First, the basic process
The basic steps of buying a second-hand house are as follows: initially determining the qualification of buying a house-selecting a site online-booking an intermediary and viewing time (preferably at the nearest intermediary branch)-understanding the basic situation of the seller, eliminating risks-interviewing the owner, signing a contract and paying a deposit-checking the qualification of buying a house-signing online-paying down payment, agency fee and loan approval-paying transfer tax-mortgage.
1, the full purchase time is the highest, and the settlement is the fastest 1 month after signing the contract; 2. Provident fund loan or pure commercial loan: it is expected to be 2-3 months after signing the contract; 3. Portfolio loan: more than 4 months.
Second, the demand positioning
Demand positioning includes geographical location and traffic, residential environment, apartment type and area. Before choosing a house, you can make a good plan according to your actual situation, which can narrow the scope and save time and energy.
Third, settle accounts
There are some taxes and fees for buying second-hand houses, and the loan amount is limited, so you must make a calculation in advance.
1, taxes and fees: different properties, taxes and fees vary greatly, briefly introduce a few common ones that everyone encounters.
(1) Deed tax: 1% shall be paid by the buyer (not compulsory, regardless of nature), and the only house purchased by the family for the first time is less than 90 ㎡; 90㎡- 140㎡ 1.5%; 140m2 or more, 3%. Buy 3% non-family only housing.
(2) Ordinary commercial housing:
Only after five years (that is, the house has been sold for five years and is the only house under the family name): it is exempt from business tax (the latest policy on March 30 will be exempted after two years) and individual tax;
Business tax is exempted (according to the latest policy on March 30th, it will be exempted after two years), and personal income tax is generally levied at 20% of the difference between the current selling price and the original buying price.
Less than five years (latest policy on March 30th, less than two years): business tax is 5.6%, and individual tax is paid at 20% of the difference.
(3) Public housing/delivery room
Taxes and fees for public houses: Compared with ordinary commercial houses, the main differences are land transfer fees (the original preferential price may need to be supplemented when buying a house) and personal income tax.
2. Down payment: If parents have financial difficulties and can't support down payment, young people are under great pressure to pay down payment, which needs to be calculated well.
3. Agency fee: SouFun.com introduced a new commission of 0.5%, which is higher than that of ordinary agency companies. It is recommended to choose a formal and reliable big company.
4. Monthly payment:
(1) Loan life: The influencing factors are the age of the purchaser, the remaining service life of the property, and the building structure (brick-concrete structure or brick-concrete structure has a short loan life, and the structure is listed in the real estate license). The maximum loan life of provident fund is generally lower than that of commercial loans. If it is a portfolio loan, it shall be implemented in accordance with the fixed number of years of provident fund.
(2) Loan interest rate: When calculating, it is recommended to choose a conservative benchmark interest rate and ask the intermediary to help calculate.
(3) Loan amount: According to the specific situation of the lender, there will be a gap in the loan amount.
Four. Matters needing attention in signing a contract
1, sales contract: it is a fixed version provided by the intermediary, just grasp the key terms;
2. Supplementary Agreement: This agreement embodies the special agreement between the two parties, and especially reminds the buyer to judge according to personal risks:
Exemption clauses that fail to pass the qualification examination of negotiated house purchase, fail to pass the loan examination or have insufficient approval amount; Keep the final payment before the delivery of the house to prevent the seller from defaulting on property fees, utilities, heating fees, etc. If the business account stays in this house, be sure to let him move out before the transfer, so as not to affect the children's schooling or settlement in the future.
Verb (abbreviation for verb) Other matters of concern
1, house purchase qualification review:
(1) Beijing hukou allows families to buy 2 houses; (2) Non-Beijing hukou (neither party is). Anyone who has paid social security or individual tax for five years can buy 1 house as a family unit; Among them, social security must be paid continuously for 60 months. The tax above 5% is calculated on an annual basis, as long as you pay the tax of 1 this year. (3) Qualification review of house purchase: Before signing the contract, you can find an intermediary you trust to review it for you, and submit the information through their website. The result is 10 working days.
2. Provident fund loans: (1) Now Beijing manages provident fund loans and does not need credit rating. The amount you can apply for mainly depends on your monthly deposit, the number of years of continuous deposit, and whether you have withdrawn your account balance. (2) The state-managed provident fund loans are slow, and the approval quota and loan life are low and unclear.
3. Commercial loan: (1) Check personal credit records on the website of Credit Information Center of China People's Bank. The records kept were in the last five years, and they were destroyed after five years; (2) Most people have overdue credit cards, which may have an impact on the bank's loan amount and loan interest rate.
4. Deposit, agency fee and deposit:
(1) deposit: because no matter what is agreed in the deposit agreement, as long as the deposit is paid and a "deposit receipt" is obtained, the law stipulates that one party will double the deposit if it breaches the contract;
(2) Agency fee: SouFun.com has introduced a new commission of 0.5%, which is higher than that of ordinary agency companies. It is recommended to choose a formal and reliable big company.
(3) down payment: you don't need to export all the money too early, and do a short-term financial management first (such as Yu' ebao and 7-day financial management); Buying a house with a normal loan, down payment after signing the contract 1 month.
5. Room reservation:
(1) In the most complicated case above (that is, both husband and wife don't have Beijing hukou, the man is eligible to buy a house only after paying five taxes, and the main lender of the provident fund is the woman), two people must be written on the house book;
(2) If the signing, qualification and loan are all done by one person, then the house book can only be written by this one person.
6. Preparation of purchasing materials
(1) Basic information of husband and wife: ID card, marriage certificate, household registration book, academic degree certificate and temporary residence permit.
Special note: 1, the household registration address and ID card should be consistent; 2. The temporary residence permit should be within the validity period, and the registered ID card household registration information must be completely consistent with the household registration book and ID card.
(2) Special loan information: Commercial loans generally require that both parties' income certificates and copies of business licenses of the unit be stamped with official seals, and other information should be provided according to the needs of the bank.
(The above answers were published on 20 15- 12-07. Please refer to the actual situation for the current purchase policy. )
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