But the fact is that with the endless stream of negative news such as second-hand housing agents cheating landlords and profiteering, consumers have gradually lost confidence and trust in second-hand housing agents. As ordinary consumers, buyers and sellers, how to avoid the possible security risks in the sale of houses? How to effectively protect your property? How to choose the most cost-effective intermediary?
All second-hand housing transactions through real estate agents must go through the following eight steps:
1. Buyer's consultation: that is, the buyer and the seller establish information communication channels, and the overall identity and property rights of the buyer require the seller to provide legal documents, excluding certificates such as house ownership certificate and identity certificate;
2. Signing: The seller provides the legal proof of the house, and the buyer can pay the house purchase deposit (paying the house purchase deposit is not a necessary procedure for the sale of commercial housing), and the buyer and the seller sign the house purchase contract (or house purchase contract). After the buyer and the seller reach an agreement on the location, property right, transaction price, delivery time, delivery method and property right disposal of the house through consultation, both parties shall sign at least three house sales contracts.
3. Transfer: The buyer and the seller apply to the real estate transaction management department for review. After the buyer and the seller apply to the real estate management department, the management department shall examine the relevant documents, review the property rights, and grant the transfer procedures for the houses that meet the listing conditions. If there is no property right or some property rights without the written consent of other property rights, the application will be refused and the listing transaction will be prohibited.
4. Deed signing: According to the property right status of the transaction house, the buyer and the approval authority set by the transaction department in advance, both parties to the transaction can go through the deed signing formalities only after being reported to the relevant real estate departments for approval step by step. Now Beijing has cancelled the real estate sales contract during the transaction, which is also commonly known as the "white contract".
5. Paying taxes and fees: The composition of taxes and fees is more complicated, depending on the nature of the transaction house. For example, the tax composition of commercial housing such as housing reform, rebuilding and demolition, and affordable housing is different.
6. Handling the formalities of property right transfer and transfer: after the real estate transaction management department completes the registration of property right change, both parties will hand over the transaction materials to the issuing department, and the buyer will apply for a new property right certificate with the Notice of Obtaining the Property Ownership Certificate.
7. Bank loan: For the buyer of the loan, after signing the house sales contract with the seller, the buyer and the seller go to the loan bank to handle the loan procedures. The bank will review the buyer's credit, evaluate the house that both parties want to trade, determine the buyer's loan amount, and then approve the buyer's loan. After the two parties complete the registration change of property rights and the buyer obtains the house ownership certificate, the bank will issue a one-time loan.
8. Make up the balance to complete the transaction: after the buyer obtains the house ownership certificate and pays off all the house price, the seller delivers the house and settles all the property fees, and all the second-hand house sales contracts of both parties are fulfilled.
Eight tricks to choose second-hand houses skillfully
The first trick: geographical location is the key. The quality of the lot determines the future appreciation potential of the house. For long-term investors who buy second-hand houses, it is best to choose to buy houses in areas with mature business districts, good location and convenient transportation, because with the continuous maturity of business districts, the value of second-hand houses will be fully reflected, and at the same time, if the owners rent them out for sale, their return on investment will be considerable.
The second measure: the quality of the house is thorough. Housing quality is a very important evaluation factor when buying a house. As far as the current second-hand housing market is concerned, there are many second-hand houses in the 1980s and 1990s. Because these second-hand houses have been built for a long time and used for a long time, there may be aging pipelines or unreasonable wiring, obvious wall bursting or peeling, frequent water seepage in the ceiling and poor waterproof and fireproof performance, so buyers should pay attention to these factors when buying second-hand houses.
The third measure: the apartment type should be selected. In the 1980s, second-hand houses were generally small in area and had limited ventilation and lighting. But the houses built after 1990s began to be rationalized gradually. Therefore, property buyers should try their best to choose the one they like when buying second-hand houses. For example, first-time home buyers can choose those small huxing, second-hand housing with relatively low total price for transition; White-collar workers and office workers can buy relatively spacious second-hand houses.
The fourth measure: carefully check the property rights of the house. Disputes caused by unclear property rights often occur in the process of second-hand housing transactions, so it is very important to understand the property rights of houses.
The fifth measure: the decoration structure is clear. Most of the second-hand houses are decorated, which can really save a lot of decoration expenses for the buyers who live in immediately after purchase. However, for the buyers who want to redecorate, it is necessary to find out the decoration situation when they first bought it, and whether all the renovated places need to be destroyed. It is best to know the internal structure diagram of their house, including the direction of pipelines and the location of load-bearing walls, so as to facilitate redecoration.
The sixth measure: carefully check the indoor configuration. When buying a second-hand house, some facilities in the house (sofa, wardrobe, air conditioner, bed, gas stove, water heater, telephone, etc. ) usually discounted or sold to buyers. At this time, property buyers must not covet small profits. They must carefully check whether these items can be used before considering buying.
The seventh trick: the property miscellaneous fees are true. Calculate the price of water, electricity and gas for living expenses, and observe how these expenses are collected, whether they are collected at home or paid by themselves, and whether they go out for three meters. See how much the property management fee for the purchased house is charged; Whether the community is closed, what is the security level, and observe the number and sense of responsibility of security personnel; How is the greening work in the community? Understand what services the property management company provides. At the same time, self-driving car owners should also check the cost of their parking spaces. If it is a tall building, you need to observe the brand, speed, management mode and how to charge the elevator. And make it clear that these miscellaneous expenses can be bought with peace of mind.
The eighth measure: whether visiting neighbors is harmonious. Whether neighbors are harmonious or not is related to the future living and living conditions of property buyers. Good neighbors will make your life happy. Judge the social class of people who live here by their clothes and living rules, and visit their neighbors upstairs and downstairs, Zuo Zuo, and find out whether they are happy here. This can not only lay a good foundation with neighbors in advance, so as to get along well in the future, but also understand whether the overall living atmosphere of the house purchased by property buyers meets their own needs.
(The above answers were published on 20 15-09-30. Please refer to the actual situation for the current purchase policy. )
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