1, field assessment
Before buying a shop, you must make an on-the-spot investigation and careful evaluation to determine whether the shop is worth buying. For example, the flow of people is not large, the conversion rate of people is not high, the purchasing power is not strong, and so on; When investigating the value of the upper berth, it is best to calculate the rental rate of return and ask the rent of the upper berth around. If the vacancy period is one month per year, the rental return rate is 1 1 multiplied by the monthly rent divided by the total price.
In order to evaluate the store value more accurately, if necessary, it is recommended to hire a professional store evaluation company to conduct on-the-spot evaluation, and then decide whether to invest according to the risk assessment report issued by it.
2. Future planning
The value of shops will be influenced by the surrounding environment and business planning. If the region has other plans in the future and you don't know them, it will affect the success or failure of investment decisions. Therefore, be sure to go to the planning department to learn more about whether there is a new plan for the location of the store, or ask the tenant.
3. Property right nature of the store
Mainly the land use of shops should be clarified to avoid illegal "housing reform". For some "housing reform" that have not been approved through formal channels (such as private "housing reform"), they may face the risk of being cancelled in the future, and may not be able to apply for a business license or have business qualifications. Therefore, we must work out the way of compensation for breach of contract in the purchase contract.
4. Shop leasing
How long is the tenant's lease? How to deal with interior decoration? Have you signed a letter of commitment to waive the preemptive right? Wait a minute, these have to be adjusted before buying and selling.
5. Prepayment of taxes and fees.
Taxes and fees are a large part of second-hand shop transactions: value-added tax, deed tax, personal income tax, stamp duty, land value-added tax (this is best asked clearly! ), you always have to pay hundreds of thousands. If you don't figure this out, you are the big head. If the taxes and fees are too much, they can be cut from the total price or agreed in the contract, and these taxes and fees shall be borne by the original owner.
6, the loan problem
The loan ratio of shops is at most 50%, and the longest is 10 year. Considering that the bank's evaluation price is generally lower than the actual transaction price, and the final loan is less than 50% of the transaction price, you must ask in advance and prepare enough down payment.
7. Property rights
The property rights of the shops you buy must be clear, and it is best not to buy shops with property rights problems. Therefore, before buying, you must check the ownership certificate of property right certificate, land certificate, mortgage or pledge status, etc. , and don't listen to your master.
8. The structure of the store itself
Not all shops in good lots can be used reasonably, so the structure of shops is very important at the same price. The main factors considered are: the ratio of width to depth, the internal layout structure and utilization rate of the house, the height, bearing capacity and floor of the house. Only when these hardware are qualified, can customers be guaranteed to meet the use standards of themselves or the leased objects in use or in future leases.
9, supporting
Good matching can save a lot of cost and energy for merchants and customers. Such as water, electricity and capacitors, gas, weak electricity facilities, sewage and petroleum facilities. Be sure to check before buying, otherwise the difficulty and cost of renovation will directly restrict the effect of self-management or rental in the later period.
The transaction process is as follows:
1. Qualification verification of house purchase (residence).
2. Sign the contract online.
3. The local tax department approves the deed tax.
4. The house issuing hall handles the house ownership certificate.
Extended data:
A shop sales contract is a contract about the rights and obligations in the process of shop sales. Shop buying and selling is the transfer of shop ownership, that is, property rights. Generally, the buyers of shops have property certificates of shops, and the property rights of shops have been 40 years. The owner of the shop has the rights and interests such as the right to dispose of the shop and the right to income.
Reference link:
Baidu encyclopedia-store sales contract