Knowledge 1: The online signing time determines whether it is restricted by the new policy.
The online signing time determines whether the purchaser implements the new policy or the old policy, whether it is a commercial loan or a provident fund loan.
Let's give an example:
1. For example, this year, Chongqing Housing Provident Fund Center stipulated that the policy of recognizing houses and loans will be implemented from May 9. If there is one or more houses under the name or one or more housing loan records, buying a house is not the first set.
If Xiao Li has a house under his name and intends to use the provident fund to buy another house and complete the online signing before May 9, then the second house he bought can still enjoy the discount of the first suite.
It should be noted that banks also have a reaction process to the adjustment of mortgage interest rates. For example, this year, Beijing's mortgage interest rate has been unified to 10%, and the big policy has been announced. However, banks will not implement the new policy until the head office issues a formal notice. So sometimes, some property buyers can still enjoy the preferential policies of the old policy in the early days of the New Deal.
Knowledge 2: the online signing price, guiding price, second-hand housing evaluation price and transfer guiding price are different.
Online signing price: refers to the price of the house registered and publicized on the website of the local housing construction Committee. This price can't be lower than the regional minimum transfer guidance price (the transfer guidance price will be introduced below), and the online signing price can reach 90%-95% of the contract price at the highest.
Transaction price: the amount of house payment actually paid by the buyer to the seller, that is, the house price (contract price) specified in the house purchase contract.
Appraisal price of second-hand house: refers to the house price that the bank asks the appraisal agency to appraise when the second-hand house is traded. Considering the risk, the evaluation price is generally slightly lower than the transaction price. The appraisal price determines the loan amount for house purchase, and the commercial loan amount = appraisal price ×70%.
Transfer guide price: The transfer guide price is determined by many comprehensive factors such as the design purpose of the house and the year of building, and it is the benchmark price for paying taxes in second-hand housing transactions.
The transfer guidance price of different areas, different communities in the same area and the minimum transfer guidance price of different floors in the same community are different. The transfer guidance price has not only a lower limit, but also an upper limit. If it exceeds the upper limit, no matter how big the transaction area is, it will be regarded as an ordinary house and will pay a lot of taxes and fees. Consult the local housing management department for details.
Let's give an example:
Mr. Wang took a fancy to a unique house in Haidian District, Beijing, with an opening price of 2 million, and the final transaction price was 2 million (contract price), and the buyer bought it in full.
According to the national regulations, the minimum tax payment and transfer price of this house is 20,000 ㎡ (transfer guide price), and the final price of this house in the housing management bureau system is 60× 20,000 =1.2000 (online signing price), and the final tax is paid at the price of1.2000, and only the deed tax of 1% is paid after five years of age.
Knowledge 3: If you repay the loan in advance by shortening the loan period, you need to sign a new contract.
There are two main ways to repay the mortgage in advance: full payment and partial payment in advance.
Some cities have high housing prices and large loans, and few people can pay off the loans in full, so most people will choose to repay the loans in advance.
Partial prepayment can be divided into two types: shortening the loan period and keeping the monthly repayment amount unchanged; Reduce the monthly repayment amount and keep the loan life unchanged.
Choosing the way of shortening the loan life can save interest, but the disadvantage is that it is necessary to re-sign the loan contract for the remaining loans in advance.
Let's give an example:
The loan is 6,543,800 yuan, of which 300,000 yuan has been repaid and 700,000 yuan has not been repaid. If you want to apply for prepayment of 200,000 yuan, choose to shorten the loan period. After repayment of 200,000 yuan, the remaining 500,000 yuan will be re-signed with the bank.
It should be noted that the rest of the loans were implemented according to the latest mortgage interest rate, the credit policy was tightened in 20 17, and interest rate concessions in several hot cities plummeted. The previous interest rate was 8.5%, and now it is 9.5% or even the benchmark interest rate.
In addition, the bank will re-evaluate the borrower's personal qualifications, and some lenders have credit problems during the repayment period, which will affect the subsequent repayment.
Knowledge 4: Parents buying houses in the name of minor children are also subject to policy restrictions.
Evaluate whether the first suite or the second suite is a family unit, the children are underage, as guardians, parents and children belong to the same family, and there is a house under the father's name, that is, buying a house under the son's name is also a second suite.
In addition, banks will look at the properties under the names of minor children when approving loans. Parents who transfer the property to their minor children and buy a house in the name of no room are also identified as second suites.
(The above answers were published on 20 17-06-0 1. Please refer to the actual situation for the current purchase policy. )
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