expanded my business area, quickly recovered the cost, doubled my income and steadily improved my reputation. So when changing stores, don't just stare at some tangible assets, but also calculate the input and income, and take a long-term view.

5. The store transfer fee is the extra fee charged by the upper family when the store changes hands in commercial activities, and it is the compensation that the lower family makes up for the losses suffered by the upper family due to the transfer. However, the actual situation is that some places, lots and stores ask for money unreasonably or ask for exorbitant prices, which is suspected of "illegally going home to be a second landlord".

Therefore, first, when estimating the transfer fee, we should fully consider the tangible value of the store when it is transferred ... >>

Question 8: What should I pay attention to when buying a facade house? When making investment decisions on facade real estate, we should pay attention to choosing lots, facades with good market or promising development prospects. Main janitor

The street where the noodle restaurant is located was originally a bustling street or a street with a large flow of people; Are geographical location and surrounding environment favorable?

Investment and commerce; Whether the new street has a development prospect. Generally speaking, it turned out to be a street with prosperous business, high popularity and large traffic.

Roads, together with many enterprises and institutions around, convenient transportation, parking lots and other favorable factors, the value of the facade house after investment and transformation is higher.

The risk is smaller. For some newly-built streets, it is necessary to predict their development trend through investigation and analysis. If there is a new street with good development prospects, you can go.

When the price of its facade room is low, it will invest in it. When the newly-built street becomes prosperous, it can rent the facade house at a higher rental price, or the facade house will be

Higher price transfer.

Question 9: What is a facade house? What should I pay attention to when buying a facade room? Many friends probably know the appearance room, but how much do you know about the definition of the appearance room and the precautions for buying it? Let's get to know it together! Definition: 1. It is an independent house, facing the side of the street, especially for commercial purposes. Two: A room with an independent facade on the roadside is a part of the house, and it must be a room on the first floor or a suite including a room on the first floor. This is also what we often say about the facade room: the ground floor room facing the street. Of course, the nature of the use of the house or the nature of the land is not the factor that defines the facade house. Appearance room, just a verbal term, has no strict legal meaning or professional term explanation, which is a conventional saying. If you buy second-hand, let the other party provide three certificates, that is, real estate certificate, land certificate and deed tax certificate, and check the identity card of the head of household;

Question 10: What should I pay attention to when buying a new store? What are the precautions for buying a shop?

First, before buying a shop, you should check the ownership status of the purchased house with the real estate trading center in the district where the house is located, and strictly check whether the developer has all licenses from land development to real estate sales, including whether it is mortgaged or not, whether it is subject to judicial restrictions, etc.

Second, when signing a shop sales contract, pay attention to:

1, for the house. See if it is a real business, and indicate it in the contract;

2. Share the area. The pool area of shops is generally 30%-40%, or even 50%. Therefore, for shop buyers, the unit price of shops is higher than that of houses. If the error is allowed within a certain range, it may also bring tens of thousands of yuan of price changes. It is suggested that buyers choose the method of calculating the unit price according to the use area, and clearly stipulate the size of the pool area and the ownership of property rights in the contract to determine the planning and design of public parts. At the same time, let developers agree in the purchase contract that the pool area of shops is too large or too small;

3. Property management. Many disputes between buyers and developers focus on the property management of shops, which is also a link that buyers easily ignore when buying shops;

4. Terms of delivery. The real estate conditions of commercial properties are very important for investors to attract investment and operators to operate in the future. When signing a shop contract, the conditions such as the flat layout of the property, floor load-bearing, parking space, fire protection, advertising space, passenger and freight elevators, entrances and exits, permeability, display surface, column spacing, floor height and supporting facilities should be specially agreed, and attention should be paid to acceptance when handing over the house. Third, a considerable number of people are interested in the promise of the director when buying a shop, such as after-sales charter, what percentage of annual return. It should be noted that according to Article 11 of the Measures for the Administration of Commercial Housing Sales of the Ministry of Construction, real estate development enterprises are not allowed to sell uncompleted commercial housing by after-sales charter or disguised after-sales charter. The real estate market is risky, and buyers should carefully evaluate the possibility of fulfilling the director's promise.

4. Loans and other taxes. Shops have low loans, short service life and relatively high loan interest rates, and banks are stricter in examining the qualifications of shop lenders than houses. Therefore, buyers should consider the pressure when the loan cannot be realized; The purchase of shops should pay deed tax of 4% of the total house price, in addition to contract stamp duty, business tax, land value-added tax and personal income tax.