I just paid a deposit for a second-hand house today. I was worried about the qualifications of intermediaries, especially small intermediaries, but today I chose big intermediaries to deal with them. Let's just say that big intermediaries have many rules, such as commission, small intermediaries are easier to operate, and big intermediaries have many procedures. A friend sells a house because he is not in Shanghai and needs a big intermediary to provide it for him.
I found it from Baidu for your reference.
When buying second-hand houses, the most important thing is to carefully examine the integrity and reliability of housing property rights.
First, the seller is required to provide the original legal property right certificate, and go to the housing management department to inquire about the authenticity of the property right certificate, as well as the property right source and property right record of the purchased property. Including the owner, registration date, transaction price, etc. It is also necessary to confirm the integrity of the seller's property rights and know whether the purchased house has been mortgaged and shared with others. Pay attention to whether the owner and seller on the real estate license are the same person. Secondly, it is necessary to find out whether the source of the purchased house belongs to the house that is allowed to be sold. Generally speaking, the public houses of troops, hospitals and schools must be sealed by the original unit before they can be sold.
Unlike commercial housing, the sale of second-hand housing is generally a "case". Therefore, related prices, housing conditions, etc. , all need consumers themselves or their own entrusted institutions to understand in detail. Before deciding to buy, consumers should carefully observe whether the apartment is reasonable, whether all kinds of management are in place, and whether the power supply capacity can load large household appliances such as air conditioners. Check the ceiling for signs of water seepage, and the walls for obvious problems such as bursting or peeling. Some even ask about the level of community security, property management fees and charging standards. In addition, consumers must not forget to know how long the house has been purchased and how long the land use period is; Are there any arrears, such as property management fees, utilities, gas fees, etc.
On the basis of mastering the basic situation of housing, consumers should compare and judge the value of second-hand housing from many aspects. You can also entrust a trusted intermediary or evaluation agency to evaluate whether you can make a second-hand housing mortgage loan. Under normal circumstances, banks will make a hedging assessment when mortgage loans, and this price can show the lowest hedging price of houses.
Finally, I remind you that if you buy a second-hand house, don't trust the other party. You must go through the transfer formalities legally and thoroughly. Second-hand housing must be handled by the housing and land management department to truly change the owner, and the guarantee and notarization of any other unit are not regarded as completing the transaction.
Four Skills of Selecting "Second-hand House"
Housing has become a commodity, and "second-hand housing" transaction will become the most active part in the whole real estate transaction market. At present, the country has begun to increase the promotion of second-hand housing transactions, so the second-hand housing transactions will gradually become active, but the sale of "second-hand housing" is not as clear as buying a new house, so special attention should be paid to selection.
Find out the status of property rights
"Second-hand housing" mostly becomes personal consumer goods with the commercialization of housing, and its "identity" is complex, so it is very important to understand its property rights. The buyer's first step is to ask the seller to provide property certificate, identity certificate, qualification certificate and other documents; The second step is to inquire about the property source and records of the purchased property from the relevant real estate management department, including the owner, file number, registration date, transaction price, etc. The third step is to check whether the house has a debt burden. In addition, buyers also need to know whether the purchased house is mortgaged and whether it has been sealed up by the court.
Special attention should be paid to houses with disputed or partial property rights (such as public houses purchased at standard prices), and those with property rights, unclear property rights and no property rights, even if the house is no better, will not get the property certificate after the transaction.
See the building structure clearly
The structure of "second-hand houses" is usually complicated, and some houses have been rebuilt many times, and the structure is generally poor.
When buying, we should not only know the age when the house was built, whether the existing construction area and usable area are consistent with those indicated on the property certificate, whether the layout of the house is reasonable, and whether the facilities and equipment are complete and intact. , but also to study the structure of the house in detail, to understand whether the house has damaged the decoration of the structure, whether there are hidden dangers such as selfless construction and reconstruction leading to damage to the main structure. To this end, you can go to the archives room of the housing management department to check the original files, look at the drawings and materials, and dispel doubts.
Investigate the environment and supporting facilities
Old houses are generally located in urban areas, with high building density, and the surrounding environment has been formed for many years, which is generally difficult to change. It is necessary to carefully investigate whether there are pollution sources around the house, such as noise, harmful gases, water pollution and garbage. , as well as the surrounding environment, community security, hygiene and cleanliness. The survey of housing facilities mainly includes: water quality, water pressure, power supply capacity, gas supply, heating and charging standards, TV reception clarity, etc. Visit the neighbors and have a deeper understanding of the environment and convenience here.
Understand the situation of property management
The investigation of property management mainly focuses on the reputation of property management enterprises and the degree of service in place, depending on the basic quality of security personnel, the professional level of security equipment and management personnel, service attitude, whether the environmental sanitation and greening of the community are clean and comfortable, whether all facilities and equipment are in good condition and whether the operation is normal. We should also know the standard of property management fees, the prices of water, electricity, gas and heating, the charging standard of parking spaces and so on. And find out whether a special fund for the maintenance of public facilities and equipment and public parts has been established, so as to avoid paying huge maintenance costs in the future and being unable to bear them. Many public houses have fallen into a state of "nobody cares" after being sold, so we should choose carefully.
Skills that should be paid attention to in the sale of second-hand houses
Looking at the night instead of the day, we can examine whether the property management in the residential area pays attention to safety, whether there are regular patrols, whether the safety precautions are comprehensive, and whether there is noise interference caused by vendors. We can't see these situations during the day, and only at night can we get the most accurate information.
No matter what kind of "decoration" the owner has done to the house before, he can't escape the "invasion" of rain. At this time, it is clear at a glance whether there are cracks, water leakage and water seepage in the walls, corners and ceilings of the house. Pay special attention to the floor near the balcony and bathroom to see if there is moisture and mildew.
Look at the pattern instead of building materials, it is best to buy an empty house. Because the empty house is not covered by furniture, appliances and other things, you can clearly see the pattern of the whole house. The ideal pattern is to open the door and enter the living room from the balcony, then the dining room, kitchen and bedroom. If the door of the living room directly faces the bedroom, the privacy is poor. A well-designed house should effectively distinguish between various functions. Such as banquet function, rest function, etc.
Looking at the corner without looking at the wall, checking whether the wall is flat or wet and cracked can help buyers understand whether there is water seepage. Corners are more important than walls. Corner is to bear up, down, left and right structural forces. During the earthquake, the bearing capacity of the corner is the key. When the corner cracks seriously, the problem of water leakage will occur at any time.
Regardless of decoration or workmanship, good decoration will make people shine at the moment, but clever decoration can cover up problems such as cracking, mildew and water leakage. Therefore, when buying a house, buyers must pay attention to the workmanship of the house, especially whether the edging process of the corner, window sill and ceiling is meticulous, which is often overlooked. If there is a problem, it is very troublesome to repair these small places. Picking out these small problems can increase the bargaining chip with the owner. Generally speaking, the newly renovated house with rough workmanship is likely to be the source of the food bought by investors, and its purpose is to earn the difference by selling at a low price and selling at a high price, so we should pay more attention to this kind of housing.
If you don't look at the curtains and look out of the window, you should pay attention to whether the house is well ventilated, damp and moldy, and whether the lighting is good. Check whether the windows of the house are facing the exhaust holes of other houses.
Don't turn on cold water and hot water. If you want to know whether the water pipe leaks, you can see if there is scale around the water pipe and if the water is yellow. When checking the bathtub, first turn on the tap to see if the running water is smooth, and then drain it after it is full to see if the drainage system is normal. There are generally two situations in a house without hot water: the house has been unoccupied for a long time, and the other is that the house may have been sold for a long time.
No elevator, no stairs. Most of the newly-built commercial houses are elevator rooms. The elevator plays an important role, and the stairs can't be ignored. See if there are deposits in the house and whether the fire escape is unobstructed.
Looking at the sky instead of the ground, after looking at the floor of the living room, the tiles in the bathroom and the tiles outside the kitchen, buyers also need to look at the lighting route to see if there are water stains on the ceiling and whether the paint color is uneven. If there is, there may be water leakage. If possible, take a screwdriver, remove the lamps and lanterns, and use a flashlight to see if there are any paint drops or leaks in the four corners of the room on the ceiling.
Don't ask the owner or the doorman, you can talk to the community administrator or the doorman. Because they know the basic situation of the community best, sometimes they can tell buyers their houses more objectively and accurately than the owners. Getting the information they need from them can sometimes be a decisive factor in buying a house.
Seven elements of signing a second-hand house sales contract
1. The real identity of the owner must be confirmed.
Before signing a contract, buyers and sellers should first check the authenticity of the signing subject, mainly to verify the identity of the owner. Therefore, the authenticity of the owner's certificate and its consistency with the owner's identity are the prerequisites for signing a sales contract, especially when the buyer and the seller conduct their own transactions without the intermediary guarantee of a third party, which needs more attention from customers.
2. Both parties' liabilities for breach of contract must be clarified.
Because the real estate transaction is complex and the amount is large, sometimes there will be unexpected situations, which will lead to default. In order to avoid the phenomenon of wrangling in the future, it is necessary to clearly write down the responsibilities and rights of both parties and the amount and time of payment of liquidated damages when signing the contract, and follow the principle of equality of responsibilities and rights of both parties.
At present, most of the second-hand housing sales contracts have clear provisions on the proportion of liquidated damages, but there is no specific agreement on the payment time, which will lead to the defaulting party delaying the payment time accordingly and reducing the actual binding force and execution of the terms. Therefore, the clause that "the buyer shall pay the seller (the buyer) liquidated damages within _ _ _ days from the actual payment date (the seller actually delivered the house)" should be added in the contract to ensure the final implementation of the contract terms.
3. Payment transfer time must be indicated.
In practice, the buyer will divide the house payment into two parts: the down payment and the final payment, and call the owner in different periods. Therefore, the seller needs to know the buyer's payment time, and the payment time of the final payment depends on the date of property transfer, so the buyer has the right to know the time of property transfer. In case of overdue, the breaching party shall perform the liability for breach of contract in Paragraph 2 according to the actual situation.
4. The time of fee transfer must be indicated.
This is a subsidiary issue of the house itself that the buyer should pay attention to, and it is an important clause in "house delivery". Need to indicate the delivery date of water, electricity, gas, property, heating and other expenses. Because a clear handover time is the key to a clear division of responsibilities, at the same time, if it is a public housing transaction, the payment time and standard of property, heating and other expenses, whether the original owner unit has established requirements and changes, the cooperation that the seller needs to do, and the agreement that the buyer needs to sign must be clear in the contract.
5. There must be a detailed list of agency fees.
With the continuous improvement of the intermediary market, consumers gradually realize that reputable brokerage companies can effectively protect the rights and interests of buyers and sellers. The proportion of second-hand houses traded by brokerage companies is increasing year by year, so the agency fees of brokerage companies are getting more and more attention from consumers. When signing the contract, the buyer and the seller must ask the brokerage company to clearly explain the purpose of the agency fee.
6. The buyer must see the owner.
At present, some brokerage companies have "acquisition" business, so there is an illegal operation of "selling more in one room", that is, after receiving the deposit from one customer, the brokerage company will also take other customers to see the house, and finally the highest bidder will get it and sell it to the person who will not hesitate to break the contract with the first customer. The reason is often that the landlord does not sell and other brokerage companies' exemption clauses, that is, the brokerage company does not have to bear any liability for breach of contract, and the consumers who have paid the deposit can only submit to humiliation. Therefore, this newspaper reminds consumers that at this time, you should exercise your right to ask for an appointment with the owner for face-to-face verification, which will expose his misconduct.
7. You must learn to use the supplementary agreement.
When signing a contract, if the terms of the contract are unclear or need to be further agreed, the buyer and the seller should fill in the blank line after the relevant terms of the contract, or fill in the additional terms after the contract, which will reduce the inconvenience and trouble caused by the ambiguous meaning in the subsequent stage.
Five points to pay attention to when buying second-hand houses
First, check the room book.
The most important thing to buy a house is to have a property right certificate, and then you can rent, sell or mortgage it reasonably and legally.
Second, choose the most suitable area and location.
Choose a house around the university and a location with convenient transportation, and the house has a large room for appreciation. The living room area is also best to choose a small apartment.
Third, the quality of housing is very important.
There are widespread hidden dangers in hand houses to varying degrees. These questions should be observed and asked in detail in the house before buying a house.
Fourth, facilities need attention.
When buying a second-hand house, the old owner will not remove the air conditioner, gas or electric shower, gas, telephone, closed-circuit television and other facilities, so it is necessary to observe carefully when choosing to avoid future troubles.
Fifth, find a reliable intermediary.
When buying second-hand houses, investors must look for institutions with high qualifications and good reputation, which can avoid a lot of cumbersome and losses.
2 Need to know the second-hand housing transactions (the most detailed version)
The buyer holds the ID card, and the seller holds the two-room certificate and other related documents to the real estate exchange for specific handling.
Need:
Identity cards and copies of identity cards of both parties (cannot expire);
The seller's real estate license.
Procedure:
Go to the notary office for notarization with a valid ID card.
Handling fee:
Part I expenses: notary fees;
Part II Expenses: Pay taxes according to the price of second-hand houses, and the specific tax rate depends on the tax rate given by the notary office.