So, what do you need to pay attention to when buying a house? How to choose the right house among the numerous real estate projects in Beijing at present?
More importantly, in the current irregular real estate market, how to prevent fraud and make buying a house a real pleasure?
Because the amount involved is huge, buying a house should be a professional behavior. In some developed countries, there are mature and professional real estate agents who can provide professional advice and services for individual property buyers. Individual buyers have a mature model, and laws, regulations and operating procedures are relatively standardized. Relatively speaking, it is easier for individuals to buy a house. However, at this stage, our personal purchase behavior cannot be so relaxed, because Beijing's real estate market is a developing and gradually mature emerging industry, and it is a new thing for ordinary people to buy their own houses in recent years. At present, the real estate market has not trained professional housing agents for individual buyers, so every buyer should learn some common sense of buying a house by himself. To this end, the reporter specially visited some "experienced people" who had the experience of buying a house, and their actual experience of buying a house may be helpful to you who are ready to buy a house.
The first stage: preparation
-Ask yourself countless times: Why do you want to buy a house?
-Ask yourself countless times: What kind of house do you need?
1. financial preparation for buying a house-how much are you going to use to buy a house?
There must be some money to support your decision to buy a house. The amount of money determines all your important actions in buying a house. 200 thousand yuan, 500 thousand yuan, or 800 thousand yuan, millions of yuan, or even more, the different preparations of these funds directly affect the quality of the property you want to buy.
You should estimate how much money you can spend to invest in buying a house according to your family savings, the amount of various loans you can get, the monetary support you can get from relatives and friends, or other sources of funds, so as to determine your actual ability to buy a house. No matter how much money you have prepared, you can find your own property in more than 500 residential projects in Beijing.
2. The purpose of buying a house-self-occupation or investment?
When deciding how much to invest, you must have already made the purpose of buying a house: this time, is it for self-occupation or investment?
There are some similarities between the two types of houses, but the essence is still different. Self-occupied houses must meet the living needs of themselves and their families, and convenience of life becomes the first consideration. Investment properties must be rented out, and the rental prospect is very important.
3. What kind of housing to buy-commercial housing or affordable housing?
After deciding whether to live or invest, you must decide what kind of property to buy. Judging from the current real estate market in Beijing, it is mainly divided into two categories: commercial housing and affordable housing.
There are many kinds of commercial housing, which are mainly divided into ordinary houses, apartments and townhouses.
Affordable housing is a kind of housing specially built by Beijing municipal government for ordinary people in Beijing in order to take care of low-and middle-income people and improve their living conditions. Compared with commercial housing, the price is lower.
There are two differences between commercial housing and affordable housing: first, the price. The price determination of commercial housing is a market behavior. The price of each commercial house is decided by the developer, and the price of affordable housing is decided by the Beijing Municipal Government. The second difference is the ownership of the house. The owner of the commercial house owns all the property rights of the house and can be listed and traded at any time. The owner of affordable housing owns part of the property rights, and must pay a certain land price when listing and trading.
4. Determine the general direction-east, west, north and south. Where do you want to make your home?
According to their own financial strength and the actual purpose of buying a house, we should determine more operational details. Property buyers in Beijing generally have regional preferences, and Beijing has preferences in different directions.
This choice of living orientation is mainly based on several considerations. For home buyers, the choice of lots must be combined with the main needs of family members, where the main labor force goes to work, where it is convenient for children to go to school and where the elderly live, and everything depends on the living habits of themselves and their families. For investment buyers, the choice of lots must be combined with the situation of the property and the surrounding employees, which may not be suitable for the living habits of themselves and their families. As long as the rental situation of the property is relatively optimistic, everything depends on whether the house can be rented out.
5, set the price-buy two or three thousand square meters or buy seven or eight thousand?
Determine the amount of funds, the purpose of buying a house, the type of house, the location of the house, and then determine the approximate price of the house. This is crucial, because different prices of any product determine different qualities, especially houses. Now in Beijing's real estate market, there are almost any real estate at any price.
6. Decide when to move in-faster or the existing house?
Which is better, auction house or existing house? Experts believe that this is mainly based on the economic situation of buyers themselves and the urgency of improving living conditions. The advantage of faster auction is that the opening price is lower and buyers can get some discounts. And some developers can change the layout of huxing according to your specific requirements. The disadvantage is that if the judgment is wrong, the developer does not have enough strength to deliver the house on time, and the actual delivery area may be seriously inconsistent with the original. It is also possible that the promised supporting facilities cannot be fulfilled immediately, and it may even be an unfinished house.
The advantage of existing homes is that they can move in immediately after purchase, and they can conduct on-the-spot investigations on the current situation of real estate during the purchase process. The disadvantage is that the price may be higher than the auction house, and there is little room for choice in terms of apartment type and orientation, and so on.
Whether to buy an auction house or an existing house depends on your own needs.
In the introduction of some experienced people, the reporter found that the above major decisions were almost decided at the same time, and they were all tied together and indispensable.
After these big frames are determined, the general outline of the house you are going to buy is basically fixed. According to this description of home, you can go to the real estate market to "find" a nest of your own.
The second stage: market research
From now until you choose a property, it will be a very special experience for you as a buyer. You may encounter all kinds of complicated emotions, such as excitement, anxiety, repetition, joy and so on. Therefore, before starting our stage, you must make yourself a rational, objective and judgmental buyer in your mind, and you must not be impulsive and emotional. After all, buying a house is not a trivial matter.
Only by casting a wide net can we grasp the key points.
A look: the first is to collect useful information for yourself. Look at media advertisements: newspapers, magazines, TV broadcasts, outdoor street signs and other publicity advertisements. In these introductions, you can roughly determine what you want to buy.
Listening 2: Recommended by friends and introduced by experts. Besides, you can also chat with the owners of selected buildings. The more information you know, the more important it is for you to make a rational judgment.
Three Learning: This is a complicated and very important "process", because you have a lot to learn, and everything you learn is very important for you to buy a satisfactory house.
According to the experience of "experienced people", there are roughly four parts you want to learn.
-first, the basic knowledge about the house.
Here, you must understand a lot of common sense, such as: what is the sale of houses? What kind of house can I buy at present? What is commercial housing? What are the types of commercial housing sales? What is the difference between existing home sales and pre-sale? How to judge the legality of existing houses and faster houses? How many forms does the house have? What are multi-storey houses, small high-rise houses and high-rise houses? What is a flat? What is an apartment? What is a garden-style house? What is a duplex residence? What is a duplex residence? What is the height, clear height, depth and width of the house? What is a house type? What is the planned construction land area and construction area of the community? What are the building floor area ratio and building coverage rate? What's the difference between green rate and green rate? What is the usage rate and utility rate? What is the building area of the house? What is the sales area of the house? What is the usable area in the suite? What is the area of the interior wall? How to calculate the balcony area? Which public building areas can be allocated to households? What is the price of commercial housing? What does the "starting price" mentioned in the property book or advertisement mean? What's the difference between deposit and deposit? Wait, wait, wait.
-A little dizzy? What else! The second part you want to learn is: legal knowledge related to housing. Learning this part well can protect your behavior in the process of buying a house according to law, so as to finally buy a legal house. Keys!
Let's take a look at what to learn first: what kind of house can't be bought? What are the risks of purchasing commercial housing with incomplete procedures? Take a fancy to a set of commercial housing and prepare to buy it. Do I have to pay a deposit or security deposit? What should I pay attention to when paying a deposit or deposit? Can the deposit or security deposit be refunded? How to check the developer's legal documents? What are the specific contents of "Five Certificates" and "Two Books"? How to sign the subscription book? How to sign the contract? What do you need to know and pay attention to before signing the pre-sale or sale contract of commercial housing and when signing the contract? What should be signed in the commercial housing sales contract? How to safeguard your legitimate rights and interests in the signed contract? How many ways are there to solve the disputes over house sales? When there is a dispute between the purchaser and the developer, what conditions should be available for prosecution? What is real estate arbitration? What real estate disputes cannot be applied for arbitration? Under what circumstances can buyers check out? Wait a minute.
This is a more professional part in the process of buying a house, especially how to sign a house purchase contract that can protect your legitimate rights and interests to the maximum extent. At present, the real estate market in Beijing has trained a group of mature lawyers who can provide you with all the legal help you need when buying a house, but it may cost you some money.
-buying skills is also an important "homework". With skills, you can bargain with the sales staff and buy a house with reasonable cost performance. This move is like going to the vegetable market to buy food. Nobody is rich, so why be a "fool" and be "slaughtered"?
Different people have different views on buying a house. Even if a family bargains, they may have different ways and methods. People often say: know yourself and know yourself, and you will win every battle. Buying a house is actually a game of "wits and wits" with developers. With so much common sense and legal knowledge about housing, salespeople can't fool you. Maybe you know more than him. There are many tricks here. You can choose the old but never-ending "36 tricks" or use your own unique tricks. In short, the purpose of using all kinds of tricks is to let you take the initiative and occupy a favorable situation psychologically and actually until you buy a good house that you like and accept.
-there is also an important knowledge, that is, capital operation. Almost everyone who has bought a house says that this is really a profound knowledge.
In fact, this includes two aspects: on the one hand, how to maximize the use of your money, that is, how to spend a penny into two points and three points; Conversely, if you spend a penny, how can you make it generate two cents, three cents or even more?
The first aspect is how to spend money reasonably. If we can reasonably and scientifically design how to use loans from banks or housing provident funds, or use other ways of using funds, we can do it in combination with our own and family's expected ability.
The second aspect is how to preserve and increase the value of the money spent. What kind of real estate will preserve and increase its value? This requires not only real estate knowledge and legal common sense, but also economic mind and accurate judgment.
Whether it is self-occupation or investment, buying a house is actually an investment behavior. Everyone hopes that the house they buy can preserve and increase the value. However, judging the capital value of real estate is a very complicated problem, and many factors will affect the accuracy of judgment, resulting in investment risks. If, after a period of time, the house you bought does not maintain and increase in value, it is easy to say that you live by yourself, but if it is an investment house, you may "lose money". Therefore, before buying a house, you have to learn some investment science, not only to understand the general trend of the real estate market, but also to understand the actual value of specific buildings.
The third stage: concrete implementation
After all kinds of preparation and study that may almost make you give up, you can enter the actual stage of buying a house. All the above stages and exercises can be prepared and studied by yourself.
After careful consideration, you must have screened out several short-listed properties, and now it is time for you to choose one of them.
1. How to judge the strength of the developer and the legitimacy of the building?
Industry experts said that the domestic real estate industry has just started, and the strength and experience of many developers may be limited. When buying a house, we should judge the legitimacy of the project we want to buy while examining the strength of the developer. To sum up, you should look at seven certificates: (1) is the business license of the developer, (2) is the state-owned land use certificate, (3) is the construction planning permit, (4) is the construction commencement permit, (5) is the pre-sale permit, (6) is the sales permit and (7) is the bank mortgage agreement.
Look at these documents, first, to understand the legitimacy of the project, but also pay attention to how much land price developers have paid, which can be seen from how many areas have been approved for pre-sale. The residential area ranges from several hundred thousand square meters to several hundred thousand square meters. Most developers use rolling development, starting from the first phase, and then developing follow-up projects in stages after the funds are gradually withdrawn. Some developers pay off the land in one lump sum, while others pay in installments. From this, we can judge the developer's financial strength and determination to do a good job in the project.
Among the seven syndromes, the second to sixth syndromes are called "five syndromes". Pay attention to whether the land use scope, construction unit and sales unit of these five certificates are consistent with the actual sales unit, and whether the land use scope and sales scope include the house you purchased. At present, some developers have received temporary land use certificates, which means that developers have not paid all the land transfer fees. Therefore, the sales scope of the pre-sale (sales) license for commercial housing they got only includes part of the building number of the planned project, and some even include only part of the floors of a building. So you should focus on whether the house you bought is included in the pre-sale (sales) scope.
In addition, you should also ask the developer for "two books", namely: "Residential Quality Guarantee" and "Residential User Manual".
2. How to choose a house that suits you?
When choosing your own house, you must think carefully. After choosing to live in a tower or a slab building, a townhouse or a villa, the next step is to choose a specific house.
First of all, we should start with the overall planning of the community and have a comprehensive consideration of the whole project. Generally speaking, the building that can occupy the most greening in the community is the best location, because greening is not only a pleasing landscape, but also very effective in isolating noise and dust and creating a good microclimate, such as humidity and temperature. In Beijing, the northwest wind blows mostly in cold season and the southeast wind blows mostly in warm season. Therefore, experts suggest that if the building you choose has a building in the northwest and a large landscape in the southeast, it is ideal, because Beijing is dry in winter and spring, and the wind and sand flow will be weakened, while the cool breeze in summer will not make you feel stuffy, so you can form a good microcirculation in a small area and improve your living comfort. From this point of view, the most "golden" apartment of a building occupying the above position should also be located in the southeast corner, which not only occupies the sunshine and landscape, but also enjoys an excellent microclimate. The second direction is pure south, followed by southwest, northeast, pure east, pure west, northwest and pure north.
3. How to inspect the construction site?
According to the experience of some "experienced people", after you make a purchase decision, if it is an auction house, you must go to the scene occasionally. When looking at the interior of the house, we should carefully examine the building area, usable area, building quality, decoration standards and quality, whether the ancillary facilities of the house are complete, how the sound insulation effect of the room is, whether the ceiling, walls, floors, doors and windows are damaged, and whether the internal design is reasonable.
In addition, when looking at the outside of the house, we should pay attention to the position, orientation, appearance, stairs, elevators, corridors and so on.
People who have experience in buying a house should also understand the outdoor landscape, surrounding environment, traffic conditions and the setting of various public facilities. For some situations that can't be visited on the spot, we should learn from the sales staff and ask for relevant information from many sources.
The fourth stage: transaction
1. How to pay the deposit or security deposit? How much did you pay?
After choosing a house and negotiating the price, we should sign the subscription book now and pay a certain deposit, which usually ranges from 2000 yuan to 20 thousand yuan. There is no certain standard for how much the deposit is appropriate, depending on each project, and both parties can also negotiate specifically.
Sometimes you may not want to buy this house because of you or the developer after signing the subscription book. Then, you and the developer must make it clear in the subscription book under what circumstances you have the right to request the termination of the agreement and claim back the deposit. In addition, the main contents that should be included in the agreement are: (1), subscription of real estate; (2) House price, apartment type, area, unit price, total price, etc. ; (3) Payment method: lump sum, installment and mortgage; (4) Subscription conditions: including matters needing attention, deposit, time of signing formal treaty, place of payment, account, signing place, etc.
2. How to sign a house purchase contract?
This is the most important part of buying a house. How to protect your legitimate rights and interests when signing a contract? You should listen to a professional lawyer. I suggest that you hire a professional and responsible lawyer to help you sign the contract text one by one and the supplementary terms with the developer one by one. If you don't hire a lawyer, you must be careful when signing a contract with your family.
You must first make sure that the text of the contract you signed with the developer is printed by the Beijing Municipal Bureau of Land Resources and Housing Management. You must find out whether the person who signed on behalf of the developer is its legal person, and if not, whether it holds a "power of attorney". You must also ask the developer to stamp the official seal on the contract.
When signing a contract, be sure to read the contract text carefully and confirm all the contents. If many of your concerns are not reflected in the contract, you must sign a supplementary agreement or special agreement with the developer.
In the commercial housing sales contract, at least the following ten items should be made clear:
(1) Land use basis, location of commercial housing and delivery time of commercial housing; (2) Total price, payment method and payment time; (3) Marking the building area, interior area, common area and common parts respectively; (4) Commercial housing sales methods (pre-sale or existing home sales); (5) The nature of the property right of the commodity house, the time limit specified in the property right registration and related responsibilities; (6) Design change agreement; (seven) the commitment and responsibility for the decoration of commercial housing, equipment standards and housing quality; (8) Property management methods and after-sales warranty and maintenance responsibilities; (9) How to deal with the difference between the contracted area and the measured area; (10) Liability for breach of contract.