Psychological preparation before buying a house
1. Be psychologically prepared for real estate prices.
Before buying a house, you need to be psychologically prepared for the real estate price from two aspects. First of all, what is the total house price you can afford? According to this total price, you can convert the average price and area of the house you can afford and generate the corresponding combination method. For example, if the total price you can afford is 400,000 yuan, then you can buy a house with an average price of 4,000 yuan/square meter and an area of 100 square meter; You can also buy a house of 80 square meters and 5000 yuan/square meter. This calculation helps you to judge where to buy a house and the purchase area of the house.
Secondly, we should be prepared for the rise or fall of house prices. Many buyers hope that the property will appreciate in the future when buying a house. This should also be judged from two aspects. (1) If you live by yourself, you should consider the situation of the house itself and your own solvency. At the same level, priority should be given to the factors that affect the appreciation of housing prices, such as location, supporting facilities and future development prospects of the region. (2) If it is investment or self-occupation and investment, it is suggested to give priority to the location and environment of the property and the attributes of the property itself (that is, whether it is a property type that is easy to sell and rent). At the same time, because the current national policy tends to restrict the real estate investment behavior, if the house is transferred before buying a new house, it is best to calculate the business tax and other expenses, mainly the personal income tax of the appraised house price (appraised price * construction area * 5.85%) 1%, and the transfer of the house less than five years after issuing the certificate.
2. Be psychologically prepared for the purchase area.
After the first step of price preparation, you will have a general judgment on the purchase area suitable for your ability to pay. The next step is how to choose the purchase area. Generally speaking, the purchase area can be divided into central city and suburbs. The difference between the two is that the central city has complete facilities, but most of them are high-rise, and the community is small and expensive. Suburban facilities need to be improved, but the scale of the community is large and the price is low. Therefore, choosing different regions means that you have chosen two completely different lifestyles. Which lifestyle is right for you can be judged from your living areas and habits for many years, or you can experience it in two different areas. From a small point of view, if you don't want your life to change too much because of buying a house, you should consider the traffic conditions between the real estate and your spouse's work unit, including public transportation system, road conditions and distance. If there are children, educational facilities should also be considered in place.
3. Be psychologically prepared for your repayment ability.
If you are going to make a one-time payment, you'd better prepare some family emergency funds. If you decide to take out a loan, you need to make arrangements for your life after the loan. Since the loan is a fixed cost of living, you are required to have a relatively stable job and income source. At the same time, due to the increase in loan expenditure, it will inevitably have an impact on the previous financial planning. Therefore, before buying a house, we should make a new family income and expenditure plan to avoid the impact on daily life after buying a house.
According to the advice of financial experts, the proportion of housing loans to total household income should be below 30%, otherwise it will affect the quality of life.
4. Be prepared for the risk of buying a house.
Because the current legal system is not perfect, the real estate market is not standardized. Buying a house is a very complicated process. In this process, property buyers naturally have to bear certain risks, which are largely caused by the "unfinished" nature of commercial housing. Because most of the houses sold by developers are faster, buyers can only decide whether to buy them with the introduction of sales staff, a piece of land and design drawings. Therefore, there may be advertising fraud, incomplete sales procedures, housing quality problems, inconsistent area, breach of contract by developers, violation of planning and so on.
After finding a suitable house, it is necessary to conduct a legal review of the house to prevent disputes. Details are as follows:
1. Have you obtained the real estate license? As the proof of house ownership, real estate license is the confirmation of house ownership by the state and the ownership certificate of house owner. When buying a second-hand house, the buyer must first check whether the seller has obtained the house ownership certificate.
2. Does anyone agree to sell the house? According to the law, it is invalid to dispose of all the property of * * without the consent of others. If there are other * * * owners of the house, it shall be examined whether the other * * * owners agree to sell the house, otherwise, the purchase behavior is invalid.
3. Is the house mortgaged? When buying a second-hand house, check whether the house is mortgaged. According to the law, if there is mortgage, the mortgagor must obtain the consent of the mortgagee when handling the house, otherwise the house cannot be transferred. So pay attention when buying a house. If the house you want to buy has been mortgaged, you should be careful. The mortgaged house will directly affect the smooth transfer of the house. If the mortgagor fails to fulfill the repayment obligation on time, the mortgagee has the right to request the court to auction the mortgaged house.
4. Whether the lessee waives the preemptive right. According to Article 230 of China's Contract Law, the lessor shall notify the lessee when selling the house, and the lessee has the preemptive right under the same conditions. Therefore, when buying a house, we must review whether the second-hand house has been rented. If it has been leased, it shall be verified whether the seller informs the lessee and whether the lessee waives the preemptive right.
Property buyers must carefully review the ownership certificate. If necessary, they can go to the housing management department to check the property registration information, and pass the legal review to ensure that the purchased house has no legal risks. At the same time, it is necessary to check the quality, actual area, location and orientation of the house on the spot, and bring professionals with you when necessary.
Third, sign a house purchase agreement.
After negotiating with the seller on the terms of the house purchase, determine the house purchase matters and sign the house sale contract. When signing a house sales contract, you should read the terms carefully and fill them out clearly, paying special attention to the key terms such as area, price, payment method and liability for breach of contract.
Fourth, commissioned evaluation.
If the transaction price of the house is obviously lower than the actual value of the house, the deed tax shall be levied according to the assessed value of the house. If so, both parties need to entrust an appraisal agency to appraise the value of the house. What needs to be reminded to buyers here is that the housing management department does not recognize all the evaluation results, and buyers should choose evaluation agencies within the scope stipulated by the housing management department.
In addition, according to the second-hand housing loan regulations, the second-hand housing loan amount is determined by the bank according to the actual value of the mortgaged house. Therefore, if property buyers choose loan payment to buy second-hand houses, they need to evaluate the value of the houses. The appraisal fee can be determined through negotiation between the buyer and the seller.
5. Transfer of deed.
After the signing of the house purchase contract, the buyer and the seller shall apply for transfer to the housing management department within 30 days and submit the following materials:
1, house purchase contract;
2, housing ownership certificate and state-owned land use right certificate;
3. Real estate sales contracts (cancelled in some places);
4. Identity documents;
5. Evaluation report.
In addition to the above materials, you should also fill in the application form for house sale. After the housing management department accepts the above materials, the district/county housing transaction department completes the verification of the property right of the transaction house within 15 days, and the municipal housing transaction department completes the verification within 2 months. After the verification of property rights, if the transaction house meets the transaction conditions stipulated by law, the transaction department shall notify the buyer and the seller to handle the transfer formalities of the deed.
Six, pay taxes and fees and land transfer fees.
Property buyers pay the corresponding taxes and fees to the bank with the payment notice issued by the trading department. The purchase of public housing and affordable housing should pay the land transfer fee or the price equivalent to the land transfer fee to the land management department.
Seven, handle the ownership certificate.
Property buyers apply for surveying and mapping to the housing surveying and mapping department on the basis of the Notice of Property Sale or Property Right Handling (some districts and counties have cancelled surveying and mapping to simplify the procedures), apply for ownership registration to the housing permit department after obtaining the surveying and mapping results, and pay the property right registration fee and cost.
There are many risks in the process of buying second-hand houses, which requires buyers to be cautious, optimistic and think clearly when buying houses, consult architects, lawyers and other professionals, and entrust professionals to participate in the process of buying houses when necessary to avoid risks as much as possible.
Here is an example.
Lin: I bought a three-bedroom and two-bedroom second-hand house in Biguihua City through an intermediary company, with an area of 106 square meter and a total price of 580,000 yuan (see map).
In the process of real estate transaction, the evaluation fee of real estate generally appears in the second-hand house, mainly to evaluate the present value of real estate. The appraisal of real estate must be carried out by a professional appraisal company, and an appraisal report must be issued. The banking institution gives the loan amount according to the real estate value given in the appraisal report and the borrower's conditions. Then the appraisal company charges the lender the corresponding appraisal fee.
Because Miss Lin looks for an intermediary company to trade, it is also the intermediary company that looks for an evaluation agency on behalf of Miss Lin, that is, this part of the evaluation fee is also collected through the intermediary company. So what is the charging standard of the assessment fee? The reporter learned from Foshan full house, Hefu, Chuangji production and other large brand intermediary companies that there is no unified standard in Foshan at present, and the fees charged by different companies are different. According to Su Dongyu, manager of Mantanghong Mortgage Center, Mantanghong real estate is all-inclusive, that is, if the buyer wants to buy a second-hand house through mortgage, he will be charged 65,438+0.2% of the mortgage value at one time, which already includes all expenses such as appraisal fee, bank witness fee and file registration fee. Hefu real estate is charged separately, and the evaluation fee is about five thousandths of the evaluation value. The charging standards of other intermediary companies are basically the same as Hefu.
Although different intermediary companies have their own charging standards, the reporter learned in the interview that, under normal circumstances, the appraisal fee for real estate below 654.38+00,000 yuan is 0.5% of the real estate assessment value. Under normal circumstances, the appraisal company will give some preferential treatment to the residential property during the operation. For example, the market price is about five thousandths of the appraisal fee, but it can generally be negotiated, and the low price can be reduced to two thousandths or three thousandths of the appraisal value. According to Miss Lin, after some bargaining with the broker, the transaction was finally made at 2.5% of the evaluation price.
The reporter learned from the Foshan Municipal Price Bureau that at present, this market is relatively mature, and the Price Bureau has no rigid guidance price. It is suggested that citizens should go to some companies to learn more about the charging standard of the evaluation fee. When choosing, they should not only look at whether the price is true, but also look at how many services are included and how good the service quality is. It is understood that some appraisal companies have low appraisal fees, and there may be cases of cutting corners when investing in costs. According to the national real estate appraisal standards, appraisers must go to the site for reconnaissance, calculation, preliminary examination, review and report, and even take photos and records on the spot, that is, appraisers must go to the site to evaluate according to technical standards, but some appraisers report in half an hour, which does not meet the standards.
To this end, Xu, the high Commissioner of Full House Real Estate, suggested that if citizens want to apply for mortgage loans, it is best to know more about this knowledge before buying a house and choose a branded intermediary company to ensure their services.