(A) to develop the procurement budget
When purchasing owner-occupied houses, buyers must estimate their actual purchasing power according to their family savings, available loans and loans from relatives and friends, and finally determine the type, area and price of the houses they buy.
1, estimate all available funds at home.
2. Measure the ability of families to repay loans.
3. consider the area of the house to be purchased.
4. Investigate the expenditure related to property management.
5. Determine the tax expenses when buying a house, including deed tax, stamp duty, land use tax and some administrative fees.
6. Prepare necessary consulting service fees, such as notarization fees and lawyer consulting fees.
(2) Collect house purchase information and conduct on-the-spot investigation.
From newspapers, TV, magazines, housing fairs, relatives and friends, real estate agents and other channels, collect all the information about faster houses and existing houses as much as possible, compare and choose the buildings that you are satisfied with, fully understand their geographical location, environment, density of commercial outlets, convenience of life, nearby schools and hospitals, and have a perceptual understanding of them.
The field investigation mainly needs to know the following information:
Developers must be registered in the industrial and commercial bureau, have a business license for real estate development enterprises, and obtain a qualification examination certificate or have been filed in the Development Office of the Municipal Construction Committee.
Inquiring about the legality of commercial housing mainly depends on the developer's "five certificates" and "two books". "Five Certificates" refers to the state-owned land use right certificate, the commercial housing sales certificate, the construction project planning permit, the construction project commencement permit, the project report and feasibility study approved by the Planning Commission and the Construction Committee, and "two books" refers to the residential quality guarantee certificate and the residential instruction manual.
For existing homes, you should go to the field to see if their quality, apartment type, environment and traffic conditions meet their advertisements and satisfy you.
(3) Sign the subscription book and pay the down payment.
Signing the subscription book is the first substantive link between the buyer and the seller in the commercial housing sales procedure. The subscription letter to be signed by the buyer and the seller mainly includes: subscribed property, house price (room type, area, unit price (currency) and total price), payment method (lump sum payment, installment payment and mortgage payment), subscription conditions (matters needing attention in signing subscription letter, deposit, time of signing formal contract, place of payment, etc.
After the subscription book is signed, the seller should give the buyer "signing instructions", which mainly include the signing place, required documents, and instructions for paying relevant taxes and fees. Property buyers must carefully read the "signing instructions" to understand what needs to be done.
In this process, buyers have to pay a certain deposit, and the amount of the deposit varies according to the amount of the purchase price.
In general, the two parties sign a formal sales contract or contract about 15 days after the subscription is signed. If the buyer fails to sign within the time limit, the developer may not return the deposit, which the buyer must pay attention to.
(four) the signing of commercial housing sales contracts (contracts)
This is the most critical link in the whole process, and the rights and obligations of the buyer are all in it. Property buyers must express the sensitive issues they want to talk about in words as much as possible, and the terms of the signed contract (contract) must be accurate and clear, especially the key terms such as housing area, payment amount and payment method.
When signing a contract, property buyers should insist on using the standardized text of commercial housing sales contracts recognized by the state to prevent contract fraud.
In addition to the formal contract, both parties usually have to sign a supplementary agreement. Property buyers must pay special attention to the supplementary agreement, because a few developers use the supplementary agreement to transfer their responsibilities and risks. Buyers must choose words carefully and ask lawyers for help if necessary.
Supplementary agreements usually include the following clauses:
1. Provisions restricting the buyer from changing the indoor structure without authorization.
2. Exemption clauses (including gas supply and heating, etc.). ) The Seller delays the delivery of the house due to force majeure.
3. After the house is actually delivered, the seller shall be exempted from the liability for damages.
4. If the house is damaged due to force majeure, the seller shall be exempted from liability.
5. Specific transfer terms.
(5) Handling pre-sale registration procedures.
Pre-sale registration is very important to protect the interests of both parties to the housing transaction, and the contract can only take effect after registration. Generally speaking, within one month (30 days) after signing the house purchase contract, go through the pre-sale registration formalities with the Municipal Housing and Land Administration.
(6) Go through the check-in formalities and sign the property management convention.
Before the buyer moves in, the developer should review the buyer's procedures and issue a check-in form after confirmation. Every developer has his own property management company. Property buyers should sign a property management convention with the property management company or the owners' committee. Before signing the contract, the buyer should carefully study the convention and fully understand his rights and obligations.
(seven) for the transfer of property rights, housing and land ownership certificate.
After the house transaction, the buyer and the seller should generally go through the house transfer registration formalities at the municipal real estate exchange within three months. After completing the transfer formalities, the developer should handle the property right certificate for the buyers. This process may take a long time. One of the reasons is that developers can't get the property right immediately after the completion of the new house, and they need various procedures from relevant departments. Property buyers should be psychologically prepared in this regard.