(a) intermediary agencies through door-to-door, telephone, Internet and other ways to collect housing, to understand the form of property rights, property owners, human feelings.
Conditions, establish the authenticity of the house.
(two) the location of the query and registration of housing, residential name, building number, unit, floor, room number, area, rent, supporting facilities,
Decoration, previous use (whether it has been rented, etc. ), the current indoor conditions, and a comprehensive understanding of the house.
(3) Understand the operation status of water, electricity, gas and heating in the residential area, and implement relevant expenses such as water, electricity, gas, heating, cleaning and property management.
Be aware of this and avoid default.
(4) Understand commercial outlets, hospitals, buses, universities, primary and secondary schools, kindergartens, etc. The surrounding communities are closely related to residents' lives.
Close to the situation, easy to introduce to customers.
(five) to negotiate the monthly rent, payment period, method and deposit amount of the house, if there are furniture, household appliances and other ancillary facilities, it should also be
Negotiate the amount of the deposit.
(6) Register and input the collected housing information into the microcomputer, and release it in time through newspapers, radio, internet and other media.
Get out. You can also call your peers who are close to the house to jointly expand the information distribution channels horizontally and improve the transaction rate.
2. Recommended housing:
(a) when receiving rental customers, we should first understand the reasons for renting, the lease term, the ability to bear the rent and pay, and use the information database.
Computer matching, contact the landlord in time to determine the viewing time after selecting the housing.
(two) to introduce the customers who match the housing in detail, and inform the foreign customers of the train number, station name and mutual information in time.
Leave the contact number of the house.
(3) If the houses can't meet the customer's requirements, we can recommend the houses with the nearest location, price, Xing Tao and floor, which can't be full at the moment.
That's enough. You should leave your phone number and keep looking, or make a deal through horizontal cooperation.
3. On-site house inspection:
(1) The house where the company left the key belongs to its own stock room and is the first house recommended to customers. Make an appointment to see the time and place,
Contact information, after handling the entrustment formalities, the salesman will show the customer the house.
(two) there is no key and the landlord lives indoors. Before viewing the house, you should sign a lease power of attorney with both parties.
You can look at the house to prevent both sides from jumping off the wall. If the lessee is not in the house or cannot be present for any reason, he should show the corresponding house to the customer.
House, I have an initial impression.
(3) Show customers that their own stock houses can't meet the requirements, and you can choose an intermediary agency with complete licenses and qualifications nearby to explain your purpose.
Transfer housing to satisfy customers to the greatest extent.
(4) Answer the questions raised by customers correctly, objectively introduce the advantages and disadvantages of the house, and take the interior decoration, layout and decoration as an example.
Do guidance and design. There should be enough methods to solve and guide the shortcomings of the house proposed by customers and improve the transaction rate.
In short, the psychology (requirements) of renting customers and buying customers are different. Property buyers have higher requirements for housing and look at the house carefully.
Hard conditions such as structure and lighting are very strict. And renting a house is a temporary act, as long as it can meet its requirements.
Over 50%
Can be satisfied.
4. Sign the contract:
(a) the two parties to the lease signed a standard "real estate lease contract", the lease and the intermediary each hold one copy, and the intermediary should remind them.
The lessee holds the contract to the housing management department for filing and registration.
(two) the property owner shall leave a copy of the property right certificate (or other property certificate), and the customer shall leave the business license and legal person ID card.
Copy, copy of personal ID card to the intermediary for the record.
(3) Both parties shall settle the tax issues involved in the contract through consultation. For enterprises to rent personal houses as office space,
Residential use, the need to issue a lease invoice, should be handled by the local tax authorities, property owners, intermediaries can handle it on their behalf.
Housing leasing should be carried out in strict accordance with the above steps, and leasing customers should carefully check their ID cards to prevent illegal acts.
Criminals took the opportunity to use the intermediary to escape the blow, leaving hidden dangers to social security and making a big mistake.
Two. Buy and sell houses
Buying and selling: The process in which buyers and sellers reach the intention of buying a house through an intermediary and sign a real estate sales contract.
1. House collection:
(1) Collect and publish the housing information according to the five points collected by the above-mentioned rental houses.
(two) to understand the reasons why the property owner sells the house, to check the situation of the community and the house on the spot, to check the house procedures, and to evaluate the value of the house reasonably.
Talk about a good house quotation and get a power of attorney to sell the house.
(3) Draw the floor plan of the house, take photos and videos on the spot if possible, and let customers see it on the spot through tools such as computers.
Have a preliminary understanding of the housing situation in front of and behind the house.
2. Recommend the housing, accept the entrustment, and inspect the house on the spot:
(1) Selling houses by leasing or selling houses, but be sure to confirm the "Power of Attorney for House Purchase" with customers before on-the-spot house inspection.
State the specific situation of the purchased house, register the customer's ID number and telephone number clearly, and the customer will sign the law in person.
Set the delegation relationship.
(two) according to the date of issuance of the property right certificate, introduce all the charging items involved in the house to customers, and raise funds for housing reform and staff construction.
Taxes and fees other than the expenses involved in the house, as well as houses that need to pay business tax and individual tax, should be explained and accounted for in advance, not because
Omission brings customer dissatisfaction.
(3) Ask the owner to explain the purpose of the house and let the buyer understand the reason for selling the house. According to customer requirements and housing
Structure, to guide customers how to tear down and change walls or windows, as well as plumbing, without violating residential property regulations.
(four) introduce the surrounding property, community, customs, neighbors; Building age, property services and income
Charges; Check the public lighting, vehicle parking, public security and access control system in the community at night, and fully grasp the property-related issues.
Information.
3. Sign the contract:
(a) Customers should choose housing according to the value of the property.
10% deposit (insufficient
Display 1 ten thousand yuan
10000 yuan), and will
50%
The deposit is transferred to the property owner, and the property right certificate is under pressure, forming a situation of mutual containment, which is convenient for handling the transfer procedures.
(two) with the property certificate, the property owner's ID card to the housing management department to verify whether the house is mortgaged, pledged, pawned or sealed up, yes.
Whether the transaction conditions are met, and if there are no unexpected circumstances, both parties can be notified to confirm the transaction date (the validity period of the verification certificate is five working days).
Day), should keep the audit fee receipt.
(3) Sign a standard Real Estate Sales Contract, and the buyer and seller shall hold the above-mentioned forms and the seller's marriage certificate and ID card.
Printed copy, buyer's ID card, stamped by both parties to the transaction hall to sign the inquiry record, go through the transfer formalities and obtain the transfer receipt.
One order, pay the house price, and the transaction is completed. The buyer holds the receipt at
After 20 working days, pay the deed tax at the property right registration office and get the real estate license.
(4) For customers who have clear property rights and have no property right certificate for the time being, but hold the property right certificate (indicating full property rights) or the demolition agreement,
After the purchase intention is confirmed, it is necessary to go through notarization in time, and the house that can be renamed should try to cooperate with both parties to go through the formalities of renaming. Handle purchase matters
When selling a house for notarization, you should go through the formalities of house payment in front of the notary.
(five) in the form of provident fund or commercial loans to buy second-hand housing, should first determine the qualifications of lenders. Please evaluate the company and the company.
The insurance company will check the house in advance and wait for the approval of the relevant departments before transferring the ownership. After obtaining the property right certificate, handle the certificate of other rights and change the evaluation.
Report it and then lend money.
4. Housing delivery:
(a) the housing to be traded should be vacated in principle. If the tenant is still renting the house, he should get the letter from the tenant.
Agree to vacate the house (the relevant provisions are two months) or re-sign the lease contract with the purchaser.
(2) At the time of delivery, the original property owner shall pay all expenses such as water, electricity, heating, property management, house inspection and cleaning before the house.
Delivery can only be made without penalty.
(3) The buyer shall check the facilities and furniture left indoors and sign the form for confirmation. For the original owner, it is temporarily impossible.
When moving out the furniture, you should indicate the time of moving out on the table.
(4) The seller shall issue a receipt to the buyer, and send the house key, electricity fee,
Fuel card, property charge list, etc. , so far the delivery is complete.
In the sale of houses, the transfer and delivery of houses can be carried out at the same time, or they can be agreed in advance to transfer before delivery. It should be noted that
Provided that the house is vacant. If the house is being rented, it should be negotiated with the lessee in advance, or the contract should be terminated or re-signed in advance.
Lease contract, thus reducing complexity and protecting the rights and interests of bona fide buyers.
The business process of real estate agency is generally the same, except that some large foreign intermediary chain institutions enter (join).
Traditional intermediaries basically operate according to this process, but there are some differences from the original business process. Regardless of the operator
Type, as long as it can play a bridge role between buyers and sellers, facilitate transactions, and fully ensure the security of transactions is desirable.
.. terminology related to real estate agency.
1, real estate
Refers to a housing economic form that has a clear ownership relationship in law and can be traded between different owners and users.
Rental housing for sale or other purposes.
2. Real estate
Refers to land property, which has a clear ownership relationship in law. Real estate includes the ground and its upper and lower spaces, the roots of real estate and land.
The difference is whether there is ownership.
3. Real estate
Is the floorboard of real estate and real estate. Refers to the land, artificial structures and buildings attached to the land and various rights attached to it.
Ownership, management, transfer, etc.
4. Real estate industry
It is engaged in real estate development, construction, operation, management and maintenance, decoration and service with land and buildings as business objects.
A comprehensive industry that integrates various economic activities.
5. Real estate development
Refers to the activities of infrastructure and housing construction on the land that has obtained the land use right according to the requirements of the nature of use.
6. Land development
Is to develop "wasteland" into usable land.
7. Land ownership
At present, all land is socialist public ownership, which is divided into national ownership (that is, state ownership) and collective ownership of working people.
System (that is, collective ownership) in two forms. Among them, all the land in the city belongs to the state; Rural and suburban areas
The land law stipulates that it belongs to the collective except for the state; Homestead, private plots and private hills are collectively owned.
All; Natural resources such as minerals, water, forests, mountains, grasslands, wasteland and beaches belong to the state and are subject to legal supervision.
Must be collectively owned, except for forests, mountains, grasslands, wasteland and beaches. But the buildings on the ground can be owned by the state,
It can also be owned by collectives, units or individuals. Therefore, the ownership of land and buildings on the ground often belongs to the same real estate.
Inconsistent.
8. Collective land
Refers to the land owned by rural collectives.
9. Land expropriation
It means that the state can expropriate collectively owned land in accordance with the law for the needs of public interests.
10. How is the service life of land determined?
Where the land use right transfer contract is signed with the planned land of provinces and cities, the land use period shall be implemented according to the provisions of the state.
Namely: residential land for 70 years; Fifty years of industrial land; Fifty years of land for education, science and technology, culture, health and sports; Business,
Forty years of land for tourism and entertainment; Comprehensive land or other land for fifty years. In addition, the land for gas stations is 20.
A few years.