Consult the relevant real estate departments to keep abreast of the latest information such as procedures, fees and procedures.
Determine the source of funds. Whether it is own funds, borrowing from others, or applying for loans from banks.
Price and area. According to their own funds, decide the location and area of the house they may buy.
Traffic conditions. Choosing a good residence is equivalent to saving time and money on transportation in the future.
House price. Judge the value of the house through repeated comparisons; Entrust a trustworthy intermediary company or evaluation firm to conduct evaluation; Banks will evaluate mortgage loans when they provide them.
Confirm the housing area. Including building area and usable area. The building area is generally indicated on the real estate license. The safest way is to measure the area of every corner of the house.
Observe the internal structure of the house. Whether the apartment type is reasonable and whether there are any shortcomings that are particularly unsuitable for living; Whether there are too many pipelines and unreasonable wiring; Whether there are signs of water seepage in the ceiling; Whether the wall has obvious problems such as bursting and peeling.
Understand the decoration situation. Whether the original house has been renovated, and the level and degree of renovation; Understand the internal structure diagram of the house, including the pipeline direction and the location of the load-bearing wall, so as to redecorate.
The history of the old house. What year was it built and how long is the land use period? Whether the fees of the property management company and the fees of water, electricity and coal are owed.
Property management. How to charge for water, electricity and coal; Brand, speed and management mode of elevator; What is the security level of the community? How about the greening work; What services does the property management company provide?
Property rights. Pay attention to whether the owner and the seller on the property right certificate are the same person, and check the authenticity of the property right certificate with the real estate resources bureau to confirm the integrity of the property right, whether there is a mortgage, whether there is someone, etc.
The buyer and the seller discuss the house price, payment method and liability for breach of contract, and the buyer pays the deposit.
Buy a second-hand house, bargain and prepare skillfully.
First, determine the highest house price you can afford. There will also be a psychological price when the last home is listed for sale. So the listing price is often higher than the psychological price of the family. If the next family inadvertently shows great interest in this property through language and expression in the process of looking at the house, the last family will often seize this point to pursue victory and bite the price and not relax.
Secondly, find out the details and mentality of the family. Find out where the proceeds from the last house sale will be used. If the last family is eager to sell the house for cash, or the last family must sell the house within a few days, the closer it is to the deadline for selling the house, the more eager it is to sell the house. Bargaining at this time will be very conducive to bargaining at home. Otherwise, the price will be difficult to talk about.
Finally, pay attention to collect more real estate information to be negotiated. Before the negotiation, the next family can make an on-the-spot investigation to learn more about the building quality and decoration of the property, whether the transportation, property management and supporting facilities of the community are complete, and whether there are deficiencies or defects in the design or planning of the house. When the price is formally discussed with the last family, the next family can lose no time to show the shortcomings of the property to the last family. This move makes your family understand that you have made the best preparation for this, and you can only stay if he gives up many points.
How to sign a second-hand house sales contract
In the second-hand housing transaction, many buyers often only consider the value of the real estate, ignoring the possible problems in the transaction, and know little about how to sign the real estate sales contract. In fact, the second-hand housing sales contract needs special attention before and when it is signed.
Before signing
Property buyers must have a more comprehensive understanding of the seller.
1. Check the ID of the property owner.
2. Is there one or several property owners on the property right certificate? If there are several * * *, do you agree with them all?
When selling a property, someone must agree to all the property rights of the house. When signing a real estate sales contract, all of them should be present. If it is impossible to be present under special circumstances, a notarized power of attorney and an agent's identity certificate shall be issued, which shall be signed by the entrusted agent.
Make necessary understanding of the property to be traded.
1. Is the property certificate provided by the seller true?
2. What is the real estate area?
3. What is the purpose of the property? Office or residence, or something else
4. Is the property ruled, sealed up or restricted in other ways by judicial organs or administrative organs according to law?
5. Has the property been mortgaged? According to the "People's Republic of China (PRC) Guarantee Law", during the mortgage period, if the mortgagor transfers the registered mortgaged property, it shall notify the mortgagee and inform the transferee that the transferred property has been mortgaged; If the mortgagor fails to notify the mortgagee or assignee, the transfer is invalid. Here, if the property has been mortgaged, then the mortgagor is the seller, and the mortgagee is the third person who mortgages the property, that is, someone, company or bank; The transferee is the property purchaser. This provision means that the seller has mortgaged the property to a third party, and did not inform the third party or the buyer that the property has been mortgaged when transferring the property, so the transfer behavior is invalid. Only when the mortgage registration is cancelled or the mortgagee agrees can the property be bought and sold.
6. Is the property rented? If the house has been rented, the seller needs to provide a statement issued by the lessee of the house giving up the preemptive right under the same conditions. At the same time, buyers should also check whether the lease contract signed by the seller and lessee of the property is registered for the record. According to the provisions of the Measures of Shanghai Municipality on the Transfer of Real Estate, if the leased real estate is transferred and both parties to the lease have gone through the registration and filing of the lease contract according to law, the lease contract will continue to be performed by the real estate transferee. This provision means that the seller transfers the leased real estate, registers the lease contract signed for the property, and the buyer continues to perform the lease contract. That is to say: if property buyers buy property for investment, this kind of property with lease is more suitable; If the property purchased by buyers is self-occupied, this kind of property with registered lease contract will have a greater impact on buyers.
When signing
Proof materials that need to be prepared.
When buying a property, the buyer may be one person or several people. In either case, the buyer needs to prepare the following materials: 1, original and photocopy of ID card or passport; 2. The minor's household registration book or birth certificate; 3. If there is an entrusted agent, a notarized power of attorney and an agent's ID card shall be provided. If the property buyer is a foreigner, the notarized materials provided are in foreign languages and need to be translated by a foreign translation company.
Read clearly what is agreed in the contract.
Although the Shanghai Real Estate Sales Contract used in second-hand housing transactions is a normative document jointly formulated by Shanghai Housing and Land Resources Administration and Shanghai Administration for Industry and Commerce, there are many places to be filled in, so we must be cautious and pay special attention to the following points (if the text is not comprehensive enough, it can be explained in the supplementary terms):
1. Is the amount of the house payment written clearly?
2. What is the mode of payment? Is it a one-time payment or an installment payment? When is each payment? Does this conflict with the buyers' own capital flow? Exempt the seller from the liability for breach of contract for overdue payment.
3. If the buyer needs mortgage loan, is it indicated in the contract? (What buyers need to be reminded here is that they must first understand the operating procedures and regulations of the loan bank, and must not make their loan amount exceed the prescribed amount of the loan bank, which will lead to the failure of loan review. At present, most banks in Shanghai can lend 70%);
4. When will the house be delivered? What other items are there when handing over the house (furniture, electrical appliances and other equipment are handed over to the buyers together with the real estate, and a detailed list is required in the annex to the contract);
5. Who will bear the property management fees, water, electricity, gas and communication fees before and after delivery? Generally, it shall be borne by the seller before delivery and by the buyer after delivery;
6. When will the risk responsibility of real estate be transferred to the buyers?
The provisions of "Shanghai Real Estate Transfer Measures" are: the risk liability of real estate shall be transferred from the transferor to the transferee (that is, the buyer) from the date of transfer of real estate rights; However, if both parties to the transfer agree to transfer the risk liability from the date of transfer of possession of real estate (delivery date), such agreement shall prevail. Most property buyers will choose to use it to transfer risk responsibility from the date of property transfer;
7. Is there an agreement on the liability for breach of contract? Is there a clear agreement on the amount of liquidated damages?
8. When will the real estate sales contract come into effect? This is very important for the buyer to perform the contract well. )
1) If there is no special agreement between both parties to the transaction, this contract shall come into effect after being signed by both parties.
2) Both parties to the transaction may agree on additional conditions for the validity of the contract, which shall take effect upon the establishment of the contract.
3) Both parties to the transaction may agree on additional clauses on the validity of the contract, and the contract with additional clauses shall take effect upon the expiration of the term.
4) If one or both parties are foreigners, both parties to the transaction should notarize when signing the real estate sales contract, and then the contract will take effect.