Li Jun told reporters that a salesman can achieve a good performance level in the industry by trading 1 houses a year, but this year's market has enabled him to trade 15 houses in two months. "At first, we thought that the market should not be very good this year due to the epidemic, but we didn't expect to perform better than before."
In Shajing and Fuyong districts where Li Jun is in charge, there are a large number of small property houses. According to Zhao Ying (a pseudonym), another small property house transaction agent, "there are small property houses everywhere." In the reporter's recent visit, it was found that the demand for small property houses in Shenzhen has been strong recently, and many properties have increased in price, and just-needed customers and investors have been active.
As early as 27, the Ministry of Housing and Urban-Rural Development issued a risk warning that small property houses were not protected by law and were not eligible for listing and trading. In fact, according to a reporter's recent visit, the transaction of small property houses has formed a relatively complete chain and operating procedures. Among them, in order to make the buyers "feel at ease", some developers have issued various contract agreements with different names and seals of relevant subjects, as well as various certificates such as "house use warrants". Under the packaging, every transaction seems to be particularly "formal". And why are small property houses so popular? There are also many "attractive" interest chains hidden in this.
Black-box transaction of small property right houses
On June 29th, Zhao Ying took the reporter to a village committee's unified building community named Yiyuan, which is located next to Shajing Convention and Exhibition Center, and has 6 houses with hanging gardens and ground parking spaces, with an average price of 22,5 yuan/square meter. From the appearance and scale, the community is almost the same as ordinary commercial housing. In fact, in the local area, such houses, rural houses and buildings built by enterprises with land investment are collectively referred to as "small property houses".
Xu Hua (a pseudonym), a staff member of the sales office, recommended a 17-square-meter three-bedroom apartment for the reporter, with a total price of about 2.54 million yuan, with a down payment of 5% in 1 years. It is worth noting that Xu Hua told reporters that if staging is chosen, the individual property buyers will directly borrow up to 5, yuan from the bank in the first five years, and the remaining house payment will be regarded as "payment" in the last five years, and the loan will be made to the bank in the name of the developer first, and then the property buyers will lend to the developer.
in addition to the house payment, the buyer has to pay a "comprehensive service fee" of 3, yuan when signing the house purchase contract with the above-mentioned developer of the unified building, that is, the village committee Stamp charge, and the charging standards of each village committee are different. Xu Hua explained to the reporter that the customer bought the unified building in the form of "shareholding", that is, the buyer bought the shares of the developer as an investment group, and nominally cooperated with the village Committee and the developer to invest in building a house. The form of shares is real estate. If the house is sold, it is equivalent to selling the shares held by itself.
After that, Xu Hua gave the reporter a "contract" with a law firm on the cover, which was called "house purchase agreement" and a green packaging certificate with "house use certificate". Xu Hua mentioned that in order to complete the signing of the contract, the buyers also need to pay a "lawyer's witness fee" of 2, yuan, that is, the lawyer's personal seal. "This is a must, and it is also your own guarantee for buying a house. With a lawyer's witness, the purchase contract is equivalent to the' red book' of commercial housing."
In another village committee unified building in Fuyong Street, which Li Jun showed the reporter around, the buyers signed a contract with the developer Shenzhen Fenglaiqi Property Management Co., Ltd. called "* * * Tong Investment Distribution Agreement", but the company did not charge the buyers the above-mentioned village committee Stamp charge and "lawyer witness fee". The relevant staff of the sales office told reporters, "There is no need for a lawyer to witness. With the seal of the village Committee, it has already indicated that (buyers) legally own this house. " Similar to the "house use certificate" issued by Xu Hua's developer, the developer of the building will also give buyers a "confirmation of the right to use" wrapped in a brown book cover, also called "green book".
However, Wang Yuchen, director of Beijing Jin v. Law Firm, told the reporter that according to the current legal provisions, the sales contract of small property houses is often invalid. No matter in what name the "purchase contract" is issued, it is actually to cover up the nature of small property houses. "The' green book' has no legal effect, and the developer has no right to issue the certificate."
In addition, Wang Yuchen said that there is no difference in legal effect between the purchase contract of a small property right house witnessed by a lawyer and the purchase contract without a lawyer. "If it is an illegal transaction, it will not become a legal transaction because of the witness of a lawyer. If you witness an illegal act, the witness act itself is illegal, and the charges are also unreasonable and illegal. "
In addition to various charges in the transaction of first-hand small property houses, buyers also have to pay different amounts of "transfer fees" and "tea fee" when buying second-hand small property houses. Relevant intermediaries told reporters that the "transfer fees" of second-hand small property houses is generally 5 yuan/square meter. In recent years, village committees have kept up with each other, and "transfer fees" has increased. At present, some second-hand small property houses "transfer fees" have reached 1 yuan/square meter. Li Jun said that a second-hand small property house with an area of 113 square meters and a total price of 2.79 million yuan recently received a one-time "transfer fees" of 96, yuan.
An intermediary completed the annual performance index in two months
Although there is a lack of supervision over the sale of small property houses, there are still many customers who just need it and investors.
Ms. Zhong, who bought a small property right house in Nanling Village, Buji, Longgang District, told reporters that the price of the small property right house was 4, yuan/square meter when she bought the house in 27, while the average price of the surrounding commercial houses was 18, yuan/square meter. In contrast, low price is the main factor in choosing a small property right house.
On July 7th, Li Jun took the reporter to a unified building of the village committee, which was located in the South Ring Road of Shajing and handed over in 215. Its unit price was about 2, yuan/square meter. However, for an unopened commercial house less than 1km away from the unified building, Li Jun estimated that its sales unit price was at least 65, yuan/m2, while the average price of a new apartment for sale about 1km away from the unified building had reached 6, yuan/m2. "At present, the average price of commercial housing in Shajing is 7, yuan/square meter."
in addition to low prices, there is no need to buy places and there is no restriction on buying and selling, which also makes the small property right house a "hot spot for investment".
Mr. Shi (pseudonym), who just sold a demolition house in Baishizhou at the end of last year, came to Shajing at the beginning of this year with 6 million yuan in cash in his hand. It took him less than a week to buy three sets of second-hand houses, two for investment and one for living.
Relevant intermediaries told reporters that in addition to rental returns, the prices of small property houses in Shajing are also on the rise in recent years. Take a 1-square-meter small property right house as an example, it is basically not a problem for the total house price to rise by 2, ~ 3, yuan a year. "When the momentum is good, it is also possible to increase by 5, yuan to 8, yuan per square meter." Li Jun gave the reporter another set of data. In 216, the average price of small property houses was 2, yuan to 3, yuan, and the unit price of small property houses this year generally reached 2, yuan/square meter.
The reporter recently visited and found that "short-term rent collection, long-term demolition" is a big selling point thrown by small property house sellers. The reporter asked an intermediary for investment advice on small property houses on the grounds that he had idle funds in his hand. The intermediary told reporters that at this stage, many old village areas in Shajing were included in the urban renewal plan, and he suggested that the reporter start with a set of 2 million yuan of unified buildings and houses, and get rental income in the short term, and then maybe get a compensation for demolition. "Now the average rent here is 3,5 yuan, which is relatively stable. If your house involves demolition at that time, the compensation will be at least 1 million yuan. "
driven by many factors, a game about small property houses is getting hotter, and Li Jun is also one of the beneficiaries of this "carnival".
"Especially in 217 and this year, the market for small property houses is tight, mainly due to the official opening of the surrounding subway in 216, and this year, affected by the epidemic, many customers choose to invest in real estate. In March and April this year, I have already sold 15 houses and completed one year's performance. " Li Jun told reporters.
There are hidden legal risks behind the interests
The small property houses in Shenzhen are of special significance. According to the official explanation, there are no small property houses in Shenzhen.
Wang Yuchen told reporters that the small property right house is not a strict legal concept, but a general term for a kind of house in real life, which corresponds to the legal big property right house. General small property houses refer to houses built on rural collective land, without relevant documents and land transfer fees.
After two rural urbanization transformations in 1992 and 24, all the rural collective land in Shenzhen has been turned into state-owned land. Therefore, from the nature of land occupation, there is no small property right house in the usual concept in Shenzhen, but due to the historical legacy and the slow process of old reform, there is still a lot of land in the hands of villagers and village collectives in Shenzhen, and the term small property right house is often widely used.
referring to the role played by small property houses in Shenzhen, Song Ding, director of the Tourism and Real Estate Research Center of China Research Institute for Comprehensive Development, believes that housing in Shenzhen is in short supply, and small property houses can supplement the living gap, which is of use value and market. "In fact, the small property rights housing market has always existed. However, since the first half of this year, especially since the second quarter, the Shenzhen property market has shown a warm phenomenon. Driven by the commercial housing market, the transaction demand for small property houses has been booming. "
Li Yujia, chief researcher of Guangdong Housing Policy Research Center, also said that small property houses are an integral part of the actual housing supply in Shenzhen. Affected by the promotion of relevant policies and the acceleration of urban renewal in recent years, small property houses have once again received enthusiastic attention.
It is worth noting that under the enthusiasm, there are already many risks in the transaction of small property houses.
On May 2th this year, the Ministry of Natural Resources issued the Notice of the Ministry of Natural Resources on Accelerating the Registration of the Right to Use Homestead and Collective Construction Land. Zi Zi Fa [22] No.84 clearly stipulates: "Urban residents who illegally purchase homesteads and houses with small property rights shall not register, and shall not legalize illegal land use through registration." However, in judicial practice, it is a special case that villagers in the village purchase, or non-villagers move their household registration to the property after purchasing, or have obtained relevant legal property registration certificates.
However, Wang Yuchen said that from the perspective of legal risks, it is still not recommended for property buyers to buy small property houses. "Most of the small property houses now belong to houses with illegal land use and illegal construction. In addition to administrative risks, if a small property house encounters demolition, it will face the risks that the local government will not recognize the legal source of the small property house and the original owner will break the contract. Moreover, the small property house often has no property right certificate and no relevant planning procedures, and it cannot be settled after purchase. Many additional values of the house cannot be realized. "
in addition, from the reality, it is not easy to realize the dream of "getting rich overnight" for many investors. Pan Helin, executive director of the Digital Economy Research Institute of Zhongnan University of Economics and Law, believes that Shenzhen's small property houses have always been a problem left over from history, and it is difficult to find a solution in the short term. "In fact, Shenzhen has made relevant attempts, but it involves many complex interests and is difficult to handle. I estimate that it is very likely to maintain the status quo for the time being."
In response to the above-mentioned related issues, on July 8th, the reporter wrote to Shenzhen Municipal Bureau of Planning and Natural Resources, and the relevant staff said that matters related to small property houses have been managed by all districts. On the same day, the reporter called the Land Planning Supervision Bureau of Baoan District, Shenzhen, and sent an interview request to it. The relevant person in charge of the General Department said that the bureau had to go through the Propaganda Department of the District Party Committee before accepting media interviews, and gave the reporter a contact information. As of press time, the reporter never answered the phone, and tried to call the office phone of a deputy director of the Propaganda Department of Baoan District Committee, but it was also unsuccessful.