I. Conditions for buying and selling second-hand houses
If a house wants to be listed and traded, it needs to meet relevant conditions, such as real estate license and land certificate, and the loan has been settled before it can be listed and traded. In addition, some houses are not ordinary commercial houses, and their nature is quite special, such as affordable housing, restored housing, renovated housing, relocated housing, houses that have been delivered to the central government for use, houses made for military purposes, etc., and there are many conditions for listing and trading. Before buying a house, you need to verify whether the house meets the listing and trading conditions.
Second, pay attention to the risk of second-hand housing property rights.
1. Is the seller the real person of the house? Does the house occupied by * * * have property rights? * * * Does anyone agree to sell the house?
2. Is the property right of the house disputed? Is there any mortgage or seizure? Is it a small property right house?
3. Under the same circumstances, the lessee has the preemptive right, and the sale does not break the lease. If the house is rented out to others, the buyer needs to know how long the lease period is. Can I check in in time after my connecting flight? Whether the lessee waives the preemptive right, etc.
Third, pay attention to the nature of land use and remaining years.
Many people only look at the real estate license when buying a house, and it is easy to ignore the land certificate. There are two ways to obtain the certificate of state-owned land. One way is paid acquisition, that is, transfer acquisition. Land acquired in this way can be transferred according to law. The other is free acquisition, that is, transfer acquisition. Before transferring the land obtained in this way, it must be approved by the government with the right of examination and approval, and the land transfer fee must be paid, and the allocated land use right will be changed to the land use right. Pay attention to the nature of the land and the remaining service life when buying a house.
Fourth, pay attention to the size of the room.
The older the house, the shorter the loan period. If the house is too old, the bank may be reluctant to lend. In terms of loan amount, it will also be affected. Because the house is old, the remaining land of the house has a relatively short service life, and the maintenance cost is high, which increases the holding cost.
Fifth, calculate the cost of buying a house.
1, down payment
Generally speaking, the down payment ratio of buying the first suite is as low as 20% or 30%. But buying a second-hand house can't refer to this down payment. You should prepare more 1-20% down payment than the low down payment. This is because banks have to evaluate second-hand houses, and 70% to 80% of the evaluation price is the loanable amount. The total house price minus the loanable amount is the down payment that individuals need to prepare.
For example, a house with a total price of 654.38+0 million has a low down payment ratio of 30% and a loanable amount of 70%. If the appraised price of the bank is 900,000, the loanable amount is 630,000 (90*70%). However, the total price of this house is 6,543.8+0,000, and a down payment of 370,000 (654.38+000-63) is required, instead of 300,000 (654.38+000 * 30%).
2, taxes and fees
(1) Deed tax: generally, the first suite is 1% for 90 flats and below, and 1.5% for 90 flats and above, which is levied according to the bank's evaluation price instead of the total house price.
② Tax: 5.6% of the appraised price of real estate. If you buy a house and the real estate license is over 2 years, it can be exempted.
③ Individual tax: generally, it is levied at 65438+ 0% of the total house price or 20% of the house price difference. If the property ownership certificate of this house is over 5 years, and it is the only house of the seller, it can be tax-free.
④ Agency fee: generally 65438+ 0.5%-3% of the total house price.
In addition, other taxes and fees, such as loan guarantee fee, evaluation fee, etc. There is a charge. When buying a house, know the relevant expenses of buying a house in advance and make a good budget for buying a house.
Six, choose a formal intermediary company
The process of second-hand housing transaction is complicated, and both buyers and sellers may not know how to operate it, while the intermediary plays the role of service and coordination between buyers and sellers. Now there are many intermediary companies in cities of all sizes, and many small intermediaries cheat money in some ways. Therefore, buying a house must choose a formal and reputable intermediary.
VII. Relevant matters agreed in the contract.
When signing a gold contract or a house purchase contract, relevant matters need to be agreed. For example, if the loan cannot be processed or cannot be processed within the specified time due to non-personal reasons, who should bear the responsibility? How to bear it? Due to the sudden introduction of purchase restriction or loan restriction policy, the buyer loses the qualification to buy a house or needs to increase the down payment ratio. Does the buyer need to bear the liability for breach of contract? What is the delivery status of the house? Do you have any household appliances? The number of household appliances and furniture needs to be counted and written in the contract. The seller does not want to sell the house for various reasons such as rising house prices, and how to compensate. All matters need to be agreed in the contract. Once a dispute occurs, the contract is the legal basis for safeguarding rights.
Eight. Matters needing attention in transfer
Be sure to transfer ownership in time after buying a house. Only after the transfer, the house really belongs to you. Pay attention to the real estate license, land certificate, water card, electricity card and gas card when transferring, all of which need to be transferred to the buyer's name. In addition, pay attention to the original owner, whether there are utilities, property fees, gas fees, etc.
In addition, when buying a second-hand house, like a new house, we should examine the environment, property, transportation, surrounding facilities, and the type and quality of the house. In addition, many people are afraid to buy a haunted house when buying a second-hand house, so they need to ask the surrounding residents and inquire about relevant information online. For first-time buyers and second-hand buyers, you must do your homework before buying a house to avoid big problems.