Jiaju network property channel teaches you how to visit the Housing Fair

Negotiation

Happy to go to the building to retake what to check?

● Purchase area: From the practice of housing transfer, most homebuyers only pay attention to the acceptance of housing structure and decoration quality, but neglect to verify the area of ​​the house because they do not understand the calculation method of the sales area of ​​commercial housing. In fact, the size of the housing area not only affects the ultimate property rights, but also involves housing prices, which has a direct impact on the economic interests of buyers. Therefore, verifying the sales area of ​​the purchased houses is also an important link in the acceptance of houses, and should cause buyers to pay great attention. In accordance with the newly promulgated “Real Estate Sales Area Calculation and Common Building Area Allocation Rules (Trial)” promulgated by the Ministry of Construction, the purchase area is calculated.
● Main structure: settlement of ground foundation shall not cause ground deformation, cracking of superstructure or damage of adjacent houses; reinforced concrete components shall not produce obvious deformation; masonry structure must have sufficient strength and toughness, and no obvious cracks are allowed; The wooden structure should have a firm knot, a reliable support system and no ant damage.
● Exterior wall: Do not seep water, especially on rainy days. Observe whether or not there are obvious watermarks and mildew spots. There must be no emptying or cracking on the outer wall. ● Roofing: All types of roofs need smooth drainage, no accumulation of water, no leakage; flat roof should have thermal insulation measures, three-storey or more houses should be set at the common parts of the roof access hole; balcony and three floors above the roof should be Organized drainage, outlets, trenches, downfalls should be firmly installed, the interface is flat and does not leak.
● Floor: The surface layer and the base layer must be firmly bonded, not empty, and the whole surface should be flat and flat. No defects such as cracks, peeling and sanding are allowed. Block surface layer (such as teakwood floor) should be smooth surface, uniform joints straight, no missing edge angle; bathroom, balcony, bathroom floor and adjacent ground relative elevation should meet the design requirements, there should be no water, no Poured water and leakage are allowed; the wooden floor should be flat and tight, and the joints should be close together.
● Decoration: Steel doors and windows should be installed with firm, no warping, flexible switching, complete assembly of parts and components, accurate location, tight gaps between steel doors and windows, moderate gaps between wooden doors and windows, and wooden finishes with smooth surfaces, straight lines, and joints. Strict, not exposed nail cap, and the base must be nailed; door and window glass should be smooth, full putty, paste firmly; plaster should be smooth surface, there should be no empty drums, cracks and blisters and other defects; paint, brush should be color Consistent, there should be no peeling or brushing on the surface.

Buying bargains tips

Some people say that the key to buying a house is to rely on your ability to bargain. This is not without reason, especially for homebuyers who want to invest. Only buying a cheap home has its own profit margin. Otherwise, not only did not earn or even lose money. The skill of negotiating real estate transactions is to grasp the market trends, have a good idea, and at the same time understand each other's situation and know each other. In the end, the heart must be "squeaky," and the knowledge of the negotiating price negotiation is very large. Only by doing enough can we be confident and win the game. One must be quiet and multi-dimensional to understand 1. Look at the house. The house is in kind, everything can be seen in the eyes, look at the house, should behave and be interested in it. Too cold the seller will not talk to you about it, and observe the structure of the house, lighting, maintenance, the surrounding environment and so on. Listen to sellers to explain and ask sellers more questions. 2. Grasp the background material. How long has the house been launched in the market, how many people have made a price, and how much to offer, can be used as a reference factor. The more houses that people bid, the stronger their resale power. 3. Let the seller know that your purchase is self-occupancy, not for resale. Usually the seller does not want the house sales person to make a profit at the middle of the house, but also likes the buyers who live in their own homes. One can sell at a high price, and the other is relatively simple. Second, to find out the seller's psychology: 1. How long the seller must sell the house, is very important for when to bargain, the closer to selling the main selling period, the seller is eager to sell, this is your most favorable bargaining moment. 2. Understand what the seller intends to use to sell the house. If the seller believes in the housing estate and is not in a hurry, there will be many setbacks in the price of the housing. In this case, it will be time for you to stop or turn. 3. Deposit. How much the deposit is considered appropriate, there is no certain standard, depending on individual needs, negotiated by both parties. The principle of bargaining: 1. The shortcomings of exposure to the house, revealing all the shortcomings of the seller’s house, and making the seller lose confidence in the high price he has opened to achieve the purpose of bargaining. 2. Delay tactics. If sellers are anxious to release their hands, they can deliberately delay the time. If they falsely claim that they need time to collect funds, wait until the final stage of the deadline. 3. Partnership tactics. You can tell that the seller is investing in the joint venture with the partner. The price must be negotiated with the partner to negotiate a subtotal price. 4. For the sake of success. For the house to be seen, it is clear that China and Italy still have to express various reasons that they do not like. In short, there are many ways to slash prices. Buyers need to be clear-headed and flexible to use.
Some people say that the key to buying a house is to rely on your ability to bargain. This is not without reason, especially for homebuyers who want to invest. Only buying a cheap home has its own profit margin. Otherwise, not only did you not earn or even lose money. The skill of negotiating real estate transactions is to grasp the market trends, have a good idea, and at the same time understand each other's situation and know each other. At the end of the day, the heart must be “squeaked”. The knowledge of the negotiating price negotiation is very large. Only by doing enough can we be confident and win the game. One must be quiet and multi-dimensional to understand 1. Look at the house. The house is in kind. Everything can be seen in the eyes. If you look in the house, you should behave and you are interested. If you are too indifferent, the owner will not talk to you about it. At the same time, you will carefully observe the structure of the house, light, and maintain the surrounding environment. Listen to the seller to explain and ask the seller more questions. 2. Grasp the background material. How long has the house been launched in the market, how many people have made a price, and how much to offer, can be used as a reference factor. The more houses that bid by more people, the stronger the resale ability. 3. Let the seller know that your purchase is self-occupancy, not for resale. Usually the seller does not want the house sales person to make a profit at the middle of the house, but also likes the buyers who live in their own homes. One can sell at a high price, and the other is relatively simple. Second, we must find out the psychology of the seller:
1. How long the seller must sell the house is very important for the time when the price is to be sold. The closer it is to selling the main selling period, the more eager the seller is to sell. This is your most favorable time for bargaining. 2. Understand what the seller intends to use to sell the house. If the seller believes in the housing estate and is not in a hurry, there will be many setbacks in the price of the property. In this case, it will be time for you to stop or turn. 3. Deposits. How much the deposit is considered appropriate, there is no certain standard, depending on individual needs, negotiated by both parties. The principle of bargaining: 1. The shortcomings of exposure to the house, revealing all the shortcomings of the seller’s house, and making the seller lose confidence in the high price he has opened to achieve the purpose of bargaining. 2. Delay tactics. If sellers are anxious to release their hands, they can deliberately delay the time. If they falsely claim that they need time to collect funds, wait until the final stage of the deadline. 3. Partnership tactics. You can tell that the seller is investing in the joint venture with the partner. The price must be negotiated with the partner to negotiate a subtotal price. 4. For the sake of success. For the house to be seen, it is clear that China and Italy still have to express various reasons that they do not like. In short, there are many ways to slash prices. Buyers need to be clear-headed and flexible to use.
The property market slumps how to negotiate bargaining prices for three-step bargaining. In general, the bargaining space is small when the property market is booming, and the bargaining power can be increased during the relatively low phase. However, besides the boom factor, the extent of bargaining for house purchases is mainly due to differences in the property market, housing mentality, sales tactics, and consumer bargaining techniques. Of course, the sellers all hope that the higher the price of the sale of the house, the better, and the buyer wants to buy a good house at the cheapest price. How should homebuyers negotiate a bargaining strategy so that the trading situation is beneficial to the buyer? The first step to grasp the target market First of all, it should be clear what the property market. The better the basic information of the property, the more it can increase the bargaining chips. Pre-sale room prices can be divided into table prices, reserve prices and transaction prices. The table price is the price of the sales site, and the reserve price is the final bottom line of sales commissioned by the developer. There is no fixed spread between the two, and there is basically a gap of tens to hundreds of dollars per square meter. The transaction price is the price at which the buyer and the seller engage in the transaction if you want to. In the case where the market is large and the conditions for sale and purchase of the house are the same, those who are good at bargaining may have lower transaction prices than the developer’s reserve price. It can be seen that strengthening bargaining power is particularly important. In general, when a developer sets a price, it is the total cost plus profit and taxes payable. The cost of housing mainly includes land, construction, marketing and other expenses, as well as license fees, media advertising, interest burden, and a reasonable vacancy rate during the estimated sales period. Of course, real estate is unique and its price varies with the individual factors of the property, regional factors and timing of sales. Therefore, the price of other similar products in the region should be taken as a reference. The second step shows that since the purchase of homeowners has mastered the judgment of how prices should be determined, how should the face of the salespersons of the buyers be “fighting”? Most salespersons have arguments for various bargain prices. However, based on the performance pressure, business personnel will try to reach a transaction within the scope of their authority. The premise is that buyers want to buy a property and agree with the product, which means that the salesman feels the sincerity of the buyer. In addition to showing sincerity, homebuyers should clearly understand the rules of pre-sale homes if they purchase pre-sale homes. In the sales process, the pre-sales center is flexible in its use of price. If the building is launched, sometimes a house with a lower price will be suddenly launched. At this time, the bargaining space of the house will increase, but the transaction ratio of the house will increase, the salesman will keep the price tight, and the bargaining space will be relatively narrow. The third step is to pick faulty houses. In the bargaining price between buyers and sellers, the salesperson will initially have some deficiencies based on the pre-sale room. When the buyer asks for the asking price, he will give up tens of yuan per square meter within the authority. . If the buyer's bid and house price gap, sales staff will ask the business executives to come forward. How can the supervisor be willing to ask for price? Buyers start with picky products, such as providing reasonable views on the calculation of public facilities, the design of related pipelines, and the cost of construction, or the selection of buildings, the home environment, the number of elevators, etc. Will let the price. If the buyers want to further slash prices, they can buy houses collectively and adopt a quantitative system to achieve the goal of bargaining. They can also ask developers to provide gifts, or to increase the level of gifts, such as air-conditioning requirements for cooling capacity such as split type and cooling type. big.
Notary
The change of four types of property rights must be notarized <br>According to the relevant regulations, the following types of property rights change must be notarized: In order to inherit a real estate property, a "certificate of inheritance right" should be handled. In other words, if the children or their families are to inherit the property, they must have a notarial deed. 2. Candidates established for the purpose of disposing of real estate shall be notarized. The will of the property is not notarized. After the will comes into effect, the legal inheritance and the beneficiary of the will may negotiate and sign the inheritance division agreement according to the will. After the notarization, the real estate management department will go through the transfer registration of the ownership of the property. 3. For the gifted property, the donor’s “gift certificate” and the recipient’s “acceptance of the donation certificate” should be handled, or both parties should jointly handle the “gift certificate of donation”. 4. The foreigners involved in the transfer of ownership of the property and the legal acts involving Hong Kong, Macao, and Taiwan must apply for notarization.
Notarial Procedures——Application and Acceptance: The parties submit a notarization application to the notary office, fill in a notarization application, and provide relevant materials. The notary office shall decide whether to accept the application according to the application of the parties. ——— Review: The notary office (notary) inquires about the parties, examines relevant materials, conducts other relevant investigations, and reviews the authenticity and legality of the notarized objects. --- Issue a notarial document: The notary office shall decide whether to issue a notary certificate based on the results of the review. The notarial certificate includes the following contents: basic information of the party, notarized testimony, notarial signature, notarial office (notary office) stamp, date of issue.
Material for the notarization of real estate contract
1, proof of identity. Such as corporate business licenses, legal representative identity certificates, passports, (Hong Kong, Macao and Taiwan compatriots) homecoming cards, identity certificates issued by the Hong Kong and Macao Affairs Office, Taiwan Affairs Office or Overseas Chinese Affairs Office. 2, power of attorney and agent identification. 3. Real estate warrants (or state-owned land use permits, 期房) 4. Pre-sale permit for internal (outer) sales of commodity housing (off-site) 5. Permit for construction project planning (off-site) 6. Real estate ownership certificate or building ownership certificate and use of state-owned land Certificate (Currently Available) 7. Internal (external) commodity pre-sale contract (commercial house first transaction) or house sale contract (second-hand house transaction) 8. State organs, organizations, and state-owned enterprises should provide higher authorities' approval for the purchase of houses. It is proved that the institution must provide the higher authorities' written approval to purchase the house, the collective enterprise should provide the employee representative meeting with the resolution to purchase the house, and the limited liability company and the joint stock limited company should provide the board of directors with the decision to purchase the house. 9. Payment Licence (if payment has been made) 10. Pre-existing house purchase contract and deed tax certificate (second-hand housing) 11. Other materials to be registered Registration of common sense After housing transactions, buyers and sellers must start three transactions from the date of transaction. In the month, the city's real estate transaction department will register. First, why do you need to register? The "Regulations of the Shanghai Municipality on the Registration of Real Estate" stipulates that real estate rights legal person or natural person legally obtained by various means of housing ownership and land use rights, after real estate registration, real estate warrants, only to have real ownership of the land and land use rights. Otherwise, the acquired property rights cannot be protected by law. That is to say, if a homebuyer signs a pre-sale contract for a house and does not go through the registration formalities, the real estate company re-sells the house to a second home buyer, and the second pre-sale handles the registration process. Then, according to the above regulations, although the developer can be held liable for breach of contract, the second home buyer will acquire the ownership of the house. 2. Procedures Both buyers and sellers need to bring: 2 copies of the original and photocopy of the ID card or power of attorney, account book, and sale and purchase agreement (the owner of the second-hand house must also hold the “House Ownership Certificate”), the original and copy of the purchase payment invoice, and procedures. fee. After both parties register, the transaction department will review the real estate trading behavior according to the relevant laws and regulations (second-hand house call price assessment report), and submit it to the competent authority. After the approval, the buyer and the seller will be notified of the transfer procedure. Where the application for real estate change registration meets the requirements, the municipal realty office shall, within 30 days from the date of the change registration application, make a decision on approval for registration and issue a real estate title certificate. For the registration of other real estate rights, the applicant shall submit the real estate right certificate and the relevant application registration documents. The Municipal Housing and Lands Bureau shall make a decision of approval or non-registration within 10 days from the date of acceptance of the registration application. If registration is granted, a registration certificate shall be issued; if the registration is not granted, the applicant shall be notified in writing. In the process of handling formalities, there is a rule that is often overlooked. That is, buyers and sellers must come to the scene personally. If it cannot be present in person, the person handling the application must issue a valid power of attorney. If a valid power of attorney cannot be issued, any agent will be rejected by the transaction department, that is, the relatives of his or her party shall not be the exception. If the selling and buying parties want to entrust another person to apply for the formalities, they should go to the real estate transaction department to fill out a unified printed power of attorney; they can also apply for notarization. Third, the right to apply for registration of real estate rights should have what conditions? 1. The right holder to handle real estate registration, must have full capacity for civil conduct. Citizens over eighteen years of age, or citizens who are 16 years of age or older but less than eighteen years of age, who use their own labor income as their main source of income, may register their own real estate. 2. Persons with limited capacity who are over the age of 10 and those who cannot fully identify their own behavior and those who do not have civil capacity are under the age of 10 and those who cannot identify themselves as mental patients. The legal representative is the guardian agent, and the agent shall issue the agent's certificate. 3. The unit real estate registration must be a legal person organization that has the civil rights ability and civil conduct ability to independently enjoy civil rights and assume civil obligations. Any authority, enterprise, institution, or social group that applies for registration and entrusts others to register as agents should issue a power of attorney.
What documents should be submitted for initial registration of real estate rights? The initial registration of real estate rights should submit the following documents:
(1) Application;
(2) Unit business license (photocopy);
(3) Power of attorney (original) and agent's ID (copy);
(4) Land use right certificate (original);
(5) Construction project approval documents:
(6) Construction project planning permit (original);
(7) Commercial Housing Construction Plan;
(8) Foreign-funded enterprises need to submit investment enterprise approval certificates;
(9) Pre-sale permits for commercial houses or relevant approval documents;
(10) Completion acceptance certificate (comprehensive assessment of unit project quality);
(11) Residential Delivery License;
(12) A technical report on the apportionment of housing and land area issued by the municipal or district/county real estate surveying and mapping department;
(13) An approved building area notice;
(14) Approval of the preparation of the building number issued by the local police station;
(15) Construction and installation project budget;
(l6) general plans, hierarchical plans and cadastral maps;
(l7) Land use right transfer contract or land acquisition (relocation) compensation agreement;
(18) Other relevant documents.

Real estate transaction and housing ownership registration process flow chart

Acceptance → First instance → Reexamination → Approval → Certificates → Fees Issue → Archive Acceptance:
1. Complete verification and verification
2. The authenticity of the first-degree documents;
3. Enter registration;
4. Fill out the receipt ticket.
Preliminary examination:
1. Nuclear verification
2. Site investigation (if necessary);
3. Check the file review;
4. Make preliminary comments.
review:
1. Review review opinions;
2. Provide advice on difficult issues;
3. Submit review comments.
Approval:
1. Full review;
2. End of difficult problems;
3. Sign approval opinions.
Explanation: The registration of housing right belongs to cancellation registration, housing lease registration, and pre-sale contract for commercial housing. The approval system for the third-instance review is not required. All localities can be appropriately simplified according to local conditions.