After the first two live broadcasts talked about the knowledge of purchase restriction, many netizens in the background asked about the purchase process of second-hand houses and how to avoid various traps in second-hand housing transactions. In this issue, the two anchors of Sohu Focus Room anchor group mainly focus on the questions of netizens, bringing you wonderful live broadcasts and teaching you various routines to avoid second-hand housing transactions.

1, Q: Many netizens want to buy a second-hand house, but they think the process of buying a second-hand house is very complicated. Can you introduce the process of buying a second-hand house?

The basic process of buying a second-hand house: determining the intention of buying a house-looking at the house and choosing a house-signing the house-lending (or full payment)-paying taxes, transferring ownership-handover and occupancy.

2. Q: Many netizens collected questions in the background and said they wanted to buy a second-hand house. How to measure the price of a house according to the funds in hand?

A: The expenses involved in buying a second-hand house include deposit, down payment, taxes and fees, and intermediary service fees. It should be noted that to calculate the down payment, it is necessary to deduct the down payment, taxes and intermediary service fees, which is a one-time down payment.

How to calculate the deposit?

After the second-hand house is inspected and the house is selected, if the buyer and the seller reach a transaction intention, the buyer may need to pay a certain amount of deposit to the seller, which is generally below100000 yuan (if it exceeds100000 yuan, financial supervision may be required).

Paying the deposit means:

If the buyer unilaterally breaches the contract (for example, reneges on the purchase halfway), he shall not ask for the return of the deposit;

If the seller unilaterally breaches the contract (such as starting from the ground), it will compensate the buyer with double deposit.

The difference between deposit and deposit is that deposit is legally binding and has the nature of guarantee. If the recipient breaches the contract, it needs to be returned twice (the original amount), and the payment amount shall not exceed 20% of the contract (at will)).

I have a crush on this house, and I have to negotiate with the owner. The payee is a brokerage company. If both parties fail to reach an agreement, the original amount will be returned).

2 How to calculate taxes and fees?

Ordinary commercial housing needs to pay deed tax, individual tax and value-added tax.

In addition, the first-class affordable housing needs to pay the comprehensive land price, and the second-class affordable housing and purchased public houses need to pay the land transfer fee.

3 How to calculate the intermediary service fee? (commonly known as agency fee)

In Beijing, the intermediary service fee is also borne by the buyer. Due to the different charging standards of intermediaries in Beijing, there is no specific standard for intermediary service fees, and the calculation formula is generally as follows: (Chain Home 2.7, I Love My Family 2.2)

Intermediary service fee = house transaction price × percentage of intermediary service fee.

4 how to calculate the down payment? ?

If the transaction is conducted through a brokerage institution, the down payment funds need to be supervised by the Construction Committee.

For the full amount, the amount equivalent to the online signing price needs to be credited to the supervision account of the Construction Committee before the transfer.

In the case of loan, the online signing price loan part needs to be credited to the supervision account of the Construction Committee.

Case 1:

Xiao Liu is a registered permanent residence in Beijing, and has a suite in Fengtai, Beijing, and is repaying the loan. He wants to buy another second-hand ordinary house in Xicheng, and agreed with the seller that the transaction price is 5 million and the house evaluation value is 4.5 million. So how much is the down payment?

Based on the above knowledge, we can judge that the house we want to buy belongs to two sets, which are ordinary houses.

Therefore, the formula can be applied, down payment = transaction price-house appraisal value ×40%.

First calculate the loan amount = appraised value of the house × 40% = 4.5 million× 40% =1.8 million, then calculate the down payment = transaction price-loan amount = 5 million-1.8 million = 3.2 million.

3. Q: There are many taxes and fees in the process of second-hand housing transactions. Can you tell me the specific taxes and fees?

A: Generally speaking, it includes value-added tax, deed tax and personal income tax.

VAT and surcharge

1) If the house is less than two years old, it will be levied in full.

VAT = (online signing price or nuclear pricing/1.05)×5.6% (whichever is higher)

2) If the house is more than two years old, it is not an ordinary house: the price difference is levied.

VAT = (online signing price or verification price-original value)/1.05×5.6% (whichever is higher)

3) If the room age exceeds 2 years, ordinary houses shall be exempted.

contract tax

1) the first set, less than 90 square meters (inclusive), deed tax = (online signing price-VAT) × 1%.

2) The first set, more than 90 square meters, deed tax = (online signing price-VAT) × 1.5%.

3) For the second suite, deed tax = (online signing price-VAT) ×3%.

individual income tax

1) If the family name has been transferred for five years and has a unique residence, it will be exempted from personal income tax.

2) Personal income tax shall be levied at 20% of the "difference" if the family name has been transferred for less than five years, or if it is not the only residence for five years;

Personal income tax = (online signing price-original value-original deed tax-online signing price × 10%- loan interest-current value-added tax and surcharges) ×20%.

4. Q: After analyzing the price of the most important factor, many netizens are still more concerned about the apartment type. Can you give a brief introduction?

Answer: Besides the price and location, the apartment type should be the most important consideration when buying a second-hand house. A good apartment should meet the following four points: square pattern, large width, short depth, moderate room size, dynamic and static zoning and so on. A good apartment can greatly improve the utilization rate of your house purchase funds and improve the living comfort.

① The pattern is square.

If the pattern is square, the space utilization rate can be effectively used, and the corners can be used. Founder pattern does not mean that the whole house is a complete square, but that the shape of each room and functional area is a square rectangle. At the same time, the whole house looks roughly rectangular, allowing some "overflow" corners.

Comparison between Square Apartment and Non-Square Apartment

The founder of huxing, in addition to the literal meaning of "square" and "positive", is also related to the building type of the house. The floor is wider, the depth is shorter and the north and south are transparent. The tower is generally opaque, so pay attention to ventilation when looking at the house.

② Wide surface and small depth?

The width and depth of the area affect the lighting, so why does lighting also affect the occupancy rate? An important reason is that the light of the house is good, and the available space is large, which invisibly increases the use area.

The width and depth are small, the room is spacious, the furniture is randomly placed, and the natural lighting is good. If the room is too deep, the light will be projected from the window and spread out, but the area far from the window is still not illuminated, and lighting is still needed during the day.

In addition, it is also related to the unit. For example, this is a long slab building, but in architectural design, some concave-convex designs are made for the beauty of facade modeling, such as some units protruding and some recessed. At this time, the recessed unit will be blocked by the unit next door, which is relatively bad.

One more thing, if there is no darkroom, besides natural lighting, ventilation is also a big problem. Now most darkrooms are arranged in the bathroom. In the bathroom without windows, dehumidification and ventilation depend entirely on exhaust equipment, and lighting depends entirely on indoor lighting. Energy conservation and environmental protection is second. The key is that the bathroom is the wettest room in a house, and dehumidification will have a negative impact on people's health.

③ The room size is moderate?

Moderate room size is undoubtedly a measure to improve room utilization.

The bigger the room, the better? Of course not. Too small a room will make people feel depressed and uncomfortable, while too large a single room will make people feel empty. Too big a bedroom is difficult to create a sense of warmth and waste space. If the living room is too big, it will appear empty and distant. In addition, when designing, under the premise of determining the whole house area, one room is too large, which will inevitably compress another room.

(The above answers were published on 20 17-04-06. Please refer to the actual situation for the current purchase policy. )

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