What are the preliminary procedures for real estate development?

Real estate development process Project development operation process \x0d\ x0d \ Site selection and research, partner search, cooperation intention, agreement and contract signing \ x0d \ x0d \ Apply for planning points from the planning management department to obtain a notice of planning points, prepare a project proposal \ x0d \ x0d \ report to the Planning Commission \ x0d \ and return it to the Planning Commission for countersigning. This article is countersigned by the Development Office of the Construction Committee \ x0d \ x0d \. The "real estate market information evaluation system" and "real estate investment expert system" are used to carry out detailed feasibility study and calculation on the project investment, and the feasibility study report is prepared \ x0d \ for feasibility review by the Planning Commission, the Construction Committee, the First Planning Commission and various professional bureaus. Use the "marketing planning, exhibition and design system" to carry out financing operation \x0d\ x0d \ to handle the land requisition and preparatory work in the early stage of planning, and to issue a planning and design task notice to the land management department and the land use department \ x0d \ x0d \ for comments \ x0d \ ┏. The newly requisitioned land is transformed into the old city by the Planning Bureau, the township government and the village office to the district land bureau x0d \. The conditions for drawing out piling shall be handled by the Planning Bureau of Surveying and Mapping Institute for construction land planning. On this basis, we will go to the land management department for \x0d\ piling, and the results will be approved by the designer to evaluate the land price of the project construction land. \ x0d \ \\ x0d \ will be used to determine planning and design conditions, freeze household registration and copy household registration. Pay the land price and obtain the land use certificate \ x0d \ x0d \ refer to the planning and design conditions \ \ x0d \ as shown in the table. Go to the supporting departments in the district for comments, and the land management department will review the resettlement plan and resettlement house. After the review, the Planning Bureau will issue the demolition permit in the Notice of Planning Conditions. X0d \ \ X0d \ Entrust the planning plan to design the relocation meeting and the demolition and resettlement. X0d \ \ X0d \ Go to the Planning Bureau to receive the design plan and submit it to the site, with three links and one leveling. Get the real estate development manual \x0d\ │ \ x0d \ Planning Bureau puts forward the plan review opinion \ 1. Apply for a cutting license in the Bureau of Landscape Architecture \ x0d \ \u 2. Understand the line situation, negotiate with the operation class of power supply bureau \ x0d \ and send it to the First Planning Commission for scheme review and modification, and the line shifting scheme \x0d\│ 3. Gas, roads, water supply and drainage routes will be changed \x0d\ and the First Planning Commission will hold a municipal coordination meeting. 4. Apply for power consumption report at the power supply bureau's expansion office, formulate a formal power supply plan, apply for temporary construction power consumption, \x0d\ entrust construction. \ x0d \ ┗ ┗ ┗ ┗ ┗ ┗ ┗ ┗ ┗ ┗ ┗ ┗ ┗ ┗ x0d ┛ ┗ ┗ ┗. X0d\ \ x0d \ Use "Marketing Planning, Display and Design System" ┗ ┗ ┖ ┖ ┖ ┖ ┖ ┖ ┖ ┖ ┖ ┖ ┖ ┖ ┖ ┖ ┖. ┏ ┏ ┏ ┏ ┏ ┳ ┏ ┏ ┏ ┏ ┏ ┏ ┏ ┏ ┏ ┏ ┏ ┏. Environmental protection. Go to the planning department to confirm \x0d\ 2. Entrusted construction. 2. Pay the greening fee. 2. Entrust the Municipal Office. 2. Entrusting the peer-to-peer scheme of the bank \x0d\3. The soil in the distribution room. 3. Road maintenance design and road design of greening construction office. 3. Design \x0d\ Construction Project Highway Inspection Team checks the construction and 3. Building and furnace room 4. Gather for acceptance and see the site \x0d\ acceptance plan 5. Construct \x0d\ 4. Equipment installation. 2. Arrive at the municipal site. 6. Inspection by the Business Department \x0d\ Acceptance Supervision Office. 2. Entrust and agree to receive natural gas \x0d\ 5. Power transmission and water supply design report 7. Reach the device with ventilation form 3. Arrive at the office of Labor Network 3. Planning and setup bureau reports and installs asset transfer 4. Epa procedures and ventilation. \x0d\ 4。 Procedures for cancellation of completion acceptance \x0d\ Sound collection and dust removal 8. Go to \x0d\ equipment liquefied gas company \x0d\5. Ventilation procedures for all households in the completion acceptance office \ x0d \ ┗ ┗ ┗ ┖ ┖ ┖ ┖ ┖ ┖ ┖ ┖ ┖ 949x0d \ All projects are completed \ x0d \ ↓ \x0d\ Inform the questioner about 2011-02-1917: 54 Did the reporting team add 201/kloc-0 to all aspects of tax issues? It is to tax the stock state of real estate, and property tax (urban real estate tax), urban land use tax and inheritance tax that may be levied in the future all belong to this nature; The second category is turnover tax and income tax, which refers to various taxes levied in real estate development, construction and circulation management, mainly including business tax, land value-added tax and enterprise income tax. \x0d\ As can be seen from China's tax system, the tax burden in different stages and links of real estate operation is unfair. The tax payment of four links in real estate development is as follows: \x0d\ (1) Land link \x0d\ Deed tax, farmland occupation tax and stamp duty are paid; In addition to taxes, the burden of land transfer fees and land use fees makes real estate development enterprises occupy a lot of money. \x0d\ (2) The construction link \x0d\ involves business tax, stamp duty, urban construction tax and education surcharge. \x0d\ (III) There are many taxes involved in the real estate transfer \x0d\, including deed tax, stamp duty, business tax, urban construction tax, education tax surcharge, land value-added tax and income tax. Income tax is levied on an annual basis, usually in advance, while personal income tax is only levied on individuals who transfer property. \x0d\ (IV) The real estate use link \x0d\ involves property tax, urban land use tax and urban property tax. \x0d\ As can be seen from the above, the real estate tax is mainly concentrated in the first three development and investment links, that is, the circulation link, that is, the turnover tax; Possession and transaction links are relatively light, that is, the retention tax is light. Turnover tax is an indirect tax and can be transferred. Real estate development enterprises pass this part of the tax on to property buyers, who will bear it. This is also a reason for the high housing prices. \x0d\ and the real estate retention tax is a tax levied on the owners or occupiers of land or houses. The purpose of taxing the ownership of real estate is to reasonably adjust the income distribution between the government and the owner or actual occupant of real estate. Different places can adopt different tax rates, which are determined by local governments according to local economic development and real estate development. The international common practice is to levy a high-grade tax rate on operating real estate, a low-grade tax rate on non-operating real estate, especially on the possession of residential houses, and implement a low tax policy. For example, the general tax rate of Singapore property tax is 2%, but the tax rate of residential houses is only 4%. The tax rate of residential houses in Britain is also very light, which is divided into eight grades according to the value of houses, with the lowest tax rate of 0.67% and the highest tax rate of 2%. The tax rate of real estate transfer tax is generally higher, mostly in the form of excessive progressiveness, in order to achieve the policy goal of wealth redistribution or curbing speculation. \x0d\\x0d\ III。 Disadvantages of land lease \x0d\ Among the commercial housing development costs, land costs account for about 30%. In some big cities, such as Beijing, the land cost is as high as 50%. Land price, that is, the land transfer fee paid by real estate development, is not the real land purchase fee. Because the land is owned by the state, the right to use it is only 40-70 years, which is the nature of land rent. Paying rent for decades at a time is obviously very unreasonable and has great disadvantages. \x0d\ The first is the short-term behavior of local governments. Now "selling land" is profitable, which leads to serious land expropriation and development. A large number of agricultural land has been requisitioned, and the number of farmers who have lost their land is increasing rapidly every year, causing sharp social contradictions and not conducive to social stability. \x0d\ Secondly, the early stage of real estate development takes up a lot of money, most of which is bank loans. According to the statistics of relevant departments, the direct use of financial institutions' funds (including mortgage loans) by real estate development enterprises in China accounts for about 50% of all development and construction funds. The loan interest rate is also increasing, and the interest will eventually be borne by the buyers, which has contributed to the rise in housing prices. \x0d\ Therefore, it is necessary to implement an annual land rent system, from collecting land leasing fees for several decades at a time to collecting annual land rent once a year. \x0d\ The real estate tax system is an important part of the real estate market system. In order to give full play to the function of real estate taxes and fees, promote fair competition in the market and ensure the healthy and orderly operation of the whole real estate market, it is necessary to learn from advanced real estate tax and fee management experience, reform China's current real estate tax and fee system, improve real estate tax laws and regulations, standardize the real estate market, select taxes scientifically, simplify the tax system and unify the tax law. In order to straighten out the distribution relationship, standardize the distribution pattern and adapt to the requirements of the socialist market economy.