(1) Look at the natural conditions, population conditions and cultural conditions of the house.
Specifically, it mainly refers to:
(1) Wind and water in the city. Upwind direction and water flow direction in the central area of the city, and upwind direction and water flow direction in the main industrial areas of the city.
② Convenient transportation. Using ordinary means of transportation, the time from the place of residence to the place of work or frequent visits should not exceed the acceptable time and time is guaranteed.
③ High level of urbanization. All kinds of municipal facilities in the house are complete, generally located near the main and secondary roads in the city. Location, prosperity, public facilities, etc.
4 life is convenient. It takes about 10 minutes to walk to various commercial service outlets, which can meet the service needs of purchasing daily necessities.
(2) It depends on the living environment.
Residential environment includes sunshine, ventilation, noise control, privacy, greening, roads and so on. Specifically, it refers to the elegance of natural and human landscape, the freshness of air, whether there are places for leisure sports in the morning and evening, weekend entertainment, social atmosphere, public security and so on.
(3) Look at the health and safety of the house.
The residence is required to be highly healthy, meet the physiological and social needs, prevent accidents, and stay away from pollution sources and infectious disease hospitals.
(4) Look at the developer's credit investigation and house legality investigation.
(5) Look at the quality of the house.
Mainly depends on the quantity index, quality index and price factor of housing.
(6) Look at other concealed works, public facilities, building materials quality and after-sales service commitments.
In short, the fundamental purpose of in-depth investigation of purchased houses is to be safe and comfortable. Observing the time of the house also needs clever and reasonable arrangement. For example, it is convenient to understand the location, environment, health and safety, housing quality and developer credit during the day; It is convenient to experience and understand the quality and composition of the population in the residential area at night; It is convenient to know whether there is water leakage in the house, the working capacity of the building sewage system and the water accumulation on the road surface in rainy days; Going on holiday is convenient for work and experience the convenience of shopping and transportation. In addition, it should also be noted that when looking at the house, don't be influenced by the introduction of the sales staff, and carefully compare and watch it to avoid regret. If it is sold by an intermediary company, the unit price, total price, number of square meters, scope of authorization, term of sale, etc. must be clearly understood before making a decision, and never act rashly.
2. How to choose a developer?
(1) Find out the qualification of the developer.
The state should clearly apply for the qualification grade for franchised enterprises mainly engaged in real estate development and operation. A project company that takes development projects as the object and engages in single real estate development and operation does not write the qualification grade, but must have a one-time qualification certificate for the project. Houses built and sold by unqualified developers cannot be traded as commercial houses. Therefore, when you choose a house, you should ask the developer to show your qualification certificate. When examining the qualification certificate, we should make sure that:
① Project company. If the "Qualification Certificate" indicates that the developer only has the development qualification of a specific project, and indicates the development period, the buyers should attach great importance to the possible after-sales risks. Because project-based companies often disappear after a period of development and sales, if there are problems such as housing quality in the future use process, buyers often can't find the object of complaint, causing unnecessary disputes.
② The grade indicated on the qualification certificate. According to the relevant provisions of the state, the qualifications of development enterprises are divided into one to five grades from high to low. The level of qualification shows the strength of developers in terms of capital scale, technical strength, development performance and reputation. To some extent, it reflects the level of commercial housing developed by developers in terms of performance, quality and after-sales service.
(3) the legitimacy and timeliness of the qualification certificate. The "Certificate of Qualification" is generally reviewed once a year, and buyers should pay attention to whether the developers trade in the old ones.
(2) Understand the strength of developers.
The strength of the developer is the most critical factor to ensure the normal progress of the project. Powerful developers have their own sufficient funds, which can generally ensure the timely supply of materials and the normal construction, and avoid the delay of construction period.
We can understand the strength of developers from the following aspects:
① Market share. Understand the total development volume and start-up volume of the project managed by the developer. Developers who started more projects in the same period generally have certain strength. Without Jin Gangzuan, who dares to make porcelain? But as we all know, leather developers themselves are not strong, but there are too many projects hosted, which should be carefully considered.
(2) the construction period and progress. The long construction period is one of the manifestations of developers' lack of financial guarantee.
(3) the issuance of bank loans. The promulgation of the resolution "12 1" of the People's Bank of China limited the amount of funds owned by developers to a certain extent, and conducted a more rigorous examination of the qualifications of developers.
(4) the public financial annual report of listed companies and the trend of stock exchanges. Good financing channels ensure that enterprises have more substantial working capital to a certain extent.
(3) Understand the reputation of developers.
Reputation is the basis of ensuring faster delivery commitment. With the approach of brand sales in the real estate industry, developers seeking long-term development must take into account corporate image and build brands. If developers regard the success or failure of each project as the key to affect the corporate image, then they attach great importance to credibility, and it is less likely that such developers will have quality problems. Even if there is a problem, it is more likely to be properly solved.
From the following aspects, we can understand the credibility of developers:
1 "turn over old accounts". From the previous works of developers, we can easily see that they attach importance to credibility. Can the property be delivered on time? How about the quality of the building? Are there any serious disputes about property? It's all situations that need your careful understanding.
② Log in to the "Owners' Forum" with real estate as the main content in the local website. From these forums, you will know that buyers who bought the property you chose have various comments on the property and developers.
(4) Review the sales qualification.
Commercial housing sales are divided into two types: developer's own sales and entrusted property agency sales. As the entrusted property agent has to pay a premium equivalent to 1%-3% of the selling price, the developer is willing to sell it by himself under the following circumstances:
① Large real estate developers have their own special marketing team and sales network;
(2) The real estate market is skyrocketing, and the market is in short supply, and the developed projects are welcomed by users and investors;
③ The projects developed by developers have been relatively clear, even fixed sales targets.
If the developer's marketing department sells a house, it needs to verify whether it can provide the information needed by the buyers in time and check its affiliation with the developer.
For each property agent, it is necessary to check whether there is a power of attorney from the developer, whether it is a joint agent or an exclusive agent. What are the provisions on agency authority and time limit? The purpose of reviewing these qualification documents is to find out what rights the developer has given to the property agent, which issues are still in the responsibility of the developer, whether the agent has the right to legally sell the house, whether the developer recognizes the sales behavior of the property agent, and whether the property agent bears corresponding responsibilities.
There is a difference between a real estate agent and a general agent. Full agency means that the developer only entrusts one agent and requires the agent to take responsibility for the entrusted matters; The general agent is one or several agents entrusted by the developer, but it does not necessarily require the agent to take responsibility for the entrusted matters. When it comes to important matters such as the pricing of commercial housing, the selection of house number, the signing of subscription book or the signing of commercial housing sales contract, if it is represented by a property agent, the buyer must verify the developer's power of attorney with the property agent and stipulate the responsibilities that the property agent can and should bear.
3. How to identify "fake hot sales"
(1) Subscription time depends on the duration.
Most properties have an internal subscription stage before listing. The so-called internal subscription means that the auction project first certifies the purchase qualification of the real estate without obtaining the pre-sale permit. This authentication method is similar to the "inverted number" of affordable housing. Although banned by the competent authorities, it is still very popular.
Judging whether the property is selling well from internal subscription is a more reliable method. Property buyers can judge according to the internal subscription time and the information exchange between customers they know during the subscription period. Under normal circumstances, the shorter the internal subscription time of real estate projects, the greater the possibility of creating "fake sales". Judging from the situation of various markets in 2004, the internal subscription time of listed real estate is gradually shortened, three days, two days, and even one day for individual projects. If a new property is subscribed internally for a long time, it will accumulate more customers. In this case, people who want to buy a house can learn about the details of the project, especially the evaluation of the property by other prospective customers, through the online "community prospective owners forum" of Souarc Focus Network, from which they can know the price increase degree of most buyers.
For the real estate with short internal subscription time, it is a deep knowledge to judge whether it sells well. It can often be seen in the market that the shorter the internal subscription time, the more people queuing, and the better the property seems to sell. Most of them are frauds. Unless the price/performance ratio is outstanding, or the uniqueness of the lot is attractive, a considerable number of people waiting in line are definitely "childcare".
(2) Mo Zhong's "entrusted real estate speculation" plan.
The phenomenon of "entrusted speculation" is not accidental. Real estate speculation is a common phenomenon from early export houses to some high-grade houses and recent small-sized housing projects. In the internal subscription or sales stage, the developer gives the "child care" the right to subscribe in advance, and then forces the real buyers to buy back the subscription right or house from the "child care" at a higher price, and the higher price will be divided by the developer and the child care according to a certain proportion.
In essence, "entrusted speculation" is also a means to create the phenomenon of scarce housing, but its purpose is not only to create an illusion of hot sales, but also to create a written statement that "the real estate has been snapped up", which is not only conducive to developers to obtain higher profits, but also to a certain extent, it causes psychological pressure on property buyers to make irrational judgments and purchase decisions, thus giving developers an opportunity. When you find that you are early, the "room number" must be like this: the salesperson will tell you that the apartment or house you want has been subscribed by others, but if you really want it, there is still room for negotiation. Of course, you must pay a higher price. In this case, you must be calm. I advise you never to make a hasty decision.