The real estate license is the only proof of the ownership of the house, and the house without the real estate license may not be bought, sold, replaced, donated, inherited or transferred. If you engage in the above acts, you are not protected by law. Housing mortgage without real estate license is generally invalid, but if both parties appeal to the court for this purpose and can provide real estate license or go through registration procedures before the end of the debate in the court of first instance, the mortgage is still valid.

If you want to borrow money from the bank, you can't just rely on the mortgage of the house purchase contract, because you haven't got the property certificate yet. However, in theory, the pre-mortgage of auction house can be registered, but it is generally handled under the constraint of tripartite agreement with developers, property buyers and banks.

Extended data:

Pre-mortgage registration system is to generate pre-mortgage registration on the filing system of the Housing Authority at the same time when the buyers sign the purchase contract with the developer and the buyers sign the loan contract with the bank, so as to exclude the third party from exercising rights on the property.

According to the second paragraph of Article 30 of the Measures for the Administration of Urban Real Estate Mortgage issued by the Ministry of Construction, if a pre-purchased commercial house is mortgaged, the registration authority shall record in the mortgage contract that if the mortgaged real estate is completed during the mortgage period, after the mortgagor obtains the certificate of real estate ownership, the parties concerned shall re-register the real estate mortgage.

Baidu encyclopedia-registration before mortgage