Homeship general knowledge
I, residential, residential community concept
Residential
The home is for people to live and have a house with a function and facility for people living. The home is artificially built instead of nature.
Residential area
Generally, "residential community" is usually supported by the living area road or the natural boundary line, and corresponds to 7000 to 15,000 people in resident population. It is equipped with a set of substances and cultural life that can meet the basic substances that meet the residents of the district. The living life of public service facilities gather.
Second, residents classified by building structures
What is a brick-mixed structure?
"Brick" in the brick-mixed structure, refers to a unified size building material, and there are other size of exotic clay bricks, such as air tiles. "Mix" refers to reinforced concrete ingredients prepared by steel, cement, sand, and water, including floor, beams, stairs, balconies and rows. These accessories are combined with the load bearing wall made by the bricks, which can be called brick-concrete structures. Due to the requirements of the earthquake resistance, the brick-blended house is generally 5 floors and 6 layers.
What is a framework structure?
Frame structure housing refers to a residential building with a reinforced concrete into a bearing beam column, re-use prefabricated reflamestry, expansive pearl rock, pumice, vermiculite, ceramsitable. Suitable for large-scale industrial construction, high efficiency, good engineering quality. The advantages such as durability, and the room is in the room, the depth is relatively large, and the spatial segmentation is more free. Currently, there are many high-rise homes to use this structure. The disadvantage is that the process is more complicated and the building cost is high.
What is a steel mixed structure?
The structural materials of such residential buildings are reinforced concrete, namely steel, cement, coarse aggregate (gravel), and water. This structure has the advantages of good seismic performance, strong integrity, strong corrosion resistance, long-term durability, and the room is intermedial, and the spatial segmentation is more free. Currently, there are many high-rise homes to use this structure. The disadvantage is that the process is more complicated and the building cost is high.
Third, what is the depth of the house, the opening, high level, net high?
Residential depth
The residential depth, in the building refers to an independent house or a living building from the actual length between the front wall. In order to ensure that the built-in residential has a good natural lighting and ventilation conditions, the depth of the residential has a certain requirement. Under the highness of the residential (layer high) and width (opening), the design of the design is too large, and the housing is long, and the indoor space of the door and window is insufficient. In-depth residential can effectively save the land.
Residential opening
In a residential design, the width of the residential refers to the actual distance between a house-in-house wall skin to another wall. Because it is a width of a natural, it is also called an opening. Like the depth of the residence, the opening of the residential is also designed in design. For a large number of brick-blended houses currently built in my country, the residential intervail must not exceed
3.3
Meter
. The smaller intermodulation is specified, which can effectively shorten the spatial spatial spatial spatial spatial spatial, integrity, stability, and earthquake resistance.
House is high and net high
In addition to the "mi", the height of the residential can also be calculated using "layers". The height of each layer has a certain requirement, referred to as a layer high, and the layer is highly referred to as the lower floor surface or floor surface to the upper floor surface. the distance between. The thickness of the floor is highly subtracted from the thickness of the floor. At present, the general residential layer is 2.8.
-3
Meter
about.
Fourth, 9 types of houses divided according to economic form
★ commercial housing
Commercial housing refers to a housing that has been developed by a real estate development company (including foreign investment enterprises). It is different from the welfare homes supplied to the housing system for a long time, is a pure commercial housing. The sales of commercial housing are determined by the market.
★ Economy
Economic applications refer to commodity homes with social security, economical and applicability. Economicity refers to the ability of residential prices to market prices. It is moderate to adapt to the ability of the middle and low-income families; applicability refers to the use of housing design and its construction standards, rather than reducing architectural standards. It is a normally housing built in the country to solve the problem of low-income family housing. Such houses are slightly lower than ordinary commercial housing due to the reduction of the cost of the project. Therefore, it is also known as the economical utility room. Economical applications include anger room, unlucky. ★ 微 利房
The micro-profit room refers to the general commercial housing that the real estate developer is built to open to society to obtain a micro-profit.
★ housing room
Anger Room refers to housing (affordable housing), which is implemented in the implementation of the national "housing project", is a national arrangement loan and local self-funded fund construction facing the majority of low-low-income families, especially
4
Square meter
The sales price provided by the following specialist is lower than the cost, and the non-profit housing subsidized by the government.
★ Distance
Due to troubleshooting, it refers to the housing that the government specializes in the difficulties of resolving local housing ports until the housing of housing occupants. It is only sold to the review of eligible housing and no households.
★ Housing reform room
The housing is referring to the housing sold by the housing reform standards that have been assigned in accordance with the principles of the unit.
★ raising room
It means that the housing construction is made by the national and unit all-inclusive system, the implementation of the government, the unit, and individuals, and has a way to housing construction by raising funds. Individuals can be partially reduced by the full or part of the house prices, the government and related departments are partially reduced in terms of land, credit, building materials supply, taxes and fees.
★ flat price room
It means that the cost price plus 3% of management fees is used as a residential house in most middle and low-income families. The cost is composed of seven factors such as land acquisition and demolition compensation fees, survey and pre-project fees, Jian'an project fees, residential community infrastructure fees, management fees, loan interest and taxes.
★ Small Kang Housing
It refers to the implementation of the National Major Science and Technology Industry Project "2000 Small-Catent Housing Industry Engineering" project, the construction department guided by the Ministry of the United States to the 21st century, the public housing, which will be the future development of my country's residential industry. direction.
5, 8 homes classified according to design characteristics
★ unit-style residential
The unit-style home is a unit assembly that serves several households in a staircase, which is generally a multi-storey house. The basic features of unit-style homes: 1 of each layer is based on stairs (also called ladir residential), with fewer number of households, and each household is integrated. 2 The indoor living facilities are perfect, which will reduce the mutual interference between the households and adapt to a variety of climatic conditions. 3 The construction area is small, the cost is reasonable. 4 still retain a certain public usage area, such as laddress, walkway, garbage road, maintain a certain neighborhood, help improve interpersonal relationships.
★ apartment-style home
The apartment house is a Western-style house home that is different from the alone. In the large building, most of the high-rise buildings are high-class buildings, there are several single-in-one suite in each floor, including bedroom, living room, living room, bathroom, toilet, kitchen, balcony and so on; There is also within the hotel's hotel, for short-term rental of Chinese and foreign merchants and their families. ★ Garden-style residential
Garden-style homes are generally called Western-style houses or small buildings, also known as garden villas, usually with garden lawns and garage unique houses or two-three-layer small buildings, the building density is very low, internal residential function is complete, luxurious decoration, And changes, residential water, electricity, warm supply, outdoor road, communication, shopping, and greening also have high standards, generally purchased high-income people. ★ Jumping-style residential
Jum-like homes refer to the home, bedroom, living room, living room, bathroom, kitchen, and other auxiliary rooms can be layered, and traffic between the upper and lower layers does not adopt an indoor use in the public staircase. Small stair connection. The advantage is: 1 Each household has a large light surface, the ventilation is better;
2 indoor residential area and auxiliary area;
3 The layout is compact, the function is clear, and the interference is smaller.
★ duplex residential
Duplex homes typically refer to each house to build a layer of high-level building.
1.2
Meter
The interlayer, the two-layer total layer is much lower than the juminated house (duplex)
3.3
Meter
And the general jump is
5.6
Meter
), The lower layer is available, such as cooking, meals, bath, etc., the upper layer is resting sleep and stored, and the indoors have a layer of living room.
2
Meter
The upper layer directly as the bed of the bedroom, people can sit up but cannot be erected.
★ Yuezu residential
Yue Duplex is an innovation in duplex residential design. It is characterized by a high layer of layers
2.2
Meter
Inside, it is usually placed in a toilet, kitchen, restaurant, study, worker room, storage room, etc.
-4.9
Meter
Between, the living room is shared.
★ Missile-style residential
The wrong layers are not consistent with the height of the indoor building. There is a staircase. The advantage is that it can be moved quietly with the jump layer, but because there is no complete division of two layers, there is a rich space of the duplex residential house. You can use different layers of different layers in the misplaced house, such as the living room, the bedroom is relatively low. There is also a high difference with terrain terrain to design the misalite home on the slope, which can reduce the amount of excavated soil. The wrong layers are not conducive to structural earthquakes, and they seem to have a small apartment, which is more suitable for high-end homes with small number of layers and large.
★ refunded home
An exterior home is also known as "step" residential, its exterior is similar to the steps. It is characterized by that the building area of the residential is gradually decreasing, and the underlying area of the lower layer has become a large platform for the upper layer. It can be used in the garden. Currently, domestic refunded retaining homes are usually a medium and high-end housing.
Sixth, the height (layer) of residential buildings
The house is divided into the following:
1. Low-level homes are one or three floors;
2, multi-storey houses are four layers to seven floors;
3. High-rise residential is eight floors. International traffic is divided into four categories:
The first category: 8-16 layers, housing height at 25
-50
Meter
Between, it is commonly referred to as a small high-rise house; second type: 17-25 layers, the highest degree
75
Meter
; Third Category: 26-40 layers, up to
100
Meter
The fourth category: the number of layers is above 40 or more, high exceeding
100
Meter
It is called a super high-level residential; there are very few homes in China.
Seven, how to see residential architectural map
1. How to see the plan of the residential building?
Flat chart of residential buildings, is the important basis for buyers to understand residential flat shapes, orientation, orientation and residential rooms, stairs, walkways, doors and windows, fixed equipment such as bathtub, washing basins, hobs, kitchen cabinets, boat, sewage pools, etc. . When purchasing or choosing an housing, this often occurs, that is, the housing that wants to buy has not been completed, and even has not been built or completed, but it is not possible to see it. At this time, people have to be based on the facade of the residential and facade. , Cross-sectional views, perspectives, performance pictures, and residential models to understand the basic situation of the residential. The plan view of the residential building is a horizontal cross-sectional view of a residential building in a certain scale. It is to cut off a residential window sill, and then directly draw the section below and various legends | symbols directly on paper. To intuitively represent the basic requirements and characteristics of the home in design and use. The building plan view of the residential is generally more detailed, usually used in large ratios, such as: 1: 100, 1: 50, and marks the actual detailed size, but some small proportional residential planes do not need to have a dedicated symbol to extract internal accessories This figure is for designing construction workers. Some real estate development and sales companies, in order to make buyers more fully understand the basic situation of residential buildings, the size and spatial position of the furniture should be configured in the room. 2, how to see the facade of the residential building?
The facade of residential buildings is the front, back and side of the residential buildings, which are drawn, indicating the exterior form of residential buildings, indicating the length, wide, high size of the building, ground High, roof form, balcony position and form, the position and form of the door and window opening, the design form, material and construction methods, etc. of the exterior wall decoration. In the drawing method, the line is generally white, or the shading can also be added to see a certain three-dimensional sensation.
3, how to see a cross-sectional view of residential buildings?
The cross-sectional view of the residential building refers to a cross-sectional view of a vertical (longitudinal) of a certain scale, that is, use a virtual plane to cut the residential building along the vertical direction like a wood, and the part is used Lines and symbols to represent the number of residential floors, layout, floor, ground, wall, base, etc., and some are also equipped with furniture longitudinal cross-section symbols.
4, how to see the perspective and express illustration of the residential building?
Perspective of residential buildings, representing the interior space or external body of the building and the actual residential building itself, which has a strong three-degree spatial perspective, very intuitively to show the style of the residential, Body, spatial arrangement, color and external environment. It is generally used in residential design and residential sales. The residential perspective is generally necessary to scale the difficulties in proportion to a certain need and mapping, and some perspective is not necessarily to scale, and the art processing of drawing is often referred to as a residential building. Expression map. A beautiful residential architectural performance map is an artistic wound has a strong artistic appeal. At present, the effect of computer-drawn rendering is generally used. It is characterized by the true perspective effect.
8. What is the set of housing?
1, housing set
"Set" refers to a home-independent living space range. It is popular that it means that the area of the residential unit used in each family. The "set" of the residential is to meet the type of living space required for different home life. "Set" is based on different use area, the type of residential house consisting of living space. Among them, the bedroom, living room (hall), kitchen and bathroom are basic space in a sleeve. ◆ Habitable space refers to the bedroom, living room, room. ◆ Bedroom Bed Room supplies residents sleep, rest space. ◆ Living room hall Living Room supplies the living space for the living, entertainment, reunion and other activities. ◆ The kitchen Kitchen is a space for the living activities. ◆ The bathroom Bathroom is convenient for the living, bathing, bathing and other activities.
2, what is the home type?
To understand what is home, you should first know what is resident. Residents refer to a group of social members who share a residential unit, that is, people. This group can be a member of a family, or a member of different families. Generally speaking, the number of members of the household is consistent with the number of family members. The residential units can be divided by three methods. 1 How much is the household population, it can be divided into a port, two households ... 2 The intergeneration of households is determined by generations, can be divided into generations, second generations ... 3 Social school structure classification method Single households, husband and wife, core households (husband and wife have unmarried children), the main office (including the core of more than two or more). Nine, what indicators are calculated to calculate the residential area
◆ Calculate the residential area has a set of interrelated indicators, including building area (architectural expansion area), residential area (area of use), auxiliary area, structural area, effective area, and the like. ◆ The computational relationship between these indicators is: Building area = effective area structural area. Effective area = residential area auxiliary area.
Ten, calculation standards for sales area of commercial housing
◆ Is the sales area of commercial housing to calculate in accordance with the standard? According to the provisions of the "Measurement and Calculation of Commercial Housing Sales Area], the calculation standards for commercial housing sales area are: 1. Sales area of commercial housing --- Commodity housing building, its sales area is the building of the entire commercial housing The area (basement as a human defense project, should be deducted from the building area of the entire commercial housing). --- Commercial Housing Press "Set" or "Unit" for sale, its sales area is the sleeve or unit building area (hereinafter referred to as the building area below) and the shared building area of the buyers. 2, the entire house building area refers to the sum of the peripheral horizontal projection area of each layer above the outer wall (column) Leaf foot, including balconies, piral, basement, outdoor stairs, etc. High 2.
20m
Or above (including 2.
20m
Permanent building. 3, the construction area of the construction area is the area of the construction area, the area of the wall area and the construction area of the set of balcony. 4, the area of use is used to refer to all the spatial area for use in the house, and calculate according to the internal wall of the house. 5. Set of maintenance and load-bearing walls around the space in each case in each case (unit), including shared walls and non-shared walls. The partition wall between the commercial housing (unit), the partition wall between the sleeve and the utility building, and the outer wall (including the mountain wall) are shared walls, and the shared wall level projected area is included in the wall area . Non-shaped wall wall horizontal projection area is included in the inner wall area. 6. The balcony building area means projections of the horizontal horizontal side of the balcony ground floor. 7. The inner balcony building area is the sum of the building area of each balcony. 8. A total of building area is a building area that refers to all property owners to share or use. 9. A total of the total building area of the building area and the sum of the construction area of each set of buildings in each set of buildings, that is, the coexistence coefficient of sharing the building area. 10. A total of shared building area should be shared by the shared building area is the accumulation of building area and a total construction area.
XI, how is the life of land?
The land of "land use rights transfer contract" is signed with the Land Administration Bureau, and its land use is implemented in accordance with national regulations.
That is: 70 years of living land; 50 years of industrial land; 50 years of education, science and technology, culture, health, sports land; 40 years of commercial, tourism, entertainment; comprehensive land or other land 50 years
Twelve, how to see the room spacing
For the purchase of the house, the housing intervals should be large, and they are comfortable. What kind of spacing is reasonable? The relevant provisions are: the building is 0.7 times the building, which is a room spacing arranged in the north and south, and if the things are 0.5 times. The height of the front row room is 20
Meter
, Then the rear rousing must have
14
Meter
Just meet the requirements. It should be noted that: 1, this 0.7 times refers to the spacing of the first layer, the more the number of layers is, the lower the spacing standard. 2, the same spacing, the tower-shaped building is better than the long strip-type building, because the former is short, and the situation is slightly blocked, so the wind is better. 3, in individual circumstances, the spacing is narrow, but if there is a wind, this situation will produce a roadway, even if the alley is very long, it is very cool. But the purchasers must experience a few times in the field, in order to discriminate which cell winds are blown away from the side and the wind is not in the room. 4, if there are two real estate prices, but the housing spacing is different, and the actual property price is different, and the spacing has risen the property price. 5, Chengdu Due to the relationship between the sunshine usually 1 time in the building, it can meet the excellent standards to meet the wind.
Thirteen, what is the characteristics of multiple layers and high-rise?
1. Under normal circumstances, the high-level building standards, building quality is higher than the multi-storey, such as living in higher floors, the vision is broad, the air quality is better, noise is low. 2, the high-rise room rate is lower than the multi-layer housing, which is the housing of the same building area, and the high-level set area is lower than the in-room building area. 3. The high-level property management fee is higher than the multi-layer property management fee.
14, pick 14 standards for the house
Buying a house In addition to self-occupation, you can rent or use it as an investment. But the self-occupation, rental, and investment can be independent as a kind of behavior, it can be combined, which means that the next day may bought another residence, it can rented anyone, it can rent; If you don't rent it, you can use it. At the same time, in case of its own economic problems, you can also sell the house or rent. In addition, the buying house can be used as an asset whether they are self-occupied or rental, and can apply for mortgages to the bank when doing business. In fact, the house can be used as an investment in either use from living or rent. Therefore, the home is investment, whether you are using or used to rent. If you buy, you can save your value, appreciate, is determined whether this property is ideally decisive. However, whether an property can be protected, and the appreciation is determined by the non-variable factors when selecting the property, and variable factors affect. What kind of property is a good property, the benevolent sees benevolence, the wise man witnesses, but in any case, we will first examine the developers, the location, quality, housing itself and cost, and the specific criteria is: First, save the value, appreciation. This is the premise of the home, and it is also the decision factor for the ideal property.
Second, the strength, reputation of the developer
Developers' strength, reputation is an ideal property guarantee. What we should focus on whether the developer is a well-known enterprise at home and abroad, which projects have been developed in China and whether these projects have succeeded, especially if developers have developers in operation, whether there is development scale, construction in the same period Whether the project progresses maintains a certain speed, how big is the promise cashness. Third, the location
The good and poor difference in the location determines the price of the price. The location is a major determinant of property preservation and appreciation. This should be investigated whether it is a good location, life work, shopping, and leisure and entertainment, whether the municipal plan is conducive to the development of this location, this location has a large space in the space, whether the air environment quality is high.
Fourth, traffic
It is convenient for transportation, and the community has a development space, and there is also a value of appreciation. This main investigation is convenient, telephone, school, etc., whether the public transport network is developed, whether the transportation network is reasonable, convenient, and it is the future municipal development to be conducive to the improvement here. V. Building quality, decoration standard
The inherent quality of the property is the foundation of property preservation, appreciation. In the renovation, it is necessary to visit the lobby, aisle, exterior wall, window, and the elevator, whether the quality reaches a certain level.
Six, municipal support
A complete municipal support is the guarantee of life. Whether the municipal support function is complete, whether it can be in place, can be near, long-term meetings.
Seven, community planning
Proprietary planning can keep the property longer competitive. It is reasonable to investigate whether the community planning is reasonable, whether the facilities are complete, whether it can be achieved or when it is in place. Eight, property management
If the experience and strength of property management company, whether it is reasonable, whether it meets the requirements. Good property management can keep the quality of the property last long. Nine, head, floor
Light, ventilation is good, if the face is not good, the landscape is beautiful, and it is also considered with the price. At the floor, consider the convenience of your family, the bottom or top, and have a garden, and consider whether you are practical and considered with the price. Different towards, the price of the floor is 8% to 15%. Ten, residential grade
Is it a housing group that I can accept, not only so I have to understand the use of households. The grade of the household also determines the grade of the property. XI, the price, to understand other orientation properties, the most important thing is whether it is your own expectation, while considering payment. Twelve, design
Whether the practicality between the unit is perfect, whether the function is reasonable, whether it can adapt to the future home structure change, whether it is flexible, if you can meet the self-occupation and take care of the rent; the general home kitchen area should have 6 to 6 8 square meters, the bathroom is 5 to 7 square meters, the bedroom is 12 to 20 square meters, the living room dining room has 30 to 50 square meters, the balcony is 6 to 8 square meters, and it is called a good home, the total area is approximately in the three bedroom. 90 to 120 square meters. However, if the room is complete, the area is small, it is still fun. Thirteen, payment methods should be easy and flexible, mainly recognize their payment capacity, and consider whether their payment ability can be reached. 14, surrounding cultural level, mainly investigating whether the future development of the city is conducive to improving the level of the peripheral cultural level. No property is perfect.
Fifteen, how to use technical parameters
When choosing a purchase room, in addition to the preliminary judgment of price, location, community location and developer strength, buyers can only rely on drawings, models, and descriptions of the salesman. Therefore, understanding and using technical parameters in design drawings, helps to assist in buyers reasonably, correctly determine the period. For the overall living quality of residential communities, the volume, density, and spacing coefficients are three most important parameters. The volume ratio refers to the ratio of the total construction area of the cell and the total land area. The smaller the ratio, it means that the smaller the total building accommodation in the cell, the higher the quality of life. In general, common communities mainly with 6-layer bricks, should be small as possible. The density refers to the percentage of construction sites in the cell, the lower the density, the greater the area of the community green space, and the active field. In the high-level cell, the high-capacity rate is bound to match the low density, and the cells with low density should be selected. The residential interval is refers to the ratio of the row distance and the height of the shutdown building, which should select a large-scale cell. After selecting a well-quality cell, it is also available to select the appropriate room type. The parameters that determine the quality of the room type are mainly open, depth, high and outlet. The opening means that a residential is a large-scale size of the house, the greater the opening, and the deduction is small, the better the floor, the better the room, because the large opening can get a larger lighting window, there is a better ventilation effect, Small depth makes the window ratio (the ratio of window area and room area) is more reasonable, avoiding the emergence of a black room, and lives more comfortable. The outgoing rate refers to the percentage of the net use area of the residential household. Since the calculation of residential sales area is based on the landlord, the same room type is in different local numbers, although the area is the same, but the sales area will vary. Choosing a housing with high outlet rate can spend less money. In addition, the problem of commercial housing has become a hot topic of today's social concern, and more and more people have cast a way to the area calculation. Some people think that the public area of the shared is "invisible" and puts a variety of questions, and the one is: How do you have multiple sharing coexes? In fact, a building has one or more sharing coefficients is completely possible. Because during the calculation of commercial room, the coexes of the building are determined by the use function. In general, a single-use functional residential building, the coefficient coefficient is only one; however, when the building is a single-use function, due to the different layouts, the public building area service is different, there may be multiple sharing coefficients. And when the building is a combined commercial residential building, there are more possibilities of multiple sharing coefficients. Specific calculations, the public building area of the whole floor is shared by the whole building, and the public building area of the mall service is shared by the mall, and the public building area of the household service is shared by the residential building. For example, a building, underlying is a shop, upstairs for residential, but the entrance to the shop is independent, and the store is in principle the stairway used by the home, but only the partitions between each other and the exterior wall, which will There are two different coefficients. Select the standard 1 of the property. The engineering quality is most important: the house is a product with long-term use value, and its engineering quality is the most important one in all components. A house is designed to be beautiful, and the support is perfect, the service is excellent, the quality of construction is not good, and the normal life of people is still unable to talk about investment value. 2. Designed and supported with residential life: Under the premise of ensuring the quality of the house, the design should be convenient for life, not in violation of people's habits; the community residential support facilities should be complete, affecting the comfort of comfort or supporting will directly affect the house. Rent sale.
3. Property service level also affects property value: Property Management should also provide relevant services in addition to daily maintenance and maintenance, but the content of the service is also related to the grade of the community, and the high-end community will generally choose the performance of property management company to provide hotels. Service. Therefore, in the case of the complex building area service object, there is not a quicker. Good-type basic elements selling real estates is the integrated quality and combination advantage. Good households are also the same integrated factor, there is no absolute "good" type, only to adapt to various buyers' different residential and living wishes, Equivalent to individual life and residential behavior patterns. The design of the design is required to follow the designs of the design, and the simultaneous units also have different temperament and personalized connotations, understanding their constituent elements and details, helping to buy a home type, judging whether it is suitable for yourself, and can also improve their own Construction aesthetic awareness. The basic elements of the apartment are in addition to good ventilation, sufficient lighting, plane reasonable and other content, should also be carefully considered the depth and detail of the design: the function space has a clear division of labor, "public and private separation, moving quiet separation, cleaning separation", The organization and layout of internal space determines the quality of the living environment, and the functional design is first in line with people's living behavior. Living lives is divided into commonality and privacy, cultural and life, and various living activities should have their specific space environments. The higher the dedication of the function space, the higher the functionality of the function, the step-by-step process of function space, that is, the process of continuous improvement of functional quality. Reasonable allocation of space scale and properly handling the contact of each functional space, is especially important for the design. When choosing large-scale, you should pay attention to whether the corresponding functional space and transition space are added, such as: worker room, storage room, housekeeping space, casual sports space, etc., rather than a simple area expand, while each function space is There is a reasonable transition space. When choosing a small apartment, pay attention to whether there is a necessary function space, and some of the flexibility of some functional spaces is high, and the adaptability requires a high demand. Set a certain storage space, the storage space also has a segmentation, functional distinction, prove, storage space, bedroom wall cabinet, locker, etc., it is important to improve the indoor residential environment. The comfort and practicability of the living room and the master bedroom is, but also the buyer is extremely paying, its span and depth scale are designed to be ignored, and it is also related to the purchase of the buyer's residence. In addition to the basic structural elements, the unit is still a deeper factor, and the unit design must have a sense of time, from the perspective of human nature, considering people's inherent demand, different settlement design creates different psychological environments and feelings. From three-dimensional perspective, indoor space produces different levels and space flow sensations. The Workspace Return to Life Space under the New Economy, Reissue Spatial Publicity and Privacy. Therefore, the individualization and diversification of the design of the design, there is a continuous development process. XVI, buy commercial housing
1, avoid big and nothing. Large appendages cannot be simple to understand as small and medium-sized, but a new idea, more functions, more complete, more reasonable, and more scientific design. If the height and lighting (such as a landscape floor window) are added reasonably. Otherwise, the area is expanded, the house is naturally low, and there is a big and improper depression and empty. 2, avoid a list. Many old aparts, there is no piring design after entering the house, there is a scene in the hall, and there are unless the rooms, the lack of level, the bedroom, the privateness of the study, and comfort are affected. The design of porch should be diverse, can play a rich connotation, dotted, and increase the role of the level. 3, avoid chef toilets are connected or too far. The design one of the kitchen toilet together is unfavorable hygienic, and the other is to compete in the light. If the suite is small, it is difficult to maintain an appropriate distance. It should be in the location of the door. If the kitchen toilet is too far, the water heater is not installed. It is best not to see the bathroom door directly. 4, more doors in the avoidance hall. There are excessive gates of the living room (hall), forming an actual area of the hall, making the living room (hall) a corridor (aisle), so that the hall is broken, it is difficult to form a whole, the harmony, and it must be placed Furniture, TV, sofa, etc., and hanging painting and calligraphy art have difficulty, visuality is also messy. 5, avoid light gray. Many old-fashioned design only emphasizes the bedroom, the living room, the kitchen, the light of the living room is very poor. The choice of outdoor landscape is also increasingly important, if the environment is poor, the greening is or seriously affected, the obstacle is a constraint for housing value-added prospects. 6, avoid moving disturbances. According to the living requirements of life, the bedroom is suitable to be deep, and the door is best not to maintain a distance from the hall, speaker, TV should be in the main bedroom, so as to avoid interference, to facilitate relatively quiet environments. The kitchen, the restaurant is best connected, both convenient to clean and health. 7, avoid the kitchen hidden or light. If the kitchen setting is too deep, it is unfavorable to the exhaust of the exhaust gas. Some aparts are entitled to the kitchen (or toilet), which is greatly reduced in the cleanliness, sensory and reduction of noise. 8, avoid the penetration of the house. Air convection is an important environmental indicator and an important sign for the success of the design design. Evergraduated apartment makes the summer room temperature is high, and some rooms are hot and unfavorable. Seventest, buy goods, six-standing
Buying a commercial housing is a scientific choice process, consumers such as knowing their brains, using economy, advanced vision to analyze the market, grasp the business opportunities, can get the objective effect of reducing investment but does not reduce affordable. First, buy "transaction price" price is the first choice for buying a house, but some real estate developers often have a lot of five-flowers of price level, such as "starting prices", "average price", "opening price", " Prices "," Cleaning Price ", etc., which are the most unbelieved in the property, which is usually the worst room in the building, facing, and apartment. "Average price" is actually a method of computing the sales area of real estate developers, and individual developers also use "average price" to attract consumers. Buying a house should also pay attention to the expenditure of your purchase in front of your purchase, don't look for a low price to find a list, then raise your own purchase expense. In this way, it is better to find a meaningful property directly. There are still two prices to pay attention, that is, the difference between "quotation" and "transaction price", quotation and transaction price, often call the "discount" to buyers. That is, when the sales person introduces the price to you, it is usually quoted when you buy a quotation below the quote, you will see your negotiation. Second, buy a good environmental transportation is convenient or not, is an important factor in the current commercial housing price positioning. Usually, the housing prices are gradually decreasing from the center of the city. However, buyers should use rational, advanced eyes to look at the property environment, and buy them at low prices, although there is traffic and location defects, there is a major favorable change in housing, and it is often more beneficial. Buying a house must be close to, it is necessary to look forward to the high-quality home of the room, the quality and satisfaction, the high-quality home, focus on the vision planning and development of the region and the support of the residential environment, in this comprehensive Based on the basis of the decision. As long as the future property living environment is gradually transformed in a good direction, the issue of traffic can be gradually solved, and it is worthy of temporary difficult overcome. Third, buy "Internal Subscription Room" In recent years, many real estate developers have launched a "internal subscription" in a small range before they have issued the "commercial housing pre-sale permit". This is because a project is prior to formal launch, marketer lacks sufficient understanding and confidence in market acceptance. The internal subscription price is generally low, and there is a nature of the stone asked. It should be the "minimum time price" in the sales process of the commercial housing. At the same time, real estate marketers will strict restrictions and control internal subscriptions in order to ensure as many profits as possible. Sales volume and time. If a smart buyer is broken, it is often possible to get a few percentage points lower than the opening price. A set of rooms is considerable. Of course, internal subscriptions participating in real estate developers are prerequisites. The qualifications of commercial housing developers must be reliable. The development prospects of the project are better, and the most important point is: the real estate project compliance, legal, with "commercial housing The documents other than the other legally started construction outside the pre-sale permit, so as not to be in trouble, the legitimate rights and interests are damaged. Fourth, buy "opening price" and the previous "internal subscription" similar to the "opening price" of commercial housing also contains some preferential factors. Under normal circumstances, the project is officially opened, and the real estate marketer maintains a good image of the value-for-money in order to create a well-prepared atmosphere, and often make a practical profit. Of course, whether it is internal subscription price or opening price, as the market changes and the sales situation of the project, it is impossible to be a trend of line up, and the buyers should do a summary. 5. Buying "Qingyi" has just started selling and the last sale of commercial housing prices. During the sales process of the period, real estate developers generally set the price very low for funds, and then increased with the development schedule and market share, the price will gradually rise.
When the sales volume of the commodity residential reaches 80%, it generally entered the sales stage of the real estate project, and the price will be low. In the above two periods, it is most affordable to purchase a house, which is generally reflected in two aspects of price form and physical form. In the former, consumers have been affordable from the benefits of a few thousand yuan, more than ten thousand yuan or even more; the latter, in addition to the discount of low-priced purchase, consumers can also get practical guarantees for housing quality. Because the cleaning room is basically the existing room, the quality of the room itself has been inspected for a period of time after completion, the problem is basically exposed, and the buyers can be bright. It should be noted that the cleaning room is generally limited in the room type, hierarchy, orientation. Consumers should be considered from long, strictly grasp the standard, do not buy unknowing housing due to the tempted temptation of the price. Cause long regret. 6. Buy a real estate developer will play some "ambush" on the house measurement area. Under normal circumstances, real estate developers should clarify their commercial housing as a coefficient of commercial housing (the proportion of commercial buildings and area of use), and buyers can calculate the area of the purchase of the purchase of the purchase of the commercial housing. " House rate. However, there are some housing marketers in the presence of housing sales, but they are intended to lay a "ambush". After leaving the purchase, it is actually the increase in purchases. In view of this, buyers should repeatedly look at the paper, accurate computational area, it is best to leave a copy of the drawings and the copy of the relevant area, "Knocking" Residential area, avoid passive situation in the future. Eighteen, keep in mind the twelfth strokes
1. The location of the location is also the geographical location of the cell. The quality of the location determines the price of the property, and it is also an important factor in the property preservation, appreciation. As a house where you live, mainly consider it or make it easy to make yourself and family members, don't touch the "pile" in the noisy area, which is neither economical, and it is not necessarily improved quality. Generally, as long as there is a good road traffic network, it is not too far from the city center, and the price is relatively appropriate. 2, head towards a good orientation, can guarantee a large number of sunlight through the window, improve residential indoor environment, such as light, temperature, sanitation, is very beneficial to the physical and mental health of the living. In Beijing, there is a sun direct shooting in the south chain, the longest, the longest, the south is east, the south of the south is in the sun, and the north is the east, the North is 4 degrees in the 75 degree. There is a sun direct injection chamber. 3. Generally, in the case where personal factors are not considered, the residential building is 1/3 of the total number of layers, 2/3 or less is a good level, such as Chengdu without garden multi-storey residential three or four layers. The six-to-twelve layers of the 18th floor tower are the best. 4. Functional partition homes should fully consider the family structure and life law of households, so that the family uses functional refinement. In the ideal residence, the living space is composed of a Hallow, living room, living room, gym, piano, study, studio, bathroom, toilet, bedroom, storage room, balcony, etc., according to their respective functions, "pollution, clean, Move, quiet "four large spaces. 5, the different spaces in the area space unit have relatively reasonable area. From the perspective of living function, the rational area of the kitchen should be between 4 square meters to 5 square meters, the bathroom is best washed, the toilet function is separated, and the three must have two toilets. The reasonable area of the comfortable master bedroom should be between 15 square meters to 19 square meters. The area of the living room should be as large. The number of opens in the hall should be minimized, and the housing is correct, do not have an oblique angle. 6. Quality and details In the purchase of commercial housing, it is the most difficult to grasp the quality problem. At the same time, this is also the problem that people feel more troubles later. The quality of housing is mainly due to the hidden dangers left by the design, construction, mainly reflected in several aspects such as structural, material, functional settings, construction management, quality supervision. Due to strong professional, it is difficult to check. Buyers only carefully review the "Commodity Room Quality Guarantee", "Commercial Housing Authority", and the "Commodity Housing Authority" and other relevant documents to investigate the quality of residential buildings. The level of the housing level is difficult to see from the surface, which is mainly reflected in many details. A set of excellent living rooms is largely reflected in the design concept of detail, such as some boutique real estate launching the door to enter the house, the "child", that is, a door is combined with a small door, so moving When furniture, there will be a embarrassment of "door small furniture". There is also the bathroom to reserve the telephone interpolation, reserve "air-conditioning eye", and some real estate elevators have set voice prompts, etc., these subtlets are the quality and consciousness of developers. 7. Look at the elevator, the stairs are in the room where many towers and small high-rise buildings, the quality of the elevator is increasingly ignored. There is an inconvenience in the failure of elevators and accidents, not only bring inconvenience to people, but also critical to people's health. Therefore, look at the room to take a closer look at the brand qualification of the elevator used in the property, whether there is a certificate issued by the country. At the same time, you will also look at the safety situation of the pedestrian staircase, whether the width of the stairs meets the standard, whether the corridor is smooth, and if there is a dangerous situation, it is conducive to escape. 8. It is a problem that looks at the environmental living environment is a problem that cannot be ignored. Since people have been banned in the cold "concrete" box for many years, generally not very picky surrounding environment, generally as long as they have "green". In fact, as a buyer should carefully examine the environment that will live in the future, not only requires high green coverage, but also really can use.
In addition, we must investigate the spacing, volume and building density between the purchased buildings. Surrounding pollution is as high as possible as much as possible from the factory, road, big shopping malls, big restaurants, etc. 9. Looking at the landscape construction in the landscape community has now attached importance to more and more developers. A good landscape can achieve the effect of close nature. However, there are now many small landscape construction lack of "people-oriented" design concept, but the first place is just like building a building, and the landscape is recreated. Such a landscape, it is very tits, and there is no level, and people can see the traces of artificial carving at all. At the same time, the investment in the landscape takes up about 5% of the house costs of the home purchase, which is a small expense. 10. Look at the property to see the house in the property. The quality of property services is an important factor in the appreciation of the house. Good property management will bring convenience to their future life, and poor property management will not only affect their daily lives, but also causing a lot of disputes. Therefore, it is best to view the property management company responsible for the community service to see the relevant personnel. It is best to view their qualifications, strength documents, and other communities that they are now in listening to their service behavior. 11. Look at the supporting facilities Community supporting facilities are the symbol of this community mature or not. Mainly watching the municipal supporting facilities, life supporting facilities, rest supporting facilities, communication facilities and shopping conditions, etc., the pipeline of the municipal supporting facilities is preferably set, it is necessary to leave the wall, the exposure is small, the safety is good, It is also necessary to focus on whether the water source of the community is cleaned. In addition, there are colleges, supermarkets, clubs, fitness and entertainment, etc., which should also be carefully examined. 12, lighting and ventilation are affected by the size of the light surface, the orientation, and the direct lighting, and the quality of light is different. 19. Select the four points of the intermediate layer
Whether the top, the ceiling and the ground are leaking. Because housing leakage occurs in a portion of structural changes (such as structural seams, settled seams, etc.), constructing a variation site (such as a telescopic seam), so avoid choosing a room in these sites. In the self-test, a relatively simple method can be used - to the indoor injection, see if the lower is leaking. Second, the drain pipe, natural gas pipeline, etc. are installed. The intermediate layer is connected to the top and bottom, and the various pipes passes, and when these pipes are concerned, whether the projected parts affect normal access activities. Third, the balcony is safe. The middle layer is high, and the high level of the balcony is sufficient to protect the activities of the elderly and children. If it is a long balcony, there should be partitioned defense measures between two households to prevent the two households from "climbing". Rainwater pipe, with the stairs of the flowers and windows from the balcony, the window should not be close to prevent being robbed. Fourth, the living room, the bedroom is scientific, the intermediate layer is easy to ventilate, light, but to avoid the winter cold wind, accept the summer learning cool breeze, so heading is to be southward. If the residential pitch is small, please consult the sunshine and lighting of the neighboring middle-level household.
Twenty, basic points of purchase of commercial housing
Choose a set of comfort, practical, safe, and beautiful commodity housing should consider the following questions: First, the five certificates: mainly include "State-owned Land Use Certificate", "Construction Planning License", "Construction Engineering Planning License" , "Construction Engineering Construction License", "Commercial Housing Pre-sale Permit". Second, it is best to understand the level and credibility of development units, design units, construction units, quality supervision units, and then look at whether there is a "Building Quality Permit", "Commodity Housing Quality Assurance" and "Commercial Housing Instruction Manual" to ensure The quality and reliability of the house. Third, comprehensive examination of the location of the housing, the community environment (whether it is kept from pollution sources, environmental environment, municipal support, community supporting, shopping conditions, etc .; surrounding lous mirror, information, communication, etc., is convenient, whether the road is suitable In evacuation, there is no parking space; if the property management, security, after-sales service is in place. IV to ensure the practicality and comfort of the housing. Mainly consider the following points: (1) The area of the use of housing and building area, The high-rise tower is not less than 72%, and the multi-storey buildings are not less than 78%. (2) The housing layout is compact, clear function, satisfaction, gathering, eating, hygiene, washing, storage. (3) Room layout , Flat, area allocation, ensure comfortable, seek comfort, avoid interpolation, reduce interference; kitchen should be adjacent to the housekeen, restaurant, and away from the master bedroom, avoid the smoke, and avoid the west direction; master bedroom needs to avoid sight interference Don't go straight to the living room; bath toiletries should be ventilated, light, do not open to the living room; storage room strides, do not open in the hall, in the room. (4) Meet lighting, lighting, sound insulation The indoor ring mirror requires that there are three-dimensional towards (including 1 ~ 2 room toward southward). (5) Design should have advanced, indoor partition wall becomes less, to facilitate indoor change pattern. Buy old and less Whether it can be opened with the neighbor. (6) Whether the municipal pipeline is concentrated, it is best to leave the wall, the existence, the line and the floor, the wall wear is inserted in the casing; the quality of sanitary cleansing, the quality of the hardware accessories is qualified; Leave air conditioning positions; each room, the living room has 2 ~ 3 power outlets, there is no leakage protection device; if the gas meter, water meter, the electric meter is leaving. (7) Door and window installation firm, horizontally vertical, high low Consisten to the uniform; the frame is filled with the wall, the surface is smooth, no cracks; the door and window fans are open, the push is flexible, the hardware accessories should be complete, the sealing strip is in a compressed state. Five, for the high-rise, high-rise building Attention should pay attention to the manufacturer and quality certificate of the elevator. Pay attention to the treatment of the vibration and noise of the pump in the basement, but also pay attention to whether there is a space of garbage storage. Twenty-one, buy a house mainly consider what factors
1) Quite area, adapt to the population structure and quantity of the family; 2) suitable room type, meet living, work, study, and social needs: 3) reasonable geographic location, in line with work, life needs; 4) Whether there is perfect Life supporting facilities; 5) Perfect living environment (green, private, noise, no pollution, etc.), to ensure healthy life; 6) relatively tolerant housing prices; 7) Rugged, durable building structure; 8) Comfortable, convenient , Private architectural form.
Twenty-two, how to choose the area of the purchase property
Consumers chooses to purchase the area of the self-contained property should generally consider: i) Whether the traffic is out (upper, get off work) is convenient; 2) The necessary business facilities must be complete; 3) The child's education facilities are complete; 4) The old man wants Considering whether medical care, health facilities are convenient; 5) Greening environment; 6) It is convenient to travel to friends; 7) Whether the municipal support is complete; '8) and other differences in the living area.
Twenty-three, buying houses mainly consider what factors buying houses are to protect the value and appreciation, and must consider the following questions: 1) Whether the location of the property has investment value; 2) Has a major policy orientation (such as going to develop a place, Or has restricted a property development); 3) Is there a new major municipal project (such as subway, airport); 4) Whether it is built by highly credible developers: 5) Rate is relatively compared Low, or housing price is large; 6) Outstanding living environment (such as: there is mountain, water, park, hot springs, etc.); 7) Special life supporting facilities (such as brand-name schools, medical institutions, famous big stores, etc.) ; 8) Exceeding design planning (such as forward-looking community planning, room type, etc.); 9) beautiful (or iconic) architectural appearance; 10) Good (excellent) property management; 11) reasonable room type and total price (Easy to rent or transfer);
Twenty-four, how to determine the size of the property
For the size of the property, each consumer will have a primary concept, such as the second room of the three rooms in the three rooms, three generations of three rooms and one living room. But after buying, there will often be a lot of dissatisfaction, not too small, it is less study, studio, or the room is too big, it is too much, this is because there is no detailed intention before the purchase property. Therefore, before buying a house, buyers should comprehensively consider determining the area of the house in accordance with the number of people's population, appointment needs, special hobbies, economic strength and future development. Especially to prepare your own economic tolerance, the area is more
1
Square meter
, Buyers need to spend more than a thousand yuan. In addition, buyers must also determine that they set their own area or indoor use area, because the current market is generally purchased in building area, more, high-level effective area has room rates.
Twenty-five, buy the bottom, what is the key to the top floor
In some people's concept, the floor of commercial housing is most taboo to buy underlying and top, so many householders have worked hard to do articles on the top and bottom, such as the bottom garden, giving a garden, and garden and The terrace design is really beautiful, the style is chic. The same money or even less money is more than the garden or terrace, which is worth the money. Buying such a room can save a lot of expenses, but there are also learning, not only is equally cheaper, how to find the bottom and top-level 疵? At the bottom, first, you should carefully check the moisture-proof design and measures. Moisture-proof measures are not limited, long-term living in this house, not only applied, but also rusty, mold, people are also susceptible to rheumatoid arthritis. Second, the bottom is neighboring various pipes, especially the sewer, if the pipeline quality is poor or the design is unreasonable, the pipeline is easy to block, especially the septic tank is closed, and the pipeline is not easy, and it is often easy to breed mosquitoes and odor. Again, the bottom is at the bottom of the building, in the hug of the building, so its lighting and ventilation are often limited. The author thinks it is best to ask an expert or technical personnel to help identify. The taboo of the top layer is not good in heat insulation and waterproof facilities. Because the top layer is largely expressed in the sun, it is easy to accumulate in the rain, often "water deep". Therefore, when consumers are buying a house, they should examine the top layer insulation, waterproof measures and their effects. Whether the top layer is set to set a ventilated plate or a built-in roof, whether the top-level constructed change is good, because the ventilation effect is good and cooling And the roof leakage usually appears in the constructive portion.
Twenty-six, what is the case of investigating the property before buying a house?
People often encounter some unexpected problems when purchasing real estate. Some buyers are rushing to make a decision to make a decision of the purchase of the property because of the purchase of real estate. In fact, property rights of the real estate are uncertain, there is a controversy, and once the buyers who don't understand the situation, once they blindly pay, they will fall into a loose lawsuit. This situation not only happens when purchasing the old real estate, even when purchasing new real estate, because there are often several units to jointly build a residential building, and some of them, when the joint construction, the joints are allocated, Buying a house will fall into a dilemma. In the purchase of old real estate, it will encounter more difficult problems. The old property is within the scope of approved or demolition, such a property is not allowed to buy and sell, even if you buy it, you can't get it. Property rights, this situation often occurs in private trading transactions. Buyers should also be clear that the housing of the mortgage cannot be sold unless the consent of the mortgager. Before buying a house, you must figure out the basic situation of the house. If the property has become a collateral before purchase, this property should not be in sales, because the mortgager may request a mortgage right, so that buyers Will fall into an unnecessary lawsuit. The real estate that the people's court decided to restrict the transfer of property rights, and the property ownership did not have to sell their own real estate. During the transaction behavior during this period, there was no legal effectiveness. Therefore, the buyers should require the property rights before purchasing the property. Introduce property-related situation and must provide property rights documents. With the development of the real estate market, some developers apply for banks to provide real estate mortgage loans. They often have a list of "a bank with bank mortgages" in the sales advertisement, leading to buyers to produce a misunderstanding. Bank loans can be obtained in the real estate published in the advertisement. But buyers often neglect that banks must qualify for every applicant, and only have qualified to obtain loans if there are applications with the provisions of the bank. Therefore, each person who wants to obtain a bank mortgage to buy a property, you should first understand whether the bank's loan conditions decide whether to buy a house, so that many should not encounter trouble. Purchase property is generally involved in the amount, sometimes it is the savings of the purchase people for a lifetime, so buying people should be cautious. Real estate sales trading procedures are complex, involving more problems, and recent governments have issued a series of regulations on real estate trading, pre-sale, transfer and mortgage, so you should understand the relevant provisions of this area and related procedures before buying houses. If the buyer wants to be more confident, you can also consult a professional law firm. Purchase Real Estate Although there is no need to change as a purchase of stocks, it is actually encountered a variety of complex issues, and it is necessary to have many knowledge, especially related legal knowledge. For example, in general, because most of the buyers are the first purchase property, many problems cannot foresee, there is no experience in drafting or participate in amendment contract, which will make difficulties to buy a house to buy a house, it is difficult to protect their legitimate rights and interests. . In this case, the buyers can choose from the lawyers who are proficient in real estate legal business to help themselves with the development of the contract. A perfect real estate trading contract can effectively standardize the behavior of developers, and can effectively protect the legitimate interests of buyers. Twenty-seven, the basic content included in the "New Residential Operations"
"Chengdu City Commercial Housing Trading (Pre-sale) Contract" Article 11 refers to the "New Residential Instruction Manual", which is "New Residential Instruction" should include this basic content: building structure, type, and various facilities, arrangement Excellent performance, standards, and use precautions. Specifically, the "residential instruction manual" generally should include the following: 1. Development of enterprises and residential construction units, design units, construction units, supervision units; 2. Building structure type and load-bearing wall plane arrangement; 3, tap water , Rainwater, strong weak electricity, gas, heat, communication and other facilities, configure, pipeline direction; 6, distribution load description; 7, decoration, decoration, payment; 8, other problems required; 9, residential shared area use specification; 10, residential facade use, underlying patio, sealing balcony; 11. Use of community public facilities and maintenance instructions. It should be said that "New Residential Instructions" containing the above content is the standard. Twenty-eight, the basic content included in the "New Housing Quality Assurance"
In order to protect the legitimate rights and interests of buyers, strengthen the after-sales management of commodity houses, my country's "Architectural Law" has a clear legal provision for the quality of buildings. At the same time, the Ministry of Construction issued a "commodity house to implement residential quality assurance book and residential system regulations" in Went, the Ministry of Construction, clearly requiring real estate development enterprises to provide "residential quality" Guarantee and "Residential Instructions", "Residential Quality Assurance" can be supplemented as a supplementary contract for commercial housing trading contracts. (Chengdu called "Product Quality Assurance") should include the following: 1. Quality level of commercial housing by the engineering quality supervision department; 2. Developer commitment to the foundation and main structure within its reasonable service life; 3, write the warranty content and warranty of each component and components under normal use, specifically roofing waterproof ditch, wall, kitchen, basement, pipe leakage for 1 year, wall roof shed 1 year, ground empty drum Cracking, large area sand, 1 year damage, 1 year damage, 1 year of health cleans, 1 year of heating, cooling system; 4, other parts of the warranty period by developers and users Self-agreement. In addition, the "Residential Instruction Manual" should also be described with reference to the structural, performance and the type, performance and standard of each part or part.
Basic terminology knowledge
Public housing is also known as public housing and state-owned housing. It refers to the home of the country and the country-owned enterprises, the business unit investment, sales, the property of the residential property (ownership, possession, punching rights, income right) is owned by the country before the residential is not sold. At present, public housing rental is divided into two categories according to the housing reform policy: a class is a commercial housing, and a class is unacceptable. The two types of rooms are all use rooms. The use of right rooms is a residential building built by the state and state-owned enterprises and institutions, and the government leases to residents' public housing with the prescribed rent standard. Uncommon of public housing is unmarketing. It means that the current housing reform policy in this city can not sell public housing to rented residents, which mainly includes old-fashioned, new, and housing, other kitchens, health-shaped unique homes, including some apartments, Houses such as garden houses. The public housing has been purchased, and the public housing purchased is sold. The unit property of the unit property is accompanied by all houses in the unit, also known as the systematic property room, system room. Low-rent housing is a concept that is first proposed in the newly introduced national housing reform policy. my country's low-rent housing is only rented, leased to the lowest income of urban residents. The source of the low-rent housing is mainly the old public housing of the tread. Private houses are also known as private residential, private home. It is built by individual or family, built. In the countryside, the house of farmers is basically self-built private residential. The public housing is sold to individuals and families through the residential consumption market, and it is also converted to private residential. Second-hand housing, second-hand housing, is old. When the new commercial housing is "one hand", the second transaction is "second-hand". Some people who have no rooms can buy a set of excess homes; others have some savings, there are small houses living, you can sell old rooms to buy new rooms; and those housing are rich, you can also sell your own extra Housing exchange revenue. House life room refers to the developer from obtaining the pre-sale permit of the commercial housing to obtain the real estate authority certificate. The commercial housing during this period is called a pre-sale contract when purchasing commercial housing at this stage. The room is called "building flower" in Hong Kong and Macao, which is a housing sales method that current real estate developers generally adopted. The purchase period is also a real estate project that is buyers purchased in the construction. The understanding of Chengdu usually has not been built, and it is still unable to stay in. The so-called existing house refers to the commercial housing of the developer's residential rights (major certification), consumers should sign the contract when purchasing commercial housing at this stage. The existing house referred to in Chengdu's usual means means that the project has been completed to stay. Precursing the existing room refers to the main body of the house, the mainstay of the building and facilities in the community has been initially, the room type, floor spacing and other important factors have been at a glance, the project is renovated in the internal and external wall and carrying the construction stage of the construction stage. . Export house export commercial housing is built by real estate development enterprises, has achieved export commercial housing pre-sales, export commercial housing, can be sold to domestic and foreign companies or companies or individuals. The domestic sales of commercial housing is constructed by real estate development enterprises, and a house-selling house, which can be sold to local enterprises and residents. A total of two more real estate together: refers to two or more people, and all shareholders have equal ownership. A total of all real estate has a real estate: refers to two or more people enjoy all rights to the same property. The tail room is also known as a housing. It is a product that enters the retail retail era of the real estate industry is one of the vacant houses. Under normal circumstances, when the sales volume of the commodity house reaches 80%, it will generally enter the sales stage of the real estate project, the real estate sold at this time is generally called the tail. After the normal sales, there is a small number of uncompetitive houses, these houses or is not good, the lighting is insufficient, or the floor is not good, the position is two levels, one of the layers do not bring a small garden and occlude .
The rotten room is the fastener refers to the total amount of development of the developer's capital, blindly, or wrong judgment, the total amount of development is greater than seeking, leading to large area vacancy, and cannot recover the previous investment, which is more unable to carry out the construction, and even the whole stagnation Rapital building. The situation of "rotten" generally does not happen when the property is launched, but as the project continues to advance, step by step. The urban residential area of urban residential area is generally called the residential area, and the residential life of different resident population and the specifically referred to by urban trunks or natural boundary lines, and corresponding to the size of 30,000 to 50,000 people in the population, A complete set of residents can meet the living life of public service facilities needed by residents and cultural life in the district. The residential area residential community is generally called the community, which is supported by the living area road or natural division line, and corresponds to 7,000 to 15,000 people in the population of the population. It is equipped with a set of substances and cultural life that meet the basic people's basic substances. The residential life of public service facilities is accomplished. The residential group resident group generally said that the group is generally separated by the community road and corresponds to the size of 1000 to 3,000 people in resident population. The residential life of the grassroots public service facilities required for residents is accommodated. The distribution facilities are generally referred to as public service facilities, roads, and public green spaces that are constructed with residential scale or with population scale. Public Activities Center Public Activity Center is a residential area center, a residential center, and group center, a relatively concentrated public activity. Building small buildings refer to the existing functional requirements, which are collectively referred to as small-sideways that are embellished, decorated and beautified, from a small body building, recreational ornamental facilities, and indicative markers such as a building space environment. House Small Road House Traffic is a road to connecting each residential entrance between residential buildings. Property rights certificate property certificate refers to "Housing All WenDepositphotos Housing property certificates include: property rights categories, property rights ratios. Real estate is situated in the address, the source of property, the number of houses, the number, the construction area, the use area, the total number of rights, the rights of the rights, and the retrieval of the real estate measurement department. Residential partial residential part: one word translated from Japanese. It means that there are residential industrial products such as doors, windows, kitchenware, sanitary ware. It distinguishes building raw materials, such as sand, stone, cement, etc .; also distinguishes between building structural accessories, such as windows, doors and windows, cement preparations, etc. Housing property rights is the owner of the property refers to the rights of the owners of the property, which is the sum of the benefits of the rights of the house, namely the house owner's possession, use, benefit, and disposal of the property. The ownership of ownership housing refers to the rights of housing a comprehensive support within the scope of the law. According to the provisions of the Civil Law of the People's Republic of China, the ownership of the house can be broken down into four basic contents of housing ownership. The property rights of households are usually called owners, homeowners, and landlords in real estate trading, but sometimes they will be used by others, which is the right to use rights and ownership. For example, housing rentals, housing rental contracts will be exercised by housing occupation and rights to non-owners. At this time, the ownership of the house is not lost to the ownership of the house. The right to use the right house is to refer to the factual utilization of households in accordance with housing performance. Also through a certain legal contract, non-house owners can also get the right to use. The homeowner rents the house to others and does not lose the ownership of the house. The income right to income housing is to refer to some of the benefits generated by the property of the housing. For example, rental houses, the homeowner receives rent from the tenant. Sometimes the homeowners will also transfer some of the income to non-house ownership through legal form. For example, the tenant can use the rental housing to engage in some income business activities, and the income shall be given to the homeowner in accordance with a certain proportion, and some will be given to himself.
The position of the right house is the property of ownership, which is the most basic power in ownership. The position of the house is generally exercised by the homeowner, the homeowner can determine the right to use, inherit, give gifts. Sometimes the right to housing is also separated from ownership. If the homeowner as a debtor is used by housing, the ownership of the house cannot be paid to the debt. The ownership of the house will also be the transfer of the creditors, and the creditor can exercise the punishment of the house. Real estate transfer Real estate transfer refers to the behavior of the real estate households to others by buying or selling gifts or other legal ways: real estate transfer mainly includes the following methods: 1. Trading; 2. Exchange; 3. Gifts; 4. Recharge in real estate 5. As a result of real estate as a corporate legal person, the real estate rights belong to the transfer; 6. Due to the merger or merger of enterprises; 7. Laws, regulations, rules and regulations Other ways. Pre-sale and sales of commercial housing, stock house trading is the trading in real estate transfer methods, and the buyers and sellers are transferred to the parties, selling people for the transferors, and buyers are assisted. Housing deed tax refers to the accommodation of people to pay taxes to the government during the transfer of house ownership. Property Rights Replacement Property Rights refers to a business of replacement between residents. It is generally carried out under the synthesis of the intermediary and can be replaced by the intermediary generation. The name of the real estate mortgage "mortgage" is passed from the Hong Kong area, from the word MortQage, which is "mortgage", the latter half of this word, through the Cantonese Yangyi transformation, read "mortgage" It is now used in formal text, and mortgage can be divided into legal mortgage and equitable mortgage. Daily certification: The issuer of the issuer to the first thing to obtain, the development of the developer has the proven of house property rights, which can only be handled by the developer. Small certificate of ministries: that is, the ownership certificate of each buyer, is entrusted by buyers or buyers to delegate developers to the property trading department. The developer only has achieved a large number of certificates, and the buyers can apply for small certificates. Architectural terminology
The building area of the building area is the horizontal area of the outer space peripherals in the outer wall of the building. If there are more, the building area of high-rise residential buildings is the sum of the buildings. The building area contains the available area of houses, and the wall colloid covers an area of the floor, the area of the stairs, and other public stalls.
The use area of the area is used to refer to the sum of the net area of direct household life in the plane of the residential floor. Calculating the area of use can be more intuitively reactive, but the price is generally not used in residential sales. There are some special provisions when calculating the area of use: the indoor stairs in the urn-type house are included in the area of the natural layer, and the tabs, ventilation channels, and pipe wells are not included in the structural area; The inner wall decoration thickness is included in the use area. Calculating residential rent is calculated according to the area of use.
The common area of the public area residence refers to the sum of the area of the public corridors, stairs, elevators, and water tanks such as residential buildings in the residential building, normal interaction, and ensure the living room. Developers have a public area of public area during the sale of commercial housing. The utility area It is the balance of "building area" deducting the public distribution area.
The residential area of residential housing refers to the sum of the home rooms used in the plane of residential buildings. The so-called net area is to remove the horizontal area (ie, structure area) occupied by building components such as wall, column, generally as an area indicator for measuring the level of living.
Lease area is used as the area calculating the rent. In the reform of housing system, residential rooms are calculated, including living room, living room, bathroom, kitchen, aisle, staircase, balcony (closed-by-half calculations), closets, etc. Non-residential rooms are calculated from building area.
The rate volume ratio is the ratio of the total building area and the land area of the building. For example, on the land of 10,000 square meters, there is a total area of 4,000 square meters, with a capacitive rate of 0.4. The room rate is the ratio of the room rate is the ratio of building area and sleeve (unit) building area. Set of building area = set area set of wall area balcony building area. Set (unit) building area = set of construction teams in the set of construction teams distributed public construction team area. In a residential design, the width of the home refers to the actual distance between a house-in-one wall skin to another wall. Because it is a width of a natural place, it is also known as Residential intervals are generally no more than 3.0
Meter
-
3.9
Meter
Brick-mixed structure residential intervals are generally not more than
3.3
Meter
. The smaller intermosplat scale is specified, shorten the spatial spatial spatial spatial spatial spatial, integrity, stability, and earthquake resistance. Interdene
5
Meter
Above, depth
Seduce
Meter
The above large-scale residential can provide a 40-50 square meter or even more residential space, compared to the same building area, the load-bearing wall is reduced by half, with an increase of 2%, which is convenient for flexibility, decoration Renovation. In-depthness refers to an actual length between a separate house or a residential building from the front wall to the rear wall. In-depth residential can effectively save the land, but in order to ensure that the built-in residential can have good natural lighting and ventilation conditions, the depth of the residential is in design and should not be too large. At present, the depth of my country's large town residential room is generally limited.
5
Meter
Around, you can't expand any. In-situ area commonly known as "floor tile area". It is a concept of content space after buckling a building, such as a building, such as a building, such as a building. There is always a chapter, which is also advantageous to map, attract residents and institutional investment housing rental markets.
The public building area of public building area of public stalls is mainly composed of two parts: 1. Elevator wells, stairways, garbage lanes, transformer, equipment room, public hall, and aisle, etc .; building area of public housing and management rooms for building buildings; 2. Separation between units and building public buildings and 50% of the outer walls of the wall (including the mountain wall) wall. The area completion area refers to the sum of all house building area of completed. The completion of the house building should be all completed in accordance with the design requirements, and experienced buildings. The auxiliary area auxiliary area refers to the indoor net area of the residential buildings that are not directly supplied to the household life. Includes ais, kitchen, bathroom, toilet, living room, storage room, etc. A total of building area houses refers to the building area of all property ownership or joint use. A total of building area sharing coefficients The sum of the building area of the building is the sum of the construction area of each set of buildings, that is, the coefficient of coexistence of a total building area. Sales area refers to the sale of commercial housing, or "unit", its sales area is the sum of the construction area (hereinafter referred to as the building area below) and the shared building area of the construction area (hereinafter referred to as the building area).
Building density building density refers to the ratio of the total area of all types of buildings in the land area and the ratio (%) of the land area (%), which can reflect the empty land rate and building intensity within a certain range.
Greening rate is a ratio of greening area and planning construction area within the scope of project planning. For buyers, the greening rate is high.
The green space rate is described by the Green Local Rate. The ratio of the sum of various green spaces and the ranking area of the living area (%) in the range of residential area. The green space is referred to as the "living area area of the living area" mainly includes public green spaces, homes. Among them, public green spaces, including residential parks, small tour parks, group green spaces and other blocks, with public green space.
The high layer high-level high means that the housing height is measured in "layers", and the high state of each layer has a design, this height is high. It typically includes the distance between the lower floor surface or the floor surface to the upper floor.
Net high is a net residual value that is highly subtracted from the thickness of the floor.
The public building area sharing coefficients divide the public building area of the building in the entire building area of the building area, and the coefficient of public building area of buildings is obtained. That is, public building area sharing coefficient = the sum of the construction area of public building area / set. Practical utility is the ratio of construction area and residential area, greater than the usage rate. Practical rate = set area of building area / set of construction area shareholding building area
Standard layer standard layer refers to the same residential floor as flat arrangement.
The balcony is a space for outdoor activities, dry clothing, and the like.
The platform platform refers to the part of the living room for outdoor activities or from the bottom floor of the residential floor outdoor.
The corridor of the corridor refers to the horizontal traffic space used outside the house.
The basement basement refers to a height of the room below the outdoor plane exceeds 1/2 of the net high room.
The half basement semi-basement refers to a height of the room below the outdoor plane exceeding 1/3 of the net high, and no more than 1/2
The land use of residential land is the general referred to as a general name of four land uses of residential land, public land, road land land and public green space.
Residential residential land refers to the general name of the land building substrate and its surrounded by the land and the homes and other housing and other small roads in a reasonable spacing.
Other land
Other land refers to the various landings other than the land use of the placement area, including non-direct use of road land, other units, natural villages or unwanted land, which are not directly included in the residents.
The public service facilities utilized public service facilities are generally referred to as publication, and the land of various facilities for residents and services should be included in the scale of residents, which should include building substrates and their own fields, green spaces. And a parking lot, etc.
The road landway refers to the parking space for resident cars, units, group roads and non-public construction of the road, community road, group road and non-public construction.
Public green space is a sustained green space that meets the regulations, suitable for rejected activities for residents, and the residents, small gardens, and group green spaces and other bulk belt green spaces.
The Red Line of the Road Red Line is a planning control line including the land use of the urban road.
Building line building lines generally referred to as building control lines, a control line for building a base location.
Public building area public building area does not include any basement, car shed, etc. as an independent use of space rental, sale, as the basement of civil air defense projects is not included in the public building area. General public building area calculates: The area of the entire building is deducted into the construction area of the building (unit) set of buildings, and deducting the basement, carports and civil air defense projects that have been sold or leased as independent use space. Building area, for the public building area of the whole building.
Xuanguan porch is where the first step in the hall is located, it is a buffer transition. The living room is the family's "territory", paying attention to the privateness, the door opened, there is a mystery barrier, and the outsiders can't have a lot in the room. Xuanzhi is generally connected to the hall. Due to the different functions, it is necessary to scheduling decoration means that they go home, but also have a rain umbrella, hanging raincoat, shoe shoe, and place. Usually, porch is also a place to accept mail, simple session.
The partition partition refers to a half-cutting surface specifically as a down-contained indoor space.
The aisle aisle refers to the horizontal traffic space used in the house.
Property, notarization, tax
First, which notary needs to handle the second-hand housing listing
In the definition and transfer of housing property rights, both buyers and sellers want to free from a series of complex procedures and procedures while protecting their rights. In this regard, we should pay attention when we buy second-hand houses:
Inheritance and analyte agreement notary
If you want to sell, the house is inherited by inheritance or gift, and has not yet handled the registration of the house ownership certificate, then you should change the name of the property owners on the house ownership certificate to your name, so you can Really owl property rights. To apply for property rights, you must first handle the notarization, prove that your successor's identity and the property share should be inherited, and hold the inheritance certificate to the housing registration department for property rights change registration. Another possible situation is: Some people with property rights with housing property rights, do not agree to sell housing, and this, you can share the share of the house by paying the analysis of the patronics agreement, which is purchased by the property rights share of other total people. , After the change of property rights is sold. Notary
Due to the separation of housing property rights and living, the second-hand housing is more commonplace (or has a multi-person account) and use, "consent," is to live together to show that they agree with you, and promise at you After the sale, they gave up the right to use the house. This will involve them are conditional to give up or unconditionally give up. If there is conditional to give up, what is the specific condition? When do you need you to perform? When did they actually move out, even when they migrate your account. If there is a total of property rights in the common residence, it is also necessary to solve the property rights of the property rights to deal with your property rights share.
Participation notary
The advisory notary includes the authorization notary of your privilege share and your entrustment agreement on the intermediary. Trading contract notary and loan guarantee contract notary
At present, due to the unmimerated second-hand housing sales contract text, it is necessary to draft, improve and turn off the contract for legal expertise. During the purchase process, you may also have lending relationships with the bank. During this time, the house you purchase may have another transfer, giving, inherit, sold, etc., these changes will affect the borrowing mortgage signed between you and the bank. Change and performance of the contract. Banks will ask you to do this contract notary to ensure that the bank's rights are not lost due to the above changes.
Remarks
The second-hand housing sales contract is in the actual performance, and the delivery of housing is a prominent issue. With the notarization of the trading contract, you can make a notarity to make a notary office. This is legally regarded as you have fulfilled the payment obligations. The salesman can implement Teng Huan according to the contract on this basis; if both parties fulfill their own obligations according to the contract, the Notarization Office will be based on the instructions of both parties. Handle the room to the sale house, otherwise it can still be refunded; you can agree on the terms: the date of the transfer of the room, complete the transfer procedures under the supervision of notary.
Second, how to query second-hand housing property status
"Second-hand housing" transactions are generally a buying and selling behavior between individuals, so comparing commercial housing sold in developers, in the complexity of transactions, it may be more difficult. In particular, it is possible to obtain real information only by understanding property rights. The following will investigate the "second-hand housing" property rights and procedures.
To understand the property situation of the house, the first step to buy a house is to ask the seller to provide legal documents, including property rights certificates, identity documents, qualification documents, and other documents.
Property rights refer to "Housing All Weniatice" and "Land Use Authority". Identity documents refer to ID card, work permit and account book. Qualification documents are the main qualifications of the parties of the party. For example: Commercial Housing For Sale To check the sale of the household development and business qualification certificate; the agent should check if the agent commissioned is effective; a total of houses are sold, and other certificates that have a total of other people are needed. Other documents refers to the rental estate, to check the lessee to give up the priority of the priority purchase rights; a total of real estate, to find a total of people to give up the priority purchase, the priority; the winning property, to check the winning notice and corresponding proofs.
The second step is to find the source of the property rights purchased by the property management department. The specific way for inspection is:
Check the property record. include:
1. Who is the owner, if there is a total of property, pay attention to the proportion of the property rights and ownership of each person; 2. The file number of the file, that is, the file number of the transaction, if the query wants to get the entire file, Refine the copy of the document to the relevant parties; 3. Registration date, this date is the signing date of the transaction; 4, the transaction price, the transaction price of the transaction, the query person should pay attention to if the transaction price is Note The "partial transaction price", representing that the transaction price is not only included in the house, and includes other real estate finished products; 5, other content, such as a house plan. The third step is to verify that there is no debt burden on the house. The property rights record only registers the authenticity of the homeowner's property rights and the original transaction facts. As for debts and responsibilities that occur during operations during operation, you must check the relevant proof documents. Including: mortgage loans, lease, etc., more detailed understanding of loan quotas and payings, interest and rental amounts, thus have a deeper understanding of the property. In addition, the contents of buyers need to understand: The purchases are unsecured, whether the housing is seized by the court. Finally, you should remind buyers to pay attention to buy second-hand buildings, especially if you know whether the purchase of houses belong to the house reform. Because the relevant regulations of the housing reform, urban employees are purchased by standard price or cost prices, they are not listed in 5 years within 5 years; 5 years later, if they sell housing, the original property unit also has the right to purchase. If you buy such a house, there is a problem.
In short, we must understand the real situation of housing property rights. In addition to going to sell houses, buyers must read outside the property, and then go to the housing management department to check the property rights record on the property. The two controls can clearly know the room. All property details are not missing.
Third, buy second-hand housing to pay which taxes
1, deed tax: (received by the Municipal Housing Property Supervision Office) Anyone is charged with the ordinary house, the deed tax is charged according to the transaction price or guiding price × 1.5%; other situations (such as personal purchase of non-annual housing or unit purchase, etc.) % Charge; 2. Transaction fee: (collecting the city's real estate trading center) transaction price or guidance price × 0.5%; 3. Transfer registration fee: (received by the Municipal Housing Property Supervision Office) transaction price or guide price × 0.5 %;
Fourth, which characteristics have second-hand housing property rights
From the interest relationship of property rights, incomplete property rights, including the above-mentioned house property rights have the following characteristics:
1. The rights subject have relativity, and the property rights are restricted.
In the complete property housing sales process of commercial housing, private rooms, the seller's right is almost unlikely to restriction, and you can sell housing to any buyer. The housing of incomplete property is not, there are often residential age limit, but also demand the consent of the unit. Some also have restrictions on buyers, requiring priority to sell colleagues in national housing management, units or units, or restricting the low-income families in housing difficulties. At present, the form of welfare property rights, the form of limited property rights is in the form of the State Council.
2. The right object has relativity, and the house area is restricted.
The full property housing area is unreasonable, and the policy housing is different, and the units in different regions have standard restrictions on the civil servants and employees of different levels.
3. The content of ownership has relativity, and the power is limited
Property ownership of full property housing is row his household, use, benefit, and disposal of the right to use, absolute, and have the complete landmatic rights (use rights). These weights of incomplete property are relatively, limited, not complete land rights. In terms of shareholders and use rights, it is generally only allowed to use their households and their families, may not be occupied and used by others; in principle, it is not allowed to benefit from housing with relative property rights, or only part of the income under certain conditions. Through the above introduction, we can see that there are a variety of acquisition forms, and the housing of different sources has different property characteristics. Some homes have no restrictions, and some are restricted. There are many aspects of programs and taxes such as programs and taxes in transactions without property rights restrictions and non-property restrictions.
Five, which housing property rights involved in second-hand housing
1994
July 18, 2011
The "Decision of the State Council on Deepening Urban Housing System" (hereinafter referred to as "Housing Reform Decision") The definition of housing property rights is: "The housing property is the sum of the rights and interests of housing. According to our law, the property ownership The housing has its own rights, use, revenue, punishment and other rights. "
Complete housing property rights include complete land production and complete house ownership.
Because of the land in my country, ownership cannot be traded, only the right to use rights can be traded. Therefore, the so-called complete landmatic rights in the concept of housing property rights refers to land use rights, and complete housing property rights refers to housing ownership. The ownership of the house, also known as housing property rights, mainly including household rights, use rights, income rights, and punishment rights.
Among them, the land use of the country is a year-on-year, and the usage rights of general housing land is 70 years. During the period of use, the land use rights of the house can be transferred within the scope of laws and regulations.
Real estate property rights also involve him. Among them, there is mainly the right to mortgage, the right, lease rights, and the right. The mortgage is that the right to use the right to use the house and the right to pay for mortgage. The mortgage began, the mortgager (creditor) acquired the mortgage of housing or land, the mortgage (property owner) and the mortgager should set up a mortgage contract, stipulate repayment period and interest. If the expiration is not paid off, the mortgage is lost. If the mortgage is bankrupt, the mortgager enjoys the right to pay off the price or from auction real estate.
1. Estate rights: my country's "civil law" is the right to pass, water and drainages such as land or housing (real estate), and regulations in the form of adjacent relationships. The right to take this land or all houses used in others, and the right to take water and drainage is called the right to service. It is generally believed that adjacent relationships are defined by law, and there is no need to limit real estate property rights without approximate parties. At the same time, in order to obtain the right to go through the land or courtyard, the right to walk, you must pay a certain fee to others.
2. Rental rights: The right country-owned land use rights can be rented, the lessee has the right to rent a lease, which is a more special land right of my country.
3. Words: Abbreviation It is an owner to deliver a dedicated pricing to the classes, and the entrants enjoy real estate use and management. During the priority, the classes do not pay a priced interest, and the outgoing person does not recover the property of the property. More than pruning, the classified person is not redeemed or unresolved, and the entry of the entrepreneurial property rights. In addition, the rights of real estate also include adjacent lighting and ventilation rights, adjacent security rights, borrow rights, aerial rights, underground rights and ground rights.
Sixth, which changes have occurred in the transaction of second-hand housing transactions
Since most of the local housing changes, the housing reform housing is obtained in cost prices and standard prices (about 45% respectively), which is less (about 10%), which is sold in the market price, and thus these housing reform homes are incomplete property rights, limited property. Such property rights involves multifaceted ownership relationships in transactions. In accordance with some of the property rights acquisition methods described in the previous section, there are mainly some of the following property rights changes: 1. Changes in the property rights of commercial housing and private rooms in transactions
We have already introduced that the property rights relationship of commercial housing and private rooms is more clear and simple. The owner has all land rights and housing property rights, and it can be traded according to its own will, after paying normal taxes in the scope of the law. Get all the benefits of the transaction. At the same time, all property rights of the housing are also transferred to the buyer.
Property issues involved in commercial housing and private transactions, mainly there may be a common property dispute. Some commercial housing and private rooms are a total property of both husband and wife, or the common property of brothers and sisters, and everyone will enjoy property rights. According to the law, this total property of housing transactions requires a total of all people to issue a written consent to prove that materials can be transaction.
This dispute against this total property is mainly from the sale, but it may also affect the buyer, because this trading contract is legally affairing in the case of the sale party without the right to sell.
Second, the market price purchase of the property rights change in the transaction in the transaction
As mentioned earlier, the housing reform house purchased in the market price has full property rights, and the change in property rights in this type of real estate transaction is the same as the usual commercial housing.
Third, the change in property rights in the transaction in the transaction in the cost price
The price purchased by the cost price is the biggest difference between the housing reform housing purchased by the market price. The land use rights of the housing reform are unpaid, and there is no land use fee as commercial housing. Thus, the land production part of the property rights of the housing is actually still a country, and the buyers only account for the house property rights. When buyers live in their own, they are not conducive to the house reform, and the state does not request the revenue (rent) of land use rights (rent) to have potential benefits to residents. The transaction at this time is an incomplete market transaction.
When the residents sell housing, the situation has changed, and the second-hand housing trading is based on the market price. It is a complete market transaction. The market price is to include land use rights. So, there is no problem with the cost of buying the land use rights when purchasing public housing. Land use fee involves two important interests:
1. Land use costs that should be paid in accordance with the market quotes at the beginning of the purchase of public housing;
2. Since the purchase of a house, it has been sold during the sale. Due to the cause of land value increased by various reasons;
Among them, the first aspect is not too large, and the land usage fee has been determined in the way of market price. The cost price of the purchase is much different from the land use fee, which is easier to clear. The method of paying by this difference is also very simple, and it is directly supplement. Trouble lies in land value-added problems, involving a number of theoretical issues closely related to economic interests.
Regardless of the land of potential value, it is also the land of production materials, there is a price in the real estate market. The price of the land depends entirely on land ownership, the use of land supply and demand under monopoly; the price of land capital is based on the value of labor creation, and is affected by the relationship between market supply and demand.
Seven, how to determine property rights in second-hand housing transactions
After the second-hand housing transaction, the property rights are identified, which is the legitimacy of the legitimacy of the transaction. "Real Estate Law" is a special regulations for the transfer or change of real estate property rights: "Article 60 ... When the real estate transfer or changes should be applied to the property management department of the local people's government at or above the county level to apply for real estate change registration, and after the change The house ownership certificate applies for the right to use the right to use the right to use rights change registration to the land management department of the same level, and is verified by the land management department of the same level, and the land use right certificate is replaced or changed by the people's government. The law is otherwise, according to the law The provisions of the law is handled. "This regulation requires second-hand housing transactions to register in property rights to the housing management department. When the transaction registration, the management department will review the regulations and policy requirements, after the review, the newly changed the ownership of the house ownership deed. In this regard, the property rights of the house property rights have been recognized and guaranteed.
In addition to the legal confirmation of housing property rights, the land use rights are also required to register. This part of the program is responsible by the statutory peers of the same level. When the land department confirmed that the change registration of land use rights was registered in accordance with the relevant provisions, there was no violation, and the competent government authorities were replaced or changed.
Eight, can the right to use the hand?
According to Article 12 of the Constitution of the People's Republic of China: Socialist public property is sacred. The state protects socialist public property, prohibits any organization and individuals from invading or destroying national and collective property in any means.
National real estate is owned by all socialist people, according to the principles of leading level management, national organs, enterprises and institutions exercise, use, benefit, and disposal to state-owned real estate, and to protect state-owned real estate is not lost. obligation. When the authorization unit is transferred to state-owned real estate, the consent of the superiors must be obtained and the approval of the local real estate management authorities. Collecting all properties, is a socialist labor mass collectively organized all the property, and the collective organization has the right to use, benefit, and disposal of all properties of the Organization according to law.
There are two characteristics of ownership:
One is a clearness, it is a full system including property owners and the full system of restrictions and punishment of these rights.
The second is proprietary: it makes all compensation and losses generated by a behavior directly to contact people who have the right to take this behavior.
Therefore, buy second-hand housing must be property rights transactions, and the right to use cannot be traded. Property Rights Trading has trading rules, and the right room transaction is purely speculative.
The so-called housing use rights refers to property rights belong to the country, and the user has the right to use the house within a certain period of time, no possession, income, and disposal.
So the use of rights housing cannot be traded, and buyers don't be traded, especially the transaction prices. The voids of any drill policy, resulting in the behavior of state-owned property lost!
Price assessment
First, how to make a simple valuation of second-hand housing
For ordinary buyers, if you just want to be a simple price assessment, you may take two steps.
The first step is to determine the baseline of the assessment. Before starting the assessment, the buyer may wish to collect several recent recent, the transaction similar to the building, with a rough understanding of the market market. It is necessary to be a realistic transaction price as data that can be evaluated.
In the second step, combined with the assessment benchmark, the specific real estate situation, the intended real estate valuation. The specific valuation mainly considers the following three aspects of factors on prices.
1. Housing factor
After the completion of the house, you will enter the depreciation period. Comparison, "three small" set (small hall, kitchen, small guard) deduct 10%. In addition, the floor has an impact on the price. If the 1 layer and 5 layers are the reference price, the 2 and 6 layers are -3%, the 7 layer is -5%, 3 and 4 layers 3%, if the roof is -5%; and the direction of the direction is -5%. 2. envirnmental factor
Environmental factors have both natural and social, both environmental, and small environments. In the same segment, the small area of the old room will be inferior in the new residential area, such as the flat layout, facilities, greening, and housing appearance, the old rooms must be greatly discounted. For example, in the social environment, in the same land level area, some are suitable for business, and some are suitable for living. There is also a resident structure, cultural atmosphere of the region. Supporting construction, etc. will have a large impact on housing prices. No material management and non-independent enclosed cells deduct 5% respectively, the provincial and city key primary and secondary schools is 15%.
3. Psychological factors
If there is a big temptation or other consideration in the price, people are generally reluctant to buy old rooms. If the price of the old room is not big, it will have a difference in the new house, and the old room will have a difficult psychological barrier, the psychological factor is -8 %.
Second, second-hand housing pricing factors
In the calculation of second-hand housing prices, we must seize the following three factors:
Housing factor
After the completion of the house, I entered the depreciation period. According to the theoretical depreciation rate, the depreciation period of the mixed first-class house is 50 years, and the annual depreciation rate is 2%. Secondly, generally old rooms have backward, inconvenient use, feminine, in this regard, cannot be compared with new commercial housing. In addition, natural conditions such as heads, floors will also have some impact on prices.
envirnmental factor
The environmental factors are more complicated, both natural environment, and social environment, both large environments, and small environments. The cell environment in the same area is unable to build commercial housing. For example, the flat layout, facilities, green and even the appearance of the house, etc., the old room must be greatly reduced. Such as social environment, in the same land level area, some areas are suitable for business, and some areas are suitable for living. In addition, the regional resident structure, cultural atmosphere, supporting construction and primary and secondary school districts will have a big impact on housing prices.
Psychological factor
Psychological factors If there is a large temptation or other special needs in the price, people are unwilling to buy old houses, new, old housing prices are not big, people can't pass over the psychological obstacles to buy old rooms.
In summary, we tried to measure the price of second-hand housing, based on the price of commercial housing in the same area:
1. Housing Factors (1) Depreciation: Head Depreciation - 2% (2) Set: "Three Small" Set (Small Hall, Kitchen, Xiaoyu) - 10% (3) Floor: 2, 6th Floor - 3%; 7th floor -5%; 3, 4th floor 3%; 1, 5th floor is the reference price; if it is the top of the top, the top of the top: No Dynasty, the door and window - 5% 2. Environmental Factors (1) No Property Management - 5% (2) Non-independent closed cells - 5% (3) Some provinces, city key primary school districts 15%
3. Psychological factors: -8% now we will give an example to verify. The house is situated: a small set of houses in a community, with a building area of 51 square meters. Land level: secondary region. House Structure: Mixed First Set: "Three Small" Set - 10% Architectural Edition: 1988, Depreciation Period - (12 × 2%) = - 24% Floor: A total of seven layers, this room is located on the second floor -3% DPRK: Non-community 10% 4500 × 3% 4500 × 10% 4500 × 8% -4500 × 15% = 2700 (yuan / square meter). Therefore, the actual transaction price of this room is 140,000 yuan, 2,745 per square meter.
Third, how to conduct second-hand housing assessment
The evaluation industry is closely related to the life of ordinary people, and the most common replacement property is evaluated. With the growing prosperity of the real estate, the three-level market is growing, the old housing valuation is a wide concern as an important part of the pre-replacement of housing.
The gross set can not be more flat
A set of old housing values, but not the evaluator, with experience "Mo Mao," must have a complete set of operational operations. At present, the "Market Comparison Law" is mainly used, usually, three sets of comparable properties that meet the following requirements: similar to the housing area that needs to be valued, similar, the property type is the same, the same room type, the property architecture, the same structure, the same The same, the value is similar. As a comparative object, join a few aspects of the correction coefficient, the final resulting arithmetic average is to appreciate the evaluation price of the house.
There are a lot of pricing factors in second-hand housing.
There are many factors that affect a house price, the type, structure, level, facing, indoor net high, open span, construction, the era, the level, area, room type, lighting, kitchen and bathroom, construction quality, number of elevators and Brand, facade shape, inside and outside the property, the housing rate, the external environment, greening, humanities, transportation, commercial services, infrastructure, the popularity, the area, regional plan, etc., have to be appropriate Consideration. For example, a house, towards the south, the east is reduced by 5% -6% coefficient, and the west should be reduced by 10%; the multi-storey residential floor is subject to three-layer-4 layer, the bottom level is reduced by 5% to 6%, The top level minus 10%; the new is mainly based on the construction age, proper attention to maintenance, the newness of the past, the old, the older can minus 40%; the coefficient of the room type is more complex, the two rooms and one hall will be 12 square meters.
Baseline, it also considers the value of the hall (such as the aisle hall and the independent hall, the hall and the secret hall); the kitchen, the bathroom
4 square meters
It is accurate, less than
4 square meters
It is necessary to minimize 2% -5%, and there is another difference between the mutual and darkness; there is also a high low and decrease in housing rates.
The same home, the psychological price of both buyers and sellers is inevitable, the buyer thinks that the price is too high, the seller said that it is too low, and finally, it is not easy to talk, this is a common thing. The reasons have owners, and there are also material assessments.
Second-hand housing is time-effective
The owner has some misunderstandings on the understanding of the old housing valuation. Old housing valuation has the most important feature - the timelination, the price of the three-level market housing has a large fluctuation, the change cycle is short, and it must be refreshed once a few months. Some owners don't understand this, often ask: "I have the same room type, the same area is the same, why can he sell 250,000 yuan, my valuation is 240,000 yuan?" There are many factors that affect the estimates of the old house, but some owners emphasize Individual factors are not integrated. The decoration does not have the value, generally decorate more than three years of valuation to 0, but many owners think that the decoration has spent big money, and it should sell a good price.
On the other hand, the old housing assessment has not yet formed an assessment system that is both scientific and market laws, which is very small. The whole house replacement market, the fish is mixed in the society, many of the social intermediaries lack basic expertise and professional ethics, do not perform on-site investigation in the replacement property, and some are intentionally depressed, and the owners have caused the owners. "Trust crisis".
Fourth, how to calculate the second-hand housing industry
The house is depreciated is the form of housing prices, that is, the depreciation fee of the house. Depreciation fee refers to the average loss of housing construction value. The house is in long-term use, although the original physical form is constant, but its value will gradually decrease due to natural losses and human loss. This part is reduced by the loss, is expressed in the currency form. Determining the basis of depreciation fees is the construction cost, residual value, cleaning costs and depreciation years.
(1) Building cost is the basis of accounting depreciation fees, consisting of material consumption, labor remuneration and tax, profit, is the purchase price of residential management.
It should only be the price of the residential itself, and should not include other fees. Since the life of the residential use is several decades, even more than a hundred years, the price changes in this long period of time, so it is generally not calculated by its original cost, and it is reset, that is, re-real conditions Calculate the currency expenditure required to build this type of house.
(2) The residual value of the house refers to the value of the building materials remaining after the house is removed after long-term use. After the value of the use is removed. Cleaning costs are the cost of artificial and machinery paid by the removal of scrapped houses, which is consumed as an additional cost of using homes. Generally, the remainder after deducting the cleaning fee is net residual value, referred to as the residual value. Because it is not a lot in the value of the residential value, it is not possible after the residential is scrapped, so it cannot be compared to the original value. In calculating, it is used in accordance with the estimation of the price level of salary and materials at the time. Sometimes the parameters of the residual rate is also used, that is, the ratio of the residual value and the original value. The residual rate of various structural housing is generally: the reinforced concrete structure is 0; the brick mix structure is 2%; the brick wood structure is 6%; the brick wood structure is 4%; the brick wood structure is 3, 3% The simple structure is 0.
(3) Use years, which is the physical and chemical factors of the residential physical and chemical factors, thereby happening; under tangible wear, the residential can maintain normal use, called the use period. The use period is the natural life of the residential structure and quality decision. Depreciation years, is the end of residential value transfer, which is the necessary average service life determined by social and economic conditions during use, or is worthy of economic life. Depreciation annual resilience is related to the useful age, also affected by intangible loss.
The calculation method of house depreciation fees clearly stipulates that the fixed assets of houses are depreciated, and the average annual limit is used. Its calculation formula is:
Cost - residual value × (1- residual rate) year-in-depreciation fee = ------- or = ---------- Depreciation year depreciation year depreciation year
When consumers buy old rooms, they can also use depreciation laws to purchase the old room. The formula is:
Old housing price = cost - year-round depreciation fee has been used
Of course, it is necessary to consider many factors in the price of the house, such as the location where the house is located, the building area of the house and the level of the building and the orientation of the building.
5. What are the factors affecting the price of second-hand housing prices?
It is necessary to understand how the second-hand housing prices are formed before the valuation. The formation of second-hand housing housing prices is nothing more than two aspects: First, the factors, the second is influencing factors. The physical factors can refer to a certain standard; but the influencing factors have a strong subjective evaluation, and we need a wealth of experience and skilled skills to analyze and grasp. In general, influencing factors can be divided into three major categories: general factors, regional factors, individual factors.
General factor
That is, the factors acting anytime, anywhere, it is not clear, but it plays a fundamental role. Such factors can be seen everywhere. For example, the population of large cities is large, the small urban population is less density, the same house big city is definitely more expensive; "successful people" community, definitely more expensive than employee communities in the industrial zone; housing prices are much more expensive; Reduce, better protect personal privacy, is definitely sold more than public dormitory houses; these are the impact of social factors related to population.
In addition, psychological factors will also affect housing prices. For example, people's ordinary hi "8" hate "
4 '
The house has a "8" word, and the value is high and the house is stamped. "
4 '
Words, only be wronged. The most typical thing is "Feng Shui" said that if a set of houses are referred to by Mr. Feng Shui, it is difficult to have a clear reputation, everyone avoids it. For another example, the seller is a debt owner, or the divorce lawsuit, or busy to relocate. At this time, I can't get it down soon, but if you don't lose, the price is also "gentle". Regional factor
For the location of the residential, the price of second-hand housing is obviously closely related to the quality of the location quality. Investigate the quality of the area, it should be started from the following aspects: 1: Whether the weather conditions are sufficient, the air is fresh, whether it is "big wind in the wind in the four seasons in the year". 2: How does the residents have determined which people will interact with the buyers, what can be met to meet the social needs of the buyers. 3: The street and traffic conditions have street lights at night, whether there is a place in sunny day, whether the rain is a mud, whether traffic is convenient. 4: How the infrastructure and public welfare facilities have such a kindergarten nearby. School, hospital, bank, post and telecommunications office, etc. 5: Does the commercial network are complete such as whether shopping is convenient. 6: Environmental status If there is morning run, walk or meet the dog's space. 7: Whether the residential layout is reasonable, if the distance between the building and the building is wide, don't hinder each other because of narrow. It is important to emphasize that in regional factors, the humanities environment is most important. The truth does not speak clearly.
Individual factor
Individual factors affecting second-hand housing housing prices can be investigated from the following aspects: the structure of the second-hand housing is a steel concrete or a mixed structure or a brick structure? Different structures, the cost is different; the use period is different, and the price will not be the same. The model, equipment, quality, renovation of second-hand housing, etc. It is important to emphasize that the so-called quality should include three levels: quality of design quality, construction quality, and original owners. For second-hand housing, the quality of use is directly related to color, maintenance.
Sixth, what are the environmental factors affecting the price of second-hand housing?
Different second-hand housing types have different standards and requirements in the choice of location. Pay attention to the following factors when choosing a second-hand housing in residence:
Natural conditions
In natural conditions, the weather conditions such as sunshine, temperature, wind direction, house landscape, cell green, whether or not the level of pollution, air, water flow, etc., air, water flow, etc., are considered.
For weather conditions, it is often affected by environmental and external environment in residential quarters. For example, a large number of green spaces or planting gardens is opened, and the local meteorological conditions are affected due to changes in local regional green spaces.
For humanities and natural environment, it is mainly reflected in the so-called "push window". First, the artistic model of the house building itself and whether it is coordinated with the surrounding houses and public construction facilities, it is often the direct performance of the environment in the residential community, and is also the direct external performance of the small area property management. If the internal environment of the residential area in a second-hand house is rough, the external environment is ugly, and it is impossible to know that the home will not be the ideal residence of the end of the music. Secondly, if the house is still in the park, then the water scenery will be a lot, and the mood is comfortable. At the same time, it will also be far from the pollution of the dust and noise, in exchange for a tranquility. Perhaps, "Pushing Window" is not only visually satisfied, but more psychological satisfaction and fullness.
It is also important for the possibility of disasters and the inspection of reality or potential pollution sources. For second-hand housing, it is necessary to consider the size of the rainfall in the history, whether there is a large flood disaster, the property of the housing is reliable, whether the flood control measures of the river section is reliable, whether the roads and guardrails on the embankment are safe. If it is a second-hand housing in the sea, not only considering waterproof, but also considers the typhoon record of the location and the wind resistance of the house. If the location (or region) is an earthquake multiplayer, an important consideration is the shock absorption and earthquake measures of the house. In addition, it is possible to pay close attention to the source of water quality, air, etc., and the noise pollution caused by near major traffic trips or food and entertainment facilities should be closely concerned to avoid unnecessary trouble. Environmental conditions
The environmental conditions mainly refer to the urban function planning nature, surrounding construction landscapes, community property management levels. The choice of environmental conditions is the first choice of residential area. With the economic development, urban buildings must gradually form a regional urban function division according to urban planning requirements.
When purchasing the environmental factors of the house, you should pay attention to the guidance function of urban planning, try to avoid the choice of second-hand housing situated in the industrial zone, try to purchase a large-scale residential area in the near future. Location. In addition, accompanying economic development, urban areas are constantly expanding, people's consumer habits and demand methods are also modernization, namely life, residential trends. Plus the price of the suburban housing is often a lot of houses in the city, and more people like to buy second-hand housing in the suburbs. At this point, it is especially important to choose the location of the housing location. If you don't have good choice, you may have problems with the lag of public facilities, harsh environmental conditions.
Traffic Conditions
The traffic conditions mainly refer to the establishment of traffic networks in the residential community in the city and second-hand housing, the road level, the road passing ability, whether traffic facilities is complete. Considering traffic conditions, mainly for residential second-hand housing for far-stock locations. Since the residential community in the farstone is often a new district construction, the complete establishment of the city's transportation network requires a longer period. From the perspective of traffic conditions, the second-hand housing in the city center is better than the suburban second-hand housing because it can save a lot of transportation and time, but also the troubles from traffic blocked, traffic accidents. Of course, choosing the second-hand housing in the city center to sacrifice certain spreads and environmental advantages.
Supporting conditions
The supporting conditions mainly refers to the network, electricity, gas, heat, TV, telephone network, school, police station, post office, bank, shop, catering, entertainment and leisure equipment and facilities. The completeness and noise of supporting facilities, directly determines the additional value and appreciation potential of the second-hand housing in this place, and it is also a key factor in the convenience and comfort of the home life. Similar to traffic conditions, the supporting conditions are mainly for the residential area of the suburban new area, most of the city center area does not have a supporting problem.
Seven, the second-hand housing transaction is under what circumstances need to make real estate valuation
(1) Implementation estimates may be required when purchasing homes
When the parties of the transaction declared its transaction price to the real estate management department, if the real estate management department considered significantly lower than the real estate value, it would entrust a certain qualified professional assessment agency to assess the real estate of the transaction, and the price of the assessment as a tax payment. in accordance with. In addition, the transaction is to determine reasonable transaction prices, and it is also possible to entrust the evaluation of the appraisal price as a reference for transaction prices.
(2) Real estate valuation is required when conducting real estate insurance
Real estate insurance estimates are divided into insurance value assessment and insurance accidents or loss of insurance accidents during real estate insurance. The insurance value assessment of real estate insurance is an assessment of the value that may suffer from loss of buildings due to natural disasters or accidents.
(3) Real estate valuation needs to apply for mortgage
When applying for a real estate mortgage to the bank, the mortgager uses the guarantee of the payment by the collateral, and the bank is estimated to the mortgage of the collateral real estate. In order to confirm the real estate value of the collateral, the borrower can obtain it possible to obtain the value of the real estate value. The loan amount will also entrust the valuation agency to evaluate its own real estate value.
(4) When encountering land acquisition and housing demolition, it is necessary to compensate for assessment (5) to conduct real estate disputes when there is a real estate dispute.
When a real estate dispute occurs, the specific authority of professional real estate assessment agencies can make scientific identification of the value, transaction price, cost, cost, rent, compensation amount, compensation amount, valuation results, etc. involved in disputes, compensation, valuation results, etc. Objective, fair, reasonable opinions, provide reference for the disputes for protocol, mediation, arbitration, litigation, etc.
Price-specific terminology
The average price average price refers to the sum of the number of units after the sales price of each unit, and the average price per square meter is obtained. The average price is generally not a sales price, but there are also exceptions. The "uniform floor, head and direction, 2800 yuan / square meter unified price", which are sold in the foregoing period, that is, the price of sales price is not lost. Strategy.
The base price is also called the basic price, refers to the basic price per square meter commercial housing determined by the account. The sales price of commercial housing is generally reduced or decreased by the base price, and it is obtained from the difference.
The starting price is also called the starting price, which means the lowest price in the sales price of each property. It is the starting price. Multi-storey residential, without garden, generally starting at the first floor or top floor price; housing with garden, usually in the second floor or five floors as sales. The high-level property is starting at the starting price at the lowest layer. The real estate sales in real estate advertisements are "××× yuan / square meter for sale", which leads to consumers at a lower start ratio. Pre-sale price is also a special term in commercial housing pre-sales contract; pre-sale price is not formal price, when paying in commercial housing, the price shall be based on the approved rights department.
A one-time buy and break price is a one-time purchase price refers to the buyer and the seller agreed. One-time buy and off prices are special price terms in the property sales contract, after the determination, the buyer or the seller must be based on the obligation to fulfill payment or delivery. Dingjin deposit refers to a certain amount of currency that the parties will be given by the opponent, as a certain amount of currency guaranteed by the creditor, and it belongs to a legal guarantee method to promote the debtor to fulfill the debt and protect the creditor's creditor's creditor. According to my country's issued laws and "Guarantee Law", the deposit should be agreed in writing, and the parties should agree on the deposit of the deposit in the deposit contract. The deposit contract takes effect from the date of the actual delivery deposit, and the amount of deposit is agreed by the parties, but must not exceed 20% of the contract amount. If the buyer will change the idea after paying the deposit, the developer has the right to pay for the purchasers to breach; if the developer sells the house to others, it should double the purchase of the buyer. "
The deposit deposit is after the buyer and the developer's intention to the housing sales, the provisional subscription agreement is prepared before consultation, and the usual practice is to agree on the contract number, area, housing unit price and total price. A period is agreed, the buyer needs to sign a formal contract with the seller within this period. The buyer pays the deposit to obtain the priority purchase rights within this period. In the agreed time, the seller must not sell the house to others. If the buyer decides to purchase the house within the agreed period, there is a right to return the developer to the purchase of houses.
A liquidated damages referrally to the default, according to the legal provisions and contracts, it should be paid to a certain number of currencies. A breach of contract is an economic sanctions for breach of contract, punitive and compensatory, but mainly reflects punitiveness. As long as the parties have default behaviors and is subjective, they must pay the breach of contracts whether or not to give the other party.
Price and payment
First, the current three commercial housing pricing methods
According to "Measures for the Sales Management Measures" implemented in June 1, 2001, there are three types of commercial housing sales for the parties for the parties: according to the set of units, priced in the inner area and according to the construction area. What kind of way is taken by the buyer and the developer. Among them, it can be varied in units of units and the previous regulations. If the buyer is purchased, it is simple; if you purchase the room, you should pay attention to the following points: 1, you should attach a plan view in the contract, indicating the detailed size; Time-wide processing mode; 3, set type and design diagram inconsistent or related dimensions exceeds the agreed error range, the contract is not agreed, the buyers can check out or redeemed the total price with the developer. If the buyer checks out, the developer will bear a breach of contract. Second, what is the advantage of disposable payment and installment?
Buyers can choose the payment method of the room in the purchase of houses. There are two kinds of payment and installment payment.
One-time payment refers to the purchasers pay the whole household last time during the contract agreed. The benefits of a one-time payment purchase is that buyers can generally get a certain proportion of house prices from the salesman. However, for the buyers, the number of useful funds is large, except for buyers with strong strength or a large number of free funds, the limited consumers have been difficult to use this kind of payment method. For the purchase period, it has been handed over to the developer's hand, and the buyers cannot control the period and quality of the room, the risk is large.
The installment payment refers to the purchasers after the first period of delivery (generally 30% of the total amount), according to both parties to the agreed time or the construction process will be paid successfully the remaining room. The biggest benefits of installment payment is to alleviate the pressure of one-time payment, so that buyers can decide the total purchase of houses according to future income. At the same time, buyers can also control engineering progress and quality. If there is a problem, the loss can be controlled minimal. However, installments are sometimes undoubtedly equal to pre-consumption, and buyers must have a bamboo in their future, otherwise it will bear economic losses and compensation responsibilities due to failure to perform on time. In addition, the installment payment is usually no discount discount relative to one-time payment.
Third, the choice of the first payment amount
Based on the "Personal Housing Loan Management Measures" promulgated by the Central Bank's "Personal Housing Loan Management Measures" should be required by 20% of the purchase of all the price of the purchase of houses as the first payment of the purchase of houses. That is, the purchase price is 100,000 yuan, and the individual pays 20,000 yuan; but according to 80% loan is relatively complicated to individuals. Chengdu usually executes 70% standards. It is recommended that buyers can apply 70% of mortgage. However, not loans are more better, and the more hereated, all of which should be controlled within your liability. Because everyone's wealth is different, the expectation of future economic revenue growth is different, consumption preferences and investment preferences are different, so everyone will choose the first payment amount of self-consciousness. The first payment amount is low, which means that the payment amount of each issue is high, especially if interest is burden, but the buyers will have excess funds to improve life quality and other investments. If other investments are higher than the loan interest rate, choose a lower first payment amount to be good. More importantly, because the current rate is high, people's income is relatively low, that is, the amount of payment of the first period of payment is also more difficult, and thus the minimum first payment amount is wise. Under the current preferential loan interest rate conditions, it is necessary to apply for how much loan is implemented. For the general working class, it is necessary to start according to its own actual situation. Of course, some people have a strong accumulation, and there is no other investment preference. It is willing to apply for a relatively small mortgage, and willing to pay more payments. In any case, in your liability, choose the highest mortgage rate, the smallest first payment amount is the best wise move.
Fourth, how to use personal housing provident fund loans and personal housing commercial loans, as long as they are employees who pay the provident fund, they can be invited to provide provident fund loans according to the relevant provisions of the provident fund loan. Provident fund loans are a loan form established by the country through mutual assistance to improve existing housing status, and the loan interest is extremely low, even lower than regular deposit interest. The loan quota is calculated according to personal payment, in order to make full use of preferential provident fund loans, buyers can also utilize the amount of spouse or the quota of direct relatives. But the highest must not exceed 100,000 yuan, and must not exceed 70% of the purchased models. For buyers who have no provident fund, the total amount of rooms is large, and the live housing commercial loans can also be used to use personal housing. Although the interest rate of personal housing commercial loans is slightly higher than the reserve fund loan interest rate, it is undoubtedly a cost-effective for buyers who have a greater interest in funds to produce greater interests. Buyers who have full of future income information can also use personal housing commercial loans to purchase better ... some or more housing. Because the loan interest is not what is in terms of inflation of the current market and the increase in people's income.
V. Provident fund, mortgage, which loan is more cost-effective
1. From the source of loan funds, the provident fund will not wait in line. 2. From the qualifications for applying for loans, mortgage loans are more relaxed, and foreigners can apply. 3. From the loan amount that can be obtained, the provident fund loans are more suitable for purchasing economic applications, and the provident fund loans have a number of restrictions. The mortgage is only hooked with the total price of the house, which is not more than 80% of the house price, no other upper limit regulations. 4. From the loan period, two loans can apply for 30 years since theoretically, but the actual loan period is not the same. 5. From the interest rate of loans, the interest burden of the provident fund is less than the mortgage loan.
Area measurement
First, how to measure the area of the second-hand housing
The first step in the measurement area is to measure the area. The amount of measuring is not difficult, but it is not as simple as the general buyers, there are some technical small requirements to pay attention.
First, we must investigate the scope of the second-hand housing, the four-hand housing and usage; the extensive part of the home ownership needs to check the own part of the house owners and the property rights of adjacent homes, avoiding unclear In the case of the embarrassing situation that violates the property rights of others.
The second question that needs attention when measuring is how to handle the thickness of the inner wall and the outer wall. It should be checked that the wall is a common wall or a wall. If the partition belongs to two households, then it is called "common wall"; if the partition wall property belongs to the neighbor, then it is called "Borrow Wall". When you mean, if it is a "common wall", you should measure the center line of the wall; if it is a wall, you can only measure the inner wall of the house, don't include the wall, otherwise you will increase the area. .
When measuring the area of the second-hand housing, it is necessary to perform segmentation measurements in most cases, which will have a cumulative error problem. Therefore, it is best to pull the skin to the end of each time, while clearing the next pair point, minimizing the error. Another way to reduce errors is to patiently test a few times, in general, take a few more an averages to be more accurate and reliable than the value obtained by measurement. Of course, the difference between each measurement result cannot be too large, otherwise there is also a problem. If the edge is in
5 meters
Inside, the difference between the two measurements cannot exceed
8 cm
If the edge is in
10 meters
Inside, the difference between the two measurements cannot exceed
10 cm
If the edge is in
20 meters
Inside, the difference between the two measurements should not exceed
11 cm
If the edge is in
30 m
Inside, the difference between the two measurements should not exceed
20 cm
.
The measurement of the second-hand housing room is relatively simple. If you want to measure the stairs, it is relatively complex. Should be measured in accordance with the length of the floor of the staircase.
If the second-hand housing has a mezzanine, in addition to the side length of the frame, it should also be high enough to make the calculated area.
The internal structure of ordinary second-hand housing is usually rectangular, and it is more convenient to measure. However, there are also some internal structures of the second-hand housing to be an irregular polygon, such as parallelogram, trapezoidal, etc., which can decompose it into triangles as much as possible to measure and calculate. If there is a curved shape at the corner, it can only be decomposed into triangles as much as possible to measure the measurement and calculation. Of course, please don't forget the thickness of the wall.
Finally, let's take a question about the ruler. It is best to check it before using the skin.
30 m
Long steelmarks, if the two rules are larger than
10 cm
It is necessary to adjust it.
Second, how to share the land area of second-hand housing
In addition to the construction area, there is an area of the need to calculate and distribute: the land use area.
If a land number is unique to a family of people, then this family's land range includes housing occupies, patio, gear land and others. More common situations are of course a common place for many households, each household, including household, unilateral, univaing part of the common courtesy. The assembly requirements are available, and they must be equal, and each household uses the land area and should be equal to the total area of the land land. However, there is always a general access between the two, if the error is within the allowable range, you must use the land area of each household.
So how do you share the shared college area in the land? The principle is to calculate according to the proportion of households occupying the building area. Here is a formula:
The universities of all households fall the land = college area shared in the area / the total area of house buildings in the Landx X All household building area
In addition to the sharing of sharing the hospital, if the property rights of a house belongs to all households, the general principles of the use of land area are also calculated according to the ratio of each household occupying the building area. The formula is as follows:
The land use area of each household is = the total area of the building, the total area of house buildings, the building area of each household building.
Third, how to calculate the building area of second-hand housing
The use area of the second-hand housing room is relatively easier. Just follow the like, if the above method is carefully measured, the area can be used in the room, and the simple area formula can be obtained. In practice, the problem is the measurement of the construction area of the second-hand housing, because this part of the household is not actually used, or is not used alone, and it will also be built.
According to standards, the following construction part of the second-hand housing house needs to be calculated from the scope of building area:
If it is a single-layer building, no matter how heights the building, it is calculated on one layer. Its building area should be calculated in accordance with the external horizontal area above the outer wall of the building. However, if there is a partial floor inside the single layer building, the building area should also be calculated.
If it is a single-sided single-layer building, it is necessary to calculate the building area separately, when the high sides are border, then the horizontal length of the outer surface of the mountain walls is above the length of the foot, multiplying the upper surface of the outer wall surface to high The horizontal width of the cross-overward line is calculated; when the high has a middle-span, then the horizontal length of the outer surface of the mountain wall is multiplied by the horizontal length of the outer surface of the hull lines in the long-term level.
Of course, the building area of multi-storey buildings is calculated according to the sum of the building area of each floor, and its underlying is calculated according to the outer horizontal area above the outer wall of the building, but pay attention to: from the second floor, It is necessary to calculate according to the peripheral area of the outer wall.
The above introduction is basically a calculation of the construction area of the entire second-hand housing. Of course, there are not many people who can buy the entire second-hand housing. If a second-hand housing is an unique, the building area of the house is naturally the sum of the entire building area, and there is no problem such as a class.
If there is a basement, semi-basement, underground warehouse, underground parking lot, underground store, and corresponding, the entrance building area is calculated in accordance with the horizontal area of the outer wall peripheral. But please note: Can't include a lighting well, moisture-proof layer, and protective wall.
If the underlying aerial hollow layer with deep foundation is utilized, the layer is over 2.
2 meters
The building area is calculated according to half of the horizontal area of the overhead layer, but if the aerial space is made with a slope building, the layer is also over 2.2 meters.
The building area is calculated according to the peripheral area of the envelope structure.
There is no doubt that every building will have channels, halls, halls through the building, but no matter how high these parts, they can only calculate the building area in accordance with one floor. If the hall, there is also a curve, but it is difficult to calculate the corridor, then the building area is calculated according to the horizontal projection area of the cloister.
In addition, elevator wells, ribbs, garbage lanes, pipe wells, etc. are absolutely indispensable, and they must calculate the building area according to the number of buildings.
As for the technical layer in the building, if the layer is over
22 m
It must also be calculated into the building area.
If there is a pillar awning, according to the horizontal area of the periphery, the building area is calculated; however, please note that if it is a separate column awning, then calculate the building area in half the horizontal projection area of the top cover.
The same situation as the pillar awning: the column carrier, carport, platform, etc., calculate the building area in accordance with the level of the column, but if it is a single row column or a separate column, only the level of the top cover. Half of projection area to calculate.
There are some stairs, elevators, water tanks, equipment rooms and other parts of the house, will be highlighted, and the building area needs to be calculated in the horizontal area of the peripherals. There is also a doorpad outside the wall, and it is calculated according to the same method.
The building area of the balcony needs to be calculated separately by different types. If the balcony is closed, then the building area is calculated according to the horizontal projection area; however, if it is a dip balcony or a balcony, it can only calculate the building area in accordance with half of the horizontal projection area of the balcony. Note; it is half area.
Some buildings and corridors are top cover and column. If the building area is calculated, it is necessary to calculate the horizontal area of the outer line of the column; but if there is no column, it can only be calculated in half of the projection area.
The same calculation method also applies to the overhead striped between the two buildings. If there is a top cover, it is also calculated a building area according to the projected area of the stroke; if there is no top cover, it can only be calculated according to half of the projection area. .
In addition to indoor stairs, most buildings are outdoor stairs. If the outdoor staircase is used as the main channel or for evacuation, the building area is calculated according to each level of the horizontal projection, but the indoor staircase calculates the building area in half of the horizontal projection area.
If it is spanning other buildings, elevated single-layer buildings, which are also calculated in accordance with the horizontal projection area. If it is a multi-storey building, calculate according to the number of natural layers.
Fourth, how to share the public area of second-hand housing
In actual life, the same second-hand housing is often owned by many users. If you want to calculate a household building area, you must first investigate how the property rights of the entire building are divided. The focus is how the public part is divided.
Some structs in the second-hand housing should not be divided into clear, only the principle of "a total of", everyone has a copy, but no one can say which part is him. For example, the roof of the house, the beam, column, the floor; the exterior of the original design and the facilities belonging to the whole house, such as elevators, roof tanks, pump rooms, etc., how can I imagine these things to each household? Of course, if there is an agreement to be separated, it is divided according to the protocol.
In addition, there are second-hand housing, hallway, corridor, channel. Stairs and other parts, if there is an agreement, according to the agreement; if there is no agreement, everyone is not clear, that is, everyone has a total.
If several parts of several parts are co-use, such as co-use stoves, bathrooms, boxes, and closets, such as the property rights are all in this household.
After clearing property rights, you can calculate the building area of the single household. Calculated as follows:
Single-family building area = full building area full range of area x single-house users
For example, Mr. Li purchased a set of second-hand housing and the use area is
80 square meters, the building area of the building is
100,000 square meters
Using the area of use
92000 square meters
, Then Mr. Li is the construction area of the second-hand housing: 100000x92000x80 = 87 (M2)
Of course, this formula can also be used to fill the usage area from the building area. Usually the seller will provide information about the construction area and the area of use of the second-hand housing, and the buyers should carefully check and calculate the information.
5. What are the second-hand housing can't be counted as a building area
In the construction area of the second-hand housing, the following building parts cannot be calculated in the building area.
The first is to highlight the walls, accessories and art decorations, such as columns, bilies, pedicure, non-column, stairs, etc. Although art decoration has aesthetic, it cannot be calculated as building an area.
In addition to the outdoor stairs, there is an outdoor ladder, which is used to examine a special type of fire protection equipment, and cannot count the building area.
Technical layer if not
2.2 meters
It is not possible.
There are also many buildings that cannot be considered architectural area, including: independent chimney, tank, water tower, flue, reservoir tank, reservoir, reservoir, storage position, underground man-defense line or bridge.
Although some platforms account for a small place, it is actually unable to count the building area. For example: the operation platform inside and outside the building, the above-mentioned platform, and the platform of the box can resettle the platform.
If there is no enclosure in the water tank, it is not possible to count the building area.
Some single-layer rooms in single-layer buildings cannot count the building area. It is impossible to hear, but it is true. For example: separated interval, control room, instrument room, etc.
In front, I have mentioned deep underground aerial spaces, slopes, buckets, if the layer is not
2.2 meters
It is also not possible to calculate the building area of the second-hand housing. This can be seen 2.
2 meters
The importance, buyers must pay attention to this "three eight lines".
In addition, in the construction area of the second-hand housing, it can only be considered "half" area. As the buyer should pay special attention to and pay attention, don't know the other "half" that does not exist in it.
Property management
First, what is property management
Property management is a specialized institution to be entrusted by owners and users, in accordance with contracts and contracts, with an extremely subsidiary facilities and venue for business methods, providing all-round services for owners and tenants, is the property to play its use value, and make The property is as much as possible, value added.
Second, the basic type of property management enterprise
Property management companies can classify many aspects such as forming methods, internal operation mechanisms, corporate relations of the property. From the formation of property management enterprises, it can be roughly divided into five types: 1. Branches established by real estate development enterprises, mainly to manage real estate projects developed by superiors. The biggest advantage of such companies is that the project is guaranteed, and the whole process of project operation has been well understood and it is easy to work with developers. Second, the housing management unit to which the real estate department belongs to the property management enterprise. Such enterprises have no long-lasting time, and the administrative color is strong. Third, the property management enterprise formed by the large and medium enterprises and institutions, such corporate welfare colors are more concentrated. Fourth, according to the requirements of the company law, the company, personal initiation, and the property management enterprise of the property management rights will be made through competition. Such companies are more energetic, must adapt to the market, providing better service. V. Property management enterprises formed by the street office. From the operation of the internal management enterprise, it is divided into three major categories: 1. Managed property management enterprises. In addition to the technical backbone of major leaders and various professional management departments, such services such as security, cleaning, and greening have been borne by the contract. Such corporate personnel are moderately desirable. Second, consultant property management enterprises. Such businesses consist of a small number of people with rich property management experience, and do not specifically undertake property management work, but in the form of consultants, consultant fees are charged. Such companies have less staff and high quality. Third, the comprehensive property management enterprise. Such companies not only directly take over the project, engage in management, but also provide consultant services and adaptability. From the property management enterprise and property rights relationship, it can be divided into two categories: First, entrusting service property management enterprises. Such enterprises accept the entrustment of multiple property owners to manage the houses and even the entire community, and the property ownership and management rights are separated. Second, independent business management enterprises. Such companies are assigned to the superiors, manage the self-developed property. Property property rights are superior companies or such enterprises, collecting rent, recycling investment, and obtain profits. Property ownership and management rights are consistent. Commercial buildings, office buildings, office buildings are more common. Third, what is the property management maintenance fund
The property management maintenance fund is a housing shared part. When the shared facility equipment is damaged, it is used to carry out the amount of funds required for transformation, large repair, renovation and renovation. Such as the maintenance of the elevator, etc. At present, property management companies in Chengdu Commodities Residential Community are usually charged the property management maintenance fund to buyers by 1-2% of the purchase price.
Fourth, what is the property management committee?
The Property Management Committee is also known as the owner committee, which represents the legitimate rights and interests of all property rightsters and users in the region, which is responsible for the management of management management in the region. The formation of a property management committee is a very important basic job of implementing property management in residential communities. The number of committees is generally based on 5-15 people, of which the user does not exceed 30% of the total number of members.
5. What is the Property Management Convention
Property Management Convention is also known as the owner's convention, refers to the commitment of all owners and is binding on all owners, and the rights of rights and obligations of the owners in property use, maintenance and management. This is an important document in property management. It is generally revised by the management committee based on the demonstration text that the local government is unified, and the actual situation of the property is revised and added, and it will take effect after the owners' conference. Generally speaking, the property check-in rate has reached more than 30%, and the owner of the owner has held over half of the voting rights can sign the owners' Convention and take effect. The Owners Convention that has taken effect is binding on all owners and users of the property.
Sixth, the concept of owners and owners conference
The owner refers to the owner of the owners of the owners of houses and related facilities in the industry, is composed of owners in the property. According to the relevant regulations, the owners must have more than half of the owners who have the right to vote. The owner can entrust the agent to attend the owners, and the owners of the 18th year of age are attended by their legal agents.
7. How to pricing property management fees
The property management fee should be implemented according to the nature, characteristics of the services provided, and the government pricing, government guidance price and operator pricing are implemented separately. For the privileges, the public health clean, public facilities provided by the user, the public facilities, the public facilities, including public service, including water and electricity, gas fees, cable TV, telephone charges, etc. , Implement government pricing or government guidance prices. The specific price management form of property management services charged by government pricing or government guidance price is determined by the provincial, autonomous region, and municipalities under the central government according to the local economic development level and property management market development. Any special service provided by the property owner and the individual needs of people, except for the government price department, except for the unified charging standard, the service charges implement operator pricing. Eight, the owner can participate in the formulation of the property management fee charge
The price department implements the government pricing and government guidance price, the property management service charges are based on the actual service project and the cost-spending situation, and the price department will declare that the property management administrative department is obtained. Approved by the independent community; the property management service charges of the government's guidance price, the property management unit can determine the specific fee standard within the government's guidance price; the implementation of the property management service fee standard for the implementation of the property management service charges is based on the property unit and the community management committee Or the owner's representative, the user representative negotiates, and the charging items and charging standards should be filed to the local price department.
When applying the charging standard, you should fully listen to the property management unit and the community management committee (Owners' Management Committee) or the owner's representative opinion, which must be conducive to the value compensation of property management services, but also consider the property owners, users. Economic tolerance, based on the basis of the cost of the property management service, combined with the service content, service quality and service depth of the property management unit. The price department shall adjust the property management fee according to the changes in property management costs.
Nine, which part of the property management fee
Property management fees are mainly constructed: 1. Management, service personnel's salary and benefit fees extracted according to regulations; 2, public facilities, equipment daily operation, maintenance and maintenance fees; 3, green management fees; 4, clean health 5, security fees; 6, office fees; 7, property management unit fixed assets depreciation fee; 8, statutory taxes. The profit margin of property management fees is temporarily determined according to the actual situation of the country, the actual situation in the region. Approved or by the property management unit and the cell management committee or property fee project, the charging standards and charging methods should be inspected in the property management contract.
Ten, whether the property management fee should be marked
The property management fee must be implemented, the toll items and standards and the charging approach should be announced in the business places or fees. Property management units should regularly (generally 6 months) to publish charges and expenditures to the owners, publish major measures for property management annual plans and cell management, accept the supervision of the community management committee or property ownership and use.
What are the rights and obligations between the 11th, property management companies and owners?
In terms of property management companies, all of the company's activities should be based entirely on legal provisions and sign contracts with the industry, and both parties should comply with their respective rights and obligations. Owners' rights and obligations owners ready for houses. The owner's rights include residential ownership and use rights, and enjoy all rental income for housing rentals. Has been free to sell, transfer, rent your own real estate, not interfere with others, and are protected by law; there is the right to use public facilities such as public places and elevators in the building; The right to supervise the work of management companies and their staff in accordance with the terms of contract provisions. The owner's obligation should be in accordance with the contract, pay the management fee and other fees, and the tax regulations specified; the contract should be signed. The owner's committee is a representative of the owners in the property management area, as well as the sub-district office, the person identified by the neighborhood committee, and the director of the owner committee is served by the owner. Property Management Corporation's rights and obligations based on the principles of rights and obligations, and the property management company is the right to the other party (owner) obligation, and its obligation is the right to enjoy the other party. 12. Can the owner check the property company?
The property management industry has its own specificity, and the profit of its industry is extracted by a proportion of total expenses for the owner. Therefore, the expenses of management costs have become the most concerned issue of the owner. After approved the annual revenue budget for the management company, supervising the costs as an important part of the property management financial supervision by planning. So is it to check the company's accounts in the name of supervising account accounts? Specifically, the owner has the right to pay for financial supervision, but the way to exercise this right is not the account of the owner's private inspection management company. The purpose of checking is to supervise the openness and transparency of financial expenditures of the company. Whether it meets budget projects, there is no extraordinary mobility to deceive owners in expenses. As the supervisor and the supervisor need to make an authority, there is a conclusion of the legal effect. The general owners do not have professional financial knowledge, even professional finance staff cannot provide legally effective auditing proof of legitimate effectiveness. Therefore, when the owner uses the personal identity, the management company has the right to refuse, otherwise each owner can abuse his own checking rights, which can only seriously interfere with the normal operation of the management company. If the owner wants to exercise this right, there are two ways to choose: First, the private entrustment accounting franchise is checked; the second is to invite the owner committee to entrust professional services. Only national law recognized professional accounting firm can provide effective audit reports to meet the legitimate rights and interests of both sides, and truly help owners exercise their legal rights.
Thirteen, how to supervise property costs
The normal operation of property management company is derived from the collection of management fees. Managing companies must prepare management fee annual budgets and annual management expenses. Due to the comprehensive impact of various reasons, the annual management fee has produced a large deviation of the annual budget, and some super budget expenditures, some have a larger feasibility due to the unreasonable budget. Therefore, do a good job in supervision of the cost of property management company, can protect the owners' personal interests. The management fee for super budget expenditure is often the reason for this, which will increase the management fee charging standard in the next year, which will increase the burden on the cost of the user's lower annual cost, and increase the flow of cash. For the resulting management fee for greater savings, or the cost control of the annual management company has achieved better results, or there is a certain unreasonability of the management fee budget, the balance should be part of the annual budget expenditure. Source, at the same time, management companies can also require the company to properly reduce the annual management fee charging standard, which can reduce the burden on the cost of the user's annual cost, and reduce cash outflow. It can be seen that doing a good job of supervision of property management company cost spending, and has a great guarantee for users' personal interests. Now, most property management companies have regular financial statements to accept user supervision, increase the transparency of the financial system supervision disclosure. As the owner committee, how can we perform well-supervised functions? (1) Management Budget Annual Period A, relevant index analysis of the financial statements submitted by the management company (generally referring to the management fee balance, management cost expenditure table and balance sheet), especially payment of management expenses The analysis of the table is to discover the extent of exception cost and unreasonable cost. B. Regular inspection of whether the management company's charges are reasonable, whether financial revenue and expenditure is open. C. Establish an exceptional large cost expenditure report system. (2) Manage the annual year-end A of the budget A. Analyze the income and expenditure of various indicators based on the annual report after the audit of the attached accounting firm. B. According to the annual budget indicators and annual report-related indicators, the cause of each indicator has deviated, especially for the cost of super budget implementation, can be performed by the representative of the owner's committee to confirm its occurrence Rationality and legitimacy. C. Record the resulting profit and loss to provide a reference for the approval of the next annual management fee budget. Purchase point
First, choose the second-hand housing 18 pay attention
First, whether there is a private part of the private part. Such as the case of the roof platform, the corridor, or whether there is a small loft in the house; whether it is changed through the inner and outer structure of the house, if you change the balcony into the bedroom or kitchen, will be separated into two, etc., the balcony is owner's own Closed, this involves the problem of how the area calculates.
Second, confirm the accurate area of the house. Including building area, the area of use, the actual area of the room, is generally labeled in the property rights, the most insurance method is to measure the area from the corner of the house to the corner of the house, that is, the so-called carpet area.
Third, observe the internal structure of the house. Whether the unit is reasonable, there is no shortcomings for living; whether the pipeline is too much or the trace is unreasonable; the ceiling is trace of water; whether the wall has a clear problem with a burst or peeling.
Fourth, assess the municipal supporting facilities of the house. Open the water tap to observe the quality of water, water pressure; open TV to see if the image is clear, how many places can be heard; confirm the power supply capacity of the house, avoid the embarrassment of air conditioning in the summer; Whether the gas is turned on, whether there is natural gas; the supply of heating in winter, the charge is charged, the number of heating is insufficient, the heating temperature is not enough.
V. Understand the situation of decoration. Whether the original housing has been decorated, how is the level of decoration; understanding the internal structural diagram of the residential, including the direction of the pipeline, the position of the load wall, etc. to renovate.
Sixth, the level of property management. How to charge water, electricity, coal, warm, is the upper entry collection or yourself; do three tables; observe elevator brand, speed and management method; observe the level of cleanliness and layout of public corridors; whether the cell is closed; security guard; security How is the level; the cell greening work; which services are available in property management companies. Seven, understand the cost of living. Water, electricity, coal, warm price; material management fee collection standard; cost of parking space.
Eight, the history of the old house. Which year is covered, how long is how long the land use period; who lives, what background, what is the purpose; whether there is a bad thing, if you owe money or aft, whether it is owed The cost of property management company and the cost of water, electricity, coal, and warmth.
Nine, the combination of neighbors. Visit, lower, left, right neighbors, understand whether they live in this life; chat with the staff committees or conveyors, understand the situation.
Ten, property rights. Whether the original unit is allowed to be resold; whether it has been composed of the cost price of the standard price purchase or is divided into charge with the original unit; the original unit will reserve the priority repo to the original unit, so it is necessary to confirm whether the original unit is Agree, generally, the military production, hospital (hospital) production, school (school) produced public housing must be able to make the original unit to make it; pay attention to whether the owners and the sold house on the property rights certificate are the same person; Is the cost-owned house or a standard room or an economical applicable housing; the area confirmed by the property rights certificate is inconsistent with the actual area; it must be found to see the original certificate of the title certificate, and to check the authenticity of this property certificate; Confirm the integrity of property rights, there is no mortgage (including private mortgage), a total of people.
XI, buy a house knowledge. Timely understand procedures, fees, and procedural changes. Public housing is a new thing, so we must do a good job of mental preparation. Attention to the policies change; media reports are very concerned about public housing listing, pay attention to new news from newspapers; consult a lawyer and intermediary agency; the most reliable or to the relevant housing management Consultation, timely understand the latest information.
12. Is the house value not worth this price?
Through the repeated comparison of public housing on the high-level, the value of the housing; the approved intermediary company or assessment office is evaluated; the bank provides a mortgage will be an assessment, this price can be seen as the lowest price price of the house.
Thirteen, can you do second-hand housing mortgage? The conditions for the second-hand housing mortgage are: 18 years old, there is a urban account; provide stable income, payment of the principal, willing to use the house as a mortgage, or can provide other eligible mortgages; Reliability; pay the relevant fee.
14, should you please ask a lawyer? The trading of second-hand housing is more complicated than commercial housing. Therefore, lawyers provide recommendations more reliable; the time of public housing is not long, there is not much lawyers who can provide this type of service, and the charging standards are not as familiar. Business lawyers do a comprehensive consultant.
Fifteen, should you not find a proxy? The second-hand housing information of the agency is more comprehensive, but the accuracy of the information needs to be verified; what should I know before handling your business to the agency: Do you have the service provided by the Act? Can you help apply for second-hand housing mortgage? If there is a problem in the buying and sellers, is there any obligation to the agency line, and be responsible for compensation? What is the service charge standard for the agent?
XVI, what kind of agent is selected? Reliable proxy should provide two certificates: Business Licensing and Medical Certificates issued by the Housing Land Administration.
Seventeen, the handover of the room and property rights. Don't just believe in the credibility of the other party, pay the money and then transfer or pay the first time, it is an important issue; you can consider that the unit will be credited in a two parties, such as a lawyer or a good reputation. After the completion of the household, transfer the room to the vendor's account. Eighteen, the transfer of property rights. It is necessary to go through the local housing land administration to complete the transfer form; from the perspective of buying a house, it must be the house after the households will really belong to you. Before this, the seller can destroy about anytime.
Second, buy second-hand housing 20 points
In the second-hand housing sales, it is necessary to be reminded that buyers, if you buy a deceived at least a deceived debt, buy second-hand public housing, the retrieval and compensation difficulties are much higher.
First, confirm the reliability of property rights 1. Pay attention to whether the homeowner on the property rights certificate is the same person with the seller; 2. It is clear whether it is a cost-owned house or a standard room or an economical applicable housing; The area confirmed by the property rights certificate is inconsistent with the actual area; 4. Be sure to see the original title of the title certificate and to the Housing Authority to check the authenticity of this property certificate.
Second, check whether the original unit allows the reserved 1. Whether it is confirmed whether the standard price is purchased, it has been completed in accordance with the cost price or divided into the original unit; Most of the public housing is reforming the original unit to retain the priority repo, so it is necessary to confirm whether the original unit agrees. Generally, public housing produced by military production, hospital (hospital), school (school) must have to make it after the original unit.
Third, check if there is a private part of the private part. Is there a platform for occupying roofs, corridors; or small loft in the house; 2. Whether it is changed through the inner and outer structure of the house, such as changing the balcony into a bedroom or kitchen, separating it into two; 3. Whether the balcony is closed by the owner, which involves the problem that the balcony area should calculate.
Fourth, confirm the accurate area of the house. Includes building area, use area and actual area in indoor; 2. Property rights are generally indicated by building area; 3. The most insurance method is to measure the area from the corner of the house to the corner of the house, that is, the so-called carpet area.
V. Observe the internal structure of the house. Whether the apartment is reasonable, there is a shortcoming of living in a particular situation; 2. Whether the pipeline is too much or the trace is unreasonable; Whether the ceiling has a trace of water, whether the wall has obvious problems such as bursting or peeling.
Sixth, the municipal support for the assessment of the house. Open the water tap to observe the quality of water, water pressure; 2. Take a TV to see if the image is clear, how many places can be taken; 3. Confirm the power supply capacity of the house to avoid the phenomenon of air conditioning in the summer; 4. Observe whether the indoor and external wires have aging; 5. The connection between the telephone line is the ordinary telephone line or an ISDN telephone line; 6. Whether the gas is turned on, it has been communified; 7. There is no hot water supply in the cell, or whether the house itself has a water heater;
Seven, understand the situation of decoration 1. Whether the original house is decorated, how is the level and degree of renovation need to be knocked off; 2. Understand the internal structure of the residential, including the direction of the pipeline, the position of the load wall, etc. to renovate.
Eight, check the level of property management 1. How to charge water, electricity, coal, and warm, is the upper entry collection or herself to pay three tables; 2. Observe the brand, speed and management method of the elevator, observe the degree of tidy and layout of the public corridor; Whether the cell is closed to the security level how to observe the quantity and responsibility of the security personnel; 4. What services are provided by the Community Greening Work Property Management Company. Nine, understand the cost of rear residence 1. Water, electricity, coal, warm price; 2. Collection standards for property management fees; 3. The cost of parking spaces.
Ten, trace the history of old houses. Which year is covered with long land use deadlines; 2. What is the purpose of which people live? 3. Whether there is a bad thing to owe money or have a stealing case; 4. Whether it is owed to the cost of property management company and the cost of water, electricity, coal, and warm.
XI, understand the combination of neighbors 1. Good neighbors will make your life in different times to see people in the community, and judge people's social level through clothing and living laws; 2. Visit, lower, left, right neighbors, understand whether they live here; 3. Chat with the neighborhood committee or conveying room, understand the situation.
12. Accident counting house price 1. By judging the value of the house by repeated comparison of public housing in the market; Entrusted intermediary companies or assessments for assessment; Bank provides a mortgage when it will make a preserved assessment. This price can be seen as a minimum of houses.
Thirteen, see if it can do second-hand housing mortgage second-hand housing mortgage is: 1. Over 18 years old, there are urban account, Chengdu, and outside the field; Can provide a stable income payment principal and interest; 3. Willing to take the sold house as a mortgage, or can provide other eligible mortgages; 4. The property of the house owned is true; 5. Pay the relevant fee.
14, please lawyer 1. The sales of second-hand housing is more complicated than commercial housing, so lawyers provide recommendations to refer to more reliable; There is not much time for public housing, and there are not many lawyers who can provide this kind of service. The charging standards have no regular regulations; It is recommended to ask a lawyer who is familiar with the business as possible.
Fifteen, find a proxy line 1. Chengdu Public Housing is listed on two-headed, intermediate-release policy, and the middle trading process is completely operated by the agency; The second-hand housing information of the agency is more comprehensive than individual, but the exact level of information is currently needs to be verified; 3. Before you give your business to the agency, you should understand: What are the services provided by the Acting Bank? Can you help apply for second-hand housing mortgage? If there is a problem in the buying and sellers, is there any obligation to the agency line, and have the ability to compensate for losses? What is the service charge standard for the agent? Can you guarantee the second-hand room to buy?
XVI, check whether the agency line reliably provides two certificates: 1. The effective business license issued by the Chengdu Industrial and Commercial Bureau, the intermediary agent issued by the Chengdu Housing Land Administration; 2. The qualification certificate is issued by the industry management department and has more reliability to ensure the agency.
17. Timely understanding policies, procedures, and cost changes. Soching in Chengdu has been launched in Chengdu soon, it is necessary to do psychological preparation and keep abreast of policies. The media report is very concerned about public housing, pay attention to new news of newspapers; 3. Consult with lawyers and intermediary agency; 4. The most reliable still consult the relevant housing management department, timely understand the latest information. Eighteen, whether the property rights are complete 1. Confirm the integrity of property rights, there is no mortgage (including private mortgage), a total of people, etc., to know such disputes even in Hong Kong that is very perfect in law; 2. Only believe that your eyes must be transferred to the home house.
Tenteen, careful in the handover of room capital and property rights. Don't just believe in the reputation of the other party, first pay the money and then transfer or pay the purchase and then pay it is an important issue; 2. It can be considered to put the room in one party, such as a lawyer building or a good reputation, and then transfer to the seller's account after the completion of the household.
Twenty, guaranteeing property rights to pass smoothly. It is necessary to complete the transfer procedures by the Chengdu Housing Land Administration, and the guarantee of the agency line, lawyers, notarized, etc. is not the completion of the transaction process; 2. From the perspective of buying a house, it must be that this suite is really at all after the property, before this, the seller can destroy.
Third, pick "second-hand housing" four skills
The housing has become a product, the "second-hand housing" transaction will become the most active part of the entire real estate trading market. "Second-hand housing" is not like purchase new housing, so pay attention to it.
The first step in the property rights status is to provide the seller to provide property rights certificates, identity documents, qualification documents, and other documents; the second step should check the source and property records of property rights purchases in the property management department, including homeowners, files Document order, registration date, transaction price, etc .; the third step is to check that there is no debt burden on the house. In addition, buyers also need to understand whether they are purchased, whether they are seized by the court. In particular, property rights have disputes, or some property rights (such as public housing purchased by standard price), share of property rights, property rights, unproductive houses, even if the house is better, do not buy it Go to the property rights.
It is usually more complicated in the structure of "second-hand housing" in the house structure, and some houses have repeatedly transformed, and the structure is generally poor. When purchasing, not only understand the age of house, whether the existing building area and the use area are consistent with the production rights, whether the housing layout is reasonable, the facilities and equipment are complete, good, etc., more detailed to investigate the structure of the house. The situation, understanding the renovation of the housing has no destruction, there is a hidden danger such as selfless, renovation of the main structure damage. To this end, you can check the original file to the archives of the housing department, and look at the drawings to dispense the doubts.
The surveillance environment and supporting the old house is generally located in the urban area, the building density is large, and the surrounding environment has been formed for many years. It is generally difficult to change. We must carefully examine whether there is a non-pollution source around the house, such as noise, harmful gas, water pollution, garbage, etc., and the surrounding environment, community safety and security cleaning. The investigation of housing supporting facilities mainly include: water quality, water pressure, power supply capacity, gas supply, heating supply and charging standards, and sharpness of television reception. Take a look around the neighbor, which will have a deeper understanding of the environment and life convenience here.
Understanding property management status on property management, mainly to investigate the reputation and service of property management enterprises, to see the basic quality of security personnel, security equipment and management personnel, service attitude; community environment hygiene, green Whether it is cleaned, comfortable, and the facilities are intact, and the operation is normal. We must also understand the price of property management costs, water, electricity, gas, warm, and parking spaces. Learn if public facilities and public service maintenance special funds are established, so as not to pay huge maintenance costs in the future, Buy can't afford it. Many public housing have been sold in a state of "unmanned tube", and should be careful when choosing. The housing has become a product, the "second-hand housing" transaction will become the most active part of the entire real estate trading market. "Second-hand housing" is not like purchase new housing, so pay attention to it.
The first step in the property rights status is to provide the seller to provide property rights certificates, identity documents, qualification documents, and other documents; the second step should check the source and property records of property rights purchases in the property management department, including homeowners, files Document order, registration date, transaction price, etc .; the third step is to check that there is no debt burden on the house. In addition, buyers also need to understand whether they are purchased, whether they are seized by the court. In particular, property rights have disputes, or some property rights (such as public housing purchased by standard price), share of property rights, property rights, unproductive houses, even if the house is better, do not buy it Go to the property rights.
It is usually more complicated in the structure of "second-hand housing" in the house structure, and some houses have repeatedly transformed, and the structure is generally poor. When purchasing, not only understand the age of house, whether the existing building area and the use area are consistent with the production rights, whether the housing layout is reasonable, the facilities and equipment are complete, good, etc., more detailed to investigate the structure of the house. The situation, understanding the renovation of the housing has no destruction, there is a hidden danger such as selfless, renovation of the main structure damage. To this end, you can check the original file to the archives of the housing department, and look at the drawings to dispense the doubts.
The surveillance environment and supporting the old house is generally located in the urban area, the building density is large, and the surrounding environment has been formed for many years. It is generally difficult to change. We must carefully examine whether there is a non-pollution source around the house, such as noise, harmful gas, water pollution, garbage, etc., and the surrounding environment, community safety and security cleaning. The investigation of housing supporting facilities mainly include: water quality, water pressure, power supply capacity, gas supply, heating supply and charging standards, and sharpness of television reception. Take a look around the neighbor, which will have a deeper understanding of the environment and life convenience here.
Understanding property management status on property management, mainly to investigate the reputation and service of property management enterprises, to see the basic quality of security personnel, security equipment and management personnel, service attitude; community environment hygiene, green Whether it is cleaned, comfortable, and the facilities are intact, and the operation is normal. We must also understand the price of property management costs, water, electricity, gas, warm, and parking spaces. Learn if public facilities and public service maintenance special funds are established, so as not to pay huge maintenance costs in the future, Buy can't afford it. Many public housing have been sold in a state of "unmanned tube", and should be careful when choosing.
Fourth, whether the second-hand housing can be purchased
First, the second-hand housing can be bought, to see your estimation of domestic economic prospects, whether it is considered the most difficult moment, and the economic prospects are optimistic. Good economy, the stock market is good, the stock market is proved that all industries have been fully recovered, more people can earn money. The lotion is burned, and the demand for a new disk is naturally growing. It has a substantive support in a litage price. The price of the second-hand landlift will rise high.
Second, buy second-hand buildings in the current price, most of the owners have caught 20% -30%, or even 40% -50%, these property prices have arrived even if they buy a land or buy developers awareness or buy window scenery It is worthwhile to return to the floor, and it is estimated that the property price is not big, but the opportunity to rebound is also very slightly, so it is best not to be based on "short-fried", but should have a long-term investment. Psychological preparation. Take a long-term investment in the long-term rental, two long-term investment in high-quality second-hand properties, and the risk will decrease. However, it is necessary to make a long-term investment, and the funds that are put into the property should not be used in two or three, and this is unreasonable. Otherwise, it will be forced by "waiting for money". In other words, if you are confident that the economy will be fine, and you have a funding that doesn't have to be used within two or three, then as a "savings nature" investment, buy second-hand property, it is a good idea. Naturally, the investment will always have a risk, buying the second-hand property is not a "package win must earn" project, the property price has a rise, there is a rule of iron, if you can't afford this fluctuation, then Anan Splitting bank regular deposits or buying government bonds is suitable. Five, what is second-hand housing and intercept
What is a second-hand housing? Second-hand housing is a common name of the real estate property transaction secondary market relative to the commercial house of the real estate property. Where the property rights clarity, the house in the listing can be called second-hand housing after a hand of buying and selling. These include purchasing public housing and affordable housing.
What is the intercept? The second-hand housing intermediary market is to ensure the legitimate rights and interests of buyers and sellers, and ensure the normal intermediate guarantee business for housing transactions.
The specific steps are: According to the provisions of the two parties, the funds of the buyer will be placed on the seller as scheduled, and the seller's house property rights procedures and the housing housing are handed over to the buyer as scheduled, so that the two sides have their own, avoiding mutual trust, even resorted The situation occurred in the law. There are currently a number of real estate markets to launch this business.
6. Buy second-hand housing, strictly put six major offices
Now, as the country releases the second-hand public housing listing, the housing price of the new commodity housing is too high, many residents buy "second-hand housing" has become increasing, in fact, the situation involved in the "second-hand housing" is more than buying new housing More complex. The author believes that the "second-hand housing" to buy, at least the following "Six Off":
First, to approve the integrity and reliability of housing property rights
Confirm the integrity of property rights, see if there is no mortgage (including private mortgage), a total of people, etc., pay attention to the owner of the property rights certificate is the same person; engage in the cost of the cost house or the standard room or affordable housing Be sure to look at the original title of the title certificate and to check the authenticity of this property certificate; to confirm whether the original unit allows for transfer, because most of the public housing is reforming, the original unit is reserved for priority repo, so it must be confirmed Whether the unit agrees to make, whether it is a cost price to make up the cost or divide it according to the cost price of the price or to the original unit, in general, military production, hospital (hospital) production, school (school) Public housing must be able to make it after the original unit.
Second, we must figure out the area, structure, and decoration of the house.
To confirm the accurate area of the house, including the area of building area, the area of use, and the actual area of the indoor, to verify that the area confirmed by the property certificate is inconsistent with the actual area, and the property rights certificate is generally indicated by the building area, the most insurance The way is to measure the area from the corner of the house to the corner of the house, that is, the so-called carpet area; to observe the internal structure of the house, whether the unit type is reasonable, there is a shortcoming of the residential, check whether the pipeline is too much or the traverse is unreasonable. Does the ceiling have a trace of water? Wall has obvious problems such as bursting or peeling; in addition, to understand the situation of the decoration, whether the original house is decorated, the decoration level and extent. Third, to investigate the municipal support, property management level
Open TV to see if the image is clear, how many sets of programs can be taken, open the water quality, water pressure, confirm the power supply capacity of the house, to avoid the phenomenon of air conditioning in summer, observe whether the indoor and outdoor wire is aging Whether the "three tables" leaves, the telephone line is connected, is the ordinary telephone line or an ISDN telephone line; Whether the cell is closed? What is the security level? Observe the quantity and responsibility of security personnel, how is the community greening? Property Management provides which services and fees are available.
Fourth, you must understand the history and neighbor combination of houses.
To learn which year is covered, how long is how long the land use period; which people live, what background, what is the purpose, whether there is a bad thing, whether there is money, or happened Aft? Is there any fees for property management companies and the cost of water, electricity, coal? Good neighbors will make your life happily, can see people in the community at different times, and judge the social level of people through clothing and living laws, observe the cleanliness and layout of public corners, visit, lower, left, right Neighbors, understand whether they live in this live, chat with staff members, or conveyors, understand the situation.
5. To repeatedly determine the value of this house value is not worth this price
By judging the value of the house in the market, it is also possible to entrust the intermediary institution or evaluation agency to evaluate the assessment. If you can figure out whether you can do second-hand housing mortgage loans after the house, it should be said that the bank provides mortgage To make a preserved assessment, this price can be seen as the lowest price price of the house.
Sixth, to legal, thoroughly completing the "second-hand housing" transfer procedures
Don't just believe in the reputation of the other party, pay the money and then transfer, it's an important issue, you can consider the unit (individual) that the room will be credited to the unit (individual), wait for the transfer, turn the room turn For the seller; especially the right thing is that the transfer of property rights must report to the house land management department to complete the transfer procedures, the guarantee of the agency line, lawyers, notarization, etc. It is not enough to complete the transaction process, from the perspective of buying a house. It must be that the owner is really belonging to you after the transfer of property rights, before this, the seller can destroy about any time.
Seven, second-hand housing sales contracts must be essential terms
At present, the country has not yet issued a format contract for second-hand housing sales, and the general second-hand housing sales contract is agreed by the parties. We know that compared with the real estate first-level market, the second-hand housing market is more small, zero-scattered, casual, trading main body, complicated, risk, is because of this, the parties who buy and sell both the parties must be very cautious, The party can better reduce vulnerabilities and risks to maximize their rights.
According to our "Contract Law" and business practices, the following content is essential in a second-hand housing sales contract:
I. The name or name of the parties, the residence is mainly to understand the specific situation, address, contact method, etc. of the parties, so as not to appear fraud; the two sides should introduce or investigate or investigate the other party; should state whether there is a total of property, whether Couples joint property or family co-property. Second, the subject matter of the contract is the second-hand housing that both sides want to sell, this is the key to this contract, must clearly agree. Here, there should be a housing location, nature, area, structure, pattern, decoration, facilities and equipment, etc .; at the same time, it is necessary to write housing property rights (to be connected to the first one); whether the original unit is allowed; if there is a house Mortgage or other rights are defective; whether there is a privately built part; the property management fee and other payment status of the house; the transfer process of the house related document data.
Third, the price here is also very main content, mainly written the total price; payment method; payment conditions; how to apply for mortgage loans; deposits; Fourth, performance period, place, mode here mainly refer to the time of exchange; conditions; handling relevant procedures; cooperation and coordination problem; both parties should seek intermediary companies, lawyers, assessment agencies, etc .; various taxes, how other fees Sharing; how to deal with the price increase, how to deal with it.
V. Fifth, default resulted here mainly explains which system default situation; how to bear default liability; calculation and payment of liquidated damages, deposit, compensation; in what circumstances can be disclaimed; guaranteed form; 6. Sixth, solving disputes The main agreement is the main agreement. The dispute is to use arbitration or litigation.
Seven, the contractual effective clauses are hereby consensus time to take effect time; effective or failure conditions; the parties cannot obstruct conditions or uneven obstruction of their own interests; effective or failure period; resulting in the invalid disclaimer The parties demand the conditions for changing or withdraw the contract; how the property returns after the contract is invalid or revoked.
8. Contractualization, termination or release provisions According to Articles 68, 91 of the Contract Law, the contract parties can suspend, terminate or relieve the house trading contract. It is necessary to clearly agree here to abort, terminate or release the conditions; in the above case, the notice, assistance, confidentiality and other obligations should be fulfilled; the exercise period of the relief; remedial; contract abort, termination or release, how to return property .
Nine, the changes in the contract and the transfer of the change and transfer of the contract may not be changed, and the prohibition terms are not changed.
Ten, the attachment explains which attachments in this contract; the effectiveness of the accessories, etc.
Eight, second-hand housing needs to be designed and then buy house
Most of the second-hand housing is old, the facilities are behind, and the indoor distribution is unreasonable. It can be summarized as "a large three small", namely large bedroom, small health, kitchenette, small living room; some is "two no", no living room, no balcony; there is also a combination of health, kitchen. Since most people who need to buy second-hand housing are not rich, therefore, it is necessary to study hard when buying a house.
For example, some people buy houses without houses, hoping to transform into two rooms, while also wanting to separate the big bedroom into small bedroom and study, or storage room, but this is not enough space; there is People want to synthesize two housing, or buy the housing of the neighbor to join the transformation, and some people want to transform the second set of housing upstairs into a burst-in-house housing, these must see the relevant departments. No license, and whether it is safe to allow building structures such as rushing caves. There are many situations such as this, and there is not one case. In short, you can't buy a house first, and you will be designed. Otherwise, the structure is not allowed to change after the purchase of houses, and the original idea will be greatly reduced. In addition, due to the shortcomings of the construction of the second-hand housing, the situation of indoor facilities is different. You must check out before buying a house, otherwise you will bring problems for future transformation and use. For example, some second-hand housing does not have a bathtub under water, the water, the washing machine, and the ground drain, whether there is conditional addition to the transformation is a problem. For another example, some old-fashioned residential power distribution is relatively backward, pay attention to whether there is conditional transformation when purchasing.
In short, please ask the interior designer to see the interior designer before buying second-hand housing, and inform you of our future transformation ideas, of course, you have to ask some structuralities in the relevant departments of the country in advance.
Nine, how to check the quality of second-hand housing
When buyers buy second-hand housing, they should carefully review the quality of second-hand housing:
Check the housing without cracks
First carefully look at the ground of the second-hand housing and the upper or cracks, there is no crack, if there is a crack, what kind of crack is to be seen. Generally speaking. Parallel cracks with the horizontal side of the room, although the quality problem, but basically does not have hazards, which will not hinder the use after repair. If the crack is 45 degrees of oblique angles or in the corner of the wall, it will indicate that the housing will be severe, and there is a problem of structural quality.
Second, see if the outer wall of the house has cracks, and if there is crack, it is a serious quality problem.
Third, whether it is a crack in the absence of the wall, and if the crack is penetrated through the entire wall and wears it, it means that the room has a dangerous hidden danger. For such a serious hidden housing, the buyer must not be reported.
Check if the house is tilted
Although specializing in the tilt of the house needs to use specialized instruments, the purchasers use visual visual perspectives, and the distal distances can basically find problems. You can use the fine rope on the roof, and the wall is placed down to the wall, and the degree of tilt is checked around.
Check if there is no leakage in the house
Choosing the buyer of the top floor should carefully observe whether the top layer has cracks. At the same time, it is necessary to carefully observe whether the corner is marked with yellow-yellow traces and the contrast, bubble, peeling, and falling ash, which are signs of leakage. Furthermore, it should also be seen that the top of the kitchen, the bathroom, and the balcony and the pipeline interface have been leaking.
The buyers who choose the base floor have to pay attention to the ground seepage situation of the house, to carefully check if there is a discoloration of the house wall. If there is, this shows that the floor is serious and humid, and it must be transformed. The color of the ground cement is observed whether the color of the ground cement is overweight, and there is a cold feeling, and how the ventilation condition is. It is also possible to knock on the ground with hard objects and check it is true. The leakage of the top floor and the bathroom pipeline entrance and exit, as well as the moisture of the ground floor is currently a more common quality problem, although it is not dangerous, but very annoying, have to check.
Check that there is no lime "exploded" in the wall
This is because the lime has not passed enough time to be more time-matched or excessive or stirred in the cement, which can be hit "exploded points". If the area is relatively loose, fall off, it is also a quality problem, which will give you a great trouble to your residential and renovation, and cannot be ignored.
In addition, there is also a drain test in the bathroom and balcony, etc., that is, put some water here, see if it can smoothly discharge the water. Otherwise, you will bring you inconvenience or increase your renovation cost. Ten, how to check the space combination of room
The quality of the indoor space is also the sequence of the indoor space, the hierarchy of the indoor space, which is embodied in the combination of indoor space. How should buyers should pick the space combination between second-hand housing rooms?
In general, there is a contrast and change in the room, and there is a difference in the size of different functions, and the shape is different. If it is carefully arranged in the design, it can make the space contrast effect and achieve good spatial effect. If some small spaces are set around the big space, people can make people feel smaller, large spaces. If there is a long streamline in the building, it is best to form a spatial sequence. Spatial sequence refers to turning changes in a certain streamline tissue space in the building. There are many streamlines in a building, but the spatial changes on the mainstream line are the most important, and when buyers choose, it should also be selected for changes in mainstream lines.
For the indoor space combination of residential second-hand housing, it should be practical. The space combination in the second-hand housing is generally launched in the living room, the dining room is the center hub, and special buffer space should not be set to transition and connect. If there are some small aisle, it is best to connect more directions and population. The spatial change of the residential should be reflected in the hall and living room, living room and bedroom, living room and dining room, especially in the relationship between the people, the hall, living room, and dining room. The hall should be small, concise, the living room should be independent, it is best to have a complete corner, there is a complete wall (there is no door on the wall, the window), at the same time, the living room will be able to distinguish the flowroom quickly, from the living room to each The room winding is short. The dining room should be closely contacted with the living room, and the dining room can also bear part of the evacuation task.
XI, see several common indicators for second-hand housing
Physical properties of a single room include temperature, humidity, brightness of the room, bright and strong, color and tones in the room, the shape of space, and the size of space.
For the second-hand housing, in addition to the living room, the shape of its space is suitable, consumers should avoid choosing a shaped room to do bedrooms.
In the bedroom, the bed is placed, the bed is the rule of the rule. If the room is a shaped, it is easy to form a corner space, and other furniture is not fooled, resulting in low utilization of space. Homes with more shaped rooms, the standardization of construction, low degree of scale, the cost is generally higher than the rule-shaped suit, and the high cost will be high.
The shape of the living room can be shaped, but the space cannot be too narrow, it is suitable for square. The size of each use is a good proportion. It is recommended that buyers don't choose the kind of picture to pursue the living room, the bedroom is small. The building area of the master bedroom should have
12 square meters
The above is suitable, non-open family living room area should not exceed
20 square meters
, The kitchen, the space size of the bathroom needs to meet the basic operational requirements. The total area is large, and the residential suites of the "bottleneck" restriction space should not be selected.
The buyer should look at the indoor shape, whether the position of the lamp is appropriate, whether the number meets the basic requirements; see if the indoor powder brush is meticulous, touch the wall, see if it is easy to lose powder. If the ground is processed, you should look at whether the ground tone is coordinated, whether the pattern is in line with your wish.
Twelve, the plane layout of second-hand housing is most important
The flat combination is the basics of house buildings, and to a large extent, it determines the applicability of the house. When choosing second-hand housing, be careful, repeatedly scrutinize the construction plane of the purchase of second-hand housing, pay attention to the planned combination of the building.
Note if the function partition in the room is clear
In general, the public space of the house (such as living room) and private space (such as a bedroom) are maintained in good contacts and do not interfere with each other. Therefore, it can be seen whether the living room is too much, the living room is not appropriate; how can the living room and the outer space separation, the sound of the living room is suitable for the bedroom rest; in addition, in the case of only one bathroom, The bathroom should be easy to contact with the living room, close to the bedroom, and the door is open to hide. Service space (such as kitchen, bathroom) and service space (such as bedroom) is easy to contact, while avoiding service space on the affected space of service and interference. From the entrance to the kitchen, the distance should be short, directly, and the partition with the bedroom should be clear. If you want to go around a large circle to the kitchen, the kitchen's waste should pass through many parts of the house, not only is the view, but it is easy to contaminate elsewhere. Check if the planar combination is too large, whether there is too much walkway, is it necessary?
In general, the larger the room, the greater the area requirements of the traffic contact space. There is also a matter of course in some large-scale rooms. However, because many houses have not been high in the past, there is also a walkway in the case of a small house area, and these walkways are generally not light, not ventilated. This kind of walkway is not high in residential utilization for the area, and it is impossible to bring much space. When choosing second-hand housing, you should try to avoid this housing. When buyers use space to use space for second-hand housing, we must adhere to this principle: the flexibility of space is high, and it is necessary to adapt. The specific selection method is: corner, apex, the hallway is less suitable, the space of the light is mostly suitable, the depth of the room is small, the room is in terms of great, the door in the room is small It is advisable.
Analysis of the planar combination of the entire building
Learn how to organize space for the entire building where the purchase of second-hand housing is, it is four households, one ladder, three households, or two households. There are too many buildings per floor, then each household is limited to the direction of light, in terms of ventilation, lighting, and newfay, there is a high use of four households on the stairs. It is also a largest interference of the stairs to each user. The advantage of users is smaller in the coverage of each household. When buyers choose second-hand housing, the same sleighted, the same area, if each square meter and price are different, the number of stairs in the plane should be preferred. The buyer has to check the "independence" of the household and the household. For example, some residential exterior walls are too much, although they strive to light the light surface, it is easy to cause the window between the household and the household, and "face-to-face", so that the privateness of the room is lowered, the quality of the room is also a discount. Also, if the household and the household can "climb". If the two households are close to, a house can be easily climbed to another, and the safety of the house will also decline.
Thirteen, how to verify the second-hand room of the underlying or top
Since the second-hand housing is mostly the old room, its housing building will expose some problems during the use of the process, especially some special floors. Therefore, when buyers choose second-hand housing, they should clarify their own goals and use status, analyze the advantages and disadvantages of each floor, choose the most suitable floor. When choosing some special floors (such as the underlying, top layer), pay more attention to careful analysis and investigation. Although there is now the "top-level" statement, the bottom can use the surrounding airborne sultry flowers, and the wall can also wear a wall in the street. The top floor can also engage in "roof garden", but because of the old-fashioned buildings, the building level has The limitations are limited to "top" will be limited, but also may hide many other floors do not have problems. How to choose the underlying
If there is no overhead half layer, the indoor ground is only 60 to 90 cm higher than the ground, and the buyers must carefully check their moisture-proof design and measures. In the southern moisturizing area, the underlying moisture-proof measures are not the off, when the rain is reduced, the ground, the wall will be particularly wet. Therefore, when picking up the second-hand housing floor, you should observe the wetness of the house in the case of continuous rain. Another feature of the underlying layer is that the water pipeline is easy to block. Therefore, when choosing the bottom layer, it is necessary to see whether the drain pipes are specially treated, whether the underlying drainage system is independent. If the underlying toilet pipe, the water pipe does not accept drains from the above layers, the self-contained system, then there will be no situation in the first floor, if the above household is not properly used, and if the underlying pipeline is above The layer is connected, then it is necessary to see if its pipeline is thicker and bigger. In addition, the bottom layer is most likely to accept the impact of the ground environment. If the ground plants are lush, the scenery is beautiful, the bottom-level resident is of course "near the water building first-winning month". However, if the underlying surrounding water pipeline is improper, the septic tank is improperly treated, and it is often caused by odor, and mosquito flies breed. Therefore, buyers are not forgetting to see out of the outdoor indoor, see if the yin and Yanggou are very smooth, whether the septic tank is far from the home, whether the ground drainage system is perfect, there is no possibility of strengthening, Is there some dead angle, etc.
How to choose the top layer
To select a good top, you must grasp the top level. The top layer is much more direct in direct sun, the area is large, so the heat insulation of the top layer is directly related to the quality of the top space. When buying a home, you should examine the measures and effects of top heat insulation. Buyers can see if the roof is set to provide ventilation board, the location and height are insufficient; it can be seen whether the top layer is higher than the other layer high, whether it is good for air flowing and heat dissipation; if it can see if the top-level shade is improved or different from The following layers, the form of roofs do special treatment, such as handling the roof roof, or in the form of a step, whether it is conducive to ventilation, whether to leave space can be used for drying and cooling. In addition to heat insulation, buyers should also see the top floor of waterproof and rainfall measures. If the roof is broken, it is a top household. Does the roof have good leak-proof measures, and it can durable the key to the problem. Roof rain, more appearance in structure change portions (such as structural seams, settled seams), structural change portions (such as telescopic sewing, etc.), so buyers should avoid choosing a structural change site, constructing a change s room. Second, we must see the construction quality of its leak-proof measures, such as whether the trend of the flourish is strong, uniform. The top-level wind is generally large, and the rain is easily blown in the room, and the buyers can see if the waning extension is increased, and whether the sun visor in other directions is added.
14. How to choose the high level of second-hand housing buildings
Any housing building has three-dimensional space, and pay attention to the ideal cross-sectional effect after choosing a reasonable planar combination. When buying a second-hand housing building, buyers must conduct a reasonable choice for the high level of second-hand housing buildings. Pay attention to handling the following relationship: the relationship between building layer high and plane
The house space is surrounded by walls, ceiling and ground, and the size, high low, color, texture of each interface are different, and the feeling of housing space is different. When the ceiling, the ground is determined, the height change of the wall will give people different feelings. If the area of the whole room is quite, the level is very short, then the feeling of the whole space is very depressed, people will be suppressed, the feeling of gas is not breathable; if the area of the room is small, the layer is very high, It is easy to give people to the ethereal and feel. Therefore, when buyers buy second-hand housing, they must pay attention to the high and plane coordination of building layers. In general, the layer is preferably between the length of the room plane and the short side length. If the room plane is square, the high layer is preferably 1: 1 as 1: 1.
Relationship between high and structural buildings
The structure of the building is the main means of building space, the structure of structural forms, the division of space, the segmentation method is also different, and there is also a certain high level of building. The frame structure, since the wall is only in which the components are used, rather than the weighting member, its position is arranged, and the change is relatively flexible. However, because the spans of the beam are generally large, highly high, in the spatial segmentation, sometimes horizontally exposed in the middle of a house, the beam makes the layer highly changed, and the unity of the entire space is broken. Even if the main layer of the room meets the requirements, it also gives the indoor space arrangement, and the use has brought a problem. Therefore, when buyers choose the second-hand housing layer, it is necessary to pay attention to the structural form and structural parts of the house, and see if there is a beam in the room, whether it will destroy the top interface of the house.
High and spatial use relationship between building layer
The layer of architecture is mainly satisfied with people's physiological needs (if enough air can breathe, the light can enter mostly) and psychological needs (feeling of space, etc.). Therefore, the high-grade architectural design often causes high changes in the building level to make the murdered space to fully and reasonable applications. Buyers need to take advantage of the upper space to do storage space when choosing a second-hand room. In the past, the general residential house in my country did not specifically design storage, but storage is an indispensable one in home function. Many families will be "groad" in the balcony, making it even more overwhelming. If there is a door hall, you can see if it is designed. Due to the small area of the hall, the space feels, the space can be low, so it leaves space for the cabinet. Since the hall will not stay too much, even if the space is low, it will not bring the air not fresh, and the light is insufficient. At the same time, due to the relative contraction of the space space, the contrast between the indoor space is more strong, so that the space effect is more vivid. Similarly, it is also possible to check whether the layer is high and set the storage space.
Fifteen, how to choose the orientation of the second-hand housing
The relationship between architecture and room ventilation
It is one of the basic requirements for people to maintain air in the room. The room should keep the air fresh and must maintain a good communication with the outside world. To achieve this, you should consider the orientation of the building and open the window. Buyers should first look at the orientation of the living room when choosing second-hand housing. Because the living room is the highest frequency of use, the number of spaces in the number of users, the space quality is particularly important. my country is in the northern hemisphere, the living room is generally facing south. In this way, there is no cold wind in winter, and there is a cool breeze in the summer. In addition, other orientation of other faces are roughly southeast. East, Southwest, North, West. Second, the buyers should pick the charter of the bedroom. In one room, the bedroom usually has two or three, and its orientation is not exactly the same. And in most cases it is very good. Consumers should use the main bedroom or more bedroom towards the evaluation standard. The bedroom is also good in south, but it is best not to rely on the exterior. Because in the summer, although there is a cool breeze, the inside of the sun is also more than the north; if we west, the indoor temperature is more high. The bedroom is facing southeast, east, northeast, preferably, not choosing a bedroom in the west. There is not much in the Bedroom in North, there is a still, because the north to the bedroom, cold wind, but in the summer is very cool. The kitchen, the bathroom is facing relative times. The bathroom can only pick light directly, and it is best to avoid the west to bathroom. The kitchen will produce many cigarettes due to itself, and therefore, its indoor air must be kept exchanged with the outside world. In general, it is necessary to prevent the wind pressure due to poor direction, and the "inverted" or wind that causes the cigarette or the wind in other rooms. Therefore, the kitchen is suitable for northern directions. The relationship between architectural orientation
Different charters in the room, the variation law in each season room will be different, and the change in light in one day is different. In a general residential building, the requirements of the buyers will not be too high. However, consumers have their own wishes for the strength of the strong and time of the sun. In general, the sun can be incident in the room for 2 ~ 3 hours, and the room temperature is eliminated in the room, killing bacteria, adjusting the indoor temperature, and accelerating the flow of air. For the living room, the headroom is headed, it is advisable to accept light direct injection, and the south direction is better in the direction of the branch.
For the kitchen, we should avoid the west direction, because there is already a heat source in the kitchen, and then accept direct sunlight, the temperature will be higher. The bathroom is also suitable for accepting certain sunshine irradiation, because the bathroom is relatively dark, there is a sun shot to avoid bacteria breeding. In a set of room, there are preferably two balconies, one of which must be sunny to dry and rest in sunshine.
The relationship between building insulation and warmth in the building
The various faces of the building are different due to different orientation, and the radiation of the sun is also different. The different rooms in a set of houses sometimes have a lot of temperature differences. In general, consumers want to hurt the room for insulation. Insulation measures are better, the temperature in a set of rooms is not affected by the external effect, and the change is not large. Therefore, when buyers choose the second-hand housing, the specific situation of each room in the living room is specifically analyzed. Down to a good room, whether the advantage can be borrowed for other rooms, whether the wind flows into the room can flow in other rooms; whether the poor room is taken, it takes a more special measures. For example, whether the dialogue has prolong the visor, whether there is a special treatment in the moisturization measures of the wall, whether or not the insulating material is added.
Relationship between architectural orientation
Most second-hand housing is now a ladder. For two households, a set of only two directions are ventilated, lighting. And this architecture is mostly north-south direction, so there is a half of the rooms in North North. When the consumer is selected, it is necessary to see if the designer will put the next room in north. For two households in the point, there are at least three in a suite, so the orientation of its room should be satisfied. For a ladder, four households, four households, due to many sets, there is a relatively good main chapter for each household, so the charter is difficult to perfect, sometimes there is a big defective orientation. When consumers choose this type of second-hand housing, it is necessary to go to the scene to observe on-site, and take into account time change and seasonal changes. XVI, how to choose the floor of second-hand housing
For the second-hand housing of the living, the buyers should find the residential area of the purchase of second-hand housing to find the community planning map, combined with the urban planning of the development prospects, see which area in the entire city is the cultural area, Industrial Zone , Or business district. Is there a convenient transportation in the entire region? Is it convenient to other districts in the city?
The location of the residential is selected should be selected as well. Because there are many campus in the cultural area, the green area is relatively, and the cultural level of the residents in the cultural area is generally high, and the foundation is laid the foundation for forming a good human environment. Due to the production and service in the cultural area, there is less logistics in the region, and the production pollution is small, which is beneficial to form a good natural environment. Therefore, choosing to live in the cultural area, there is a good environment.
Consumers can also combine planning maps, field investigation, and test the infrastructure in the community in the second-hand housing. The green area of the cell should be above 8% of the cell area. The population density of the cell is preferably 500 to 700 people / hectare. The per capita land within the cell should generally be between 13 and 19 square meters. The consumer can then look at your housing from the kindergarten, whether the distance between primary and secondary schools is going through the main road in the community. Whether the vegetable market in the community has a suitable distance. If it is too close, it is inevitable that it is not subject to it; if it is too far, shopping is inconvenient. There should be hospitals or small clinics in the community. Additional amenities in the community, such as shops, hairdresses, snacks, and postals should also be suitable for use. Consumers want to see if the inner land drainage system in the community is smooth, and whether the residential selected is located in the low-lying area. If the residential is in the low-lying area, the drain is small, then, a rainstorm will cause the pipeline to block, the drain is not smooth. Waste collection points should be even distributed, close to each housing. In the temporary storage point of the garbage, consumers should see if there is no protection facility, and whether Isolation and concealment measures are taken. There is no health protection facility, which is easy to become a source of pollution.
17. What are the differences in the second-hand housing self-use purchase and investment purchase?
Buyers in second-hand housing may have two basic purposes: self-use and investment. For self-used buyers, how to find and find out in line with their own consumption levels or relatively low-quality housing, to meet the needs of their live music industry; how to spend investment buyers In the second-hand housing market, it is important to find and find that the funds that can be put into money are important in the shortest possible time. Due to their purpose, there is also a different side focus on the location of the second-hand housing:
Views the side focus on the location of the second-hand housing
Self-use buyers have high environmental quality requirements for second-hand housing points, which is reflected in the residence of environmental requirements in the house, and on the other hand, it is also reflected in the community environmental requirements. As an investment buyer, although the high-quality second-hand housing is easy to find the selling object due to the preference of the self-use buyers, they mainly focus on considering the investment cost and the appreciation potential of the house itself, the requirements for environmental quality is not that strict. More investors are keen to buy second-hand housing in urban low shafts, while waiting for the implementation of the old city renovation project to achieve high demolition compensation. Different points of focus on the future urban planning of second-hand housing points
Self-use buyers value the second-hand housing location purchased, requiring a good and stable functional division, clear urban planning to avoid being moved and quickly demolished, or changing the housing originally seting the function. Many self-used purchases often fall into unstable planned trap, while white and white costs have not stopped moving. If the investment purchasers, they consider the focus of urban planning, whether the future urban planning function will make the house more conducive to its appreciation, even after the implementation of the urban planning, it is not from the streets. For the Linjie, the residential housing has become useful for commercial industrial buildings. Overall, the self-intended buyers want to have too much change in the second-hand housing location, at least do not change its function; and investment buyers hope to increase their purchase of second-hand housing Additional value, even change the use of functions to get the transfer profit.
Different points of focus on the value of second-hand housing location
Self-use buyers often determine a relatively clear purchase plan before making the purchase of second-hand housing, including rough screening of housing location, and then focus on on-site investigation and negotiations. Therefore, the self-used buyers are very clear about the value of their home purchases, and will not be very high or cheer. For investment purchases, although it is also considered investment costs, as long as it is a house in its "operation", it will not be more expensive to consider the location value of the second-hand housing location and quickly complete the purchase behavior.
Different from the side of the second-hand housing location selection time limit
Self-use home purchase, due to limited purchase, lack of experience, and the random of real estate market characteristics and its operations, plus the purchase of households will often pour their life savings, so many The common influence of factors determines that the self-used buyers are particularly prudent when they start, and the entire selection process is relatively long. The investment purchaser is not, because of its familiar experience in the second-hand housing market related market, plus the rich experience of buying and selling, as long as the second-hand housing points provide enough appreciation space for the purchased house, it will Quickly buy it, choose the time limit relative to him.
Document and property rights
First, the documents need to be viewed when buying a house
First, check the "business license" for developing goods
The business license is a certificate of approving a unit according to law in the national government department. View the purpose of the business license is 2: See if this unit exists and see the unit's business range. At the same time, you should pay attention to whether the business license is annual inspection, and if the annual check is invalid. When a business license is a temporary business license, the registered capital of the company has not yet been in place, and the company has not officially established. If the developer entrusts the sales agent to sell the home, you need to view the "Agent Sales Entrustment" and the "business license" of the agency. Second, check the developer's "Construction Land Planning License"
According to the law, urban land use must meet urban planning, the land used by developers should be consistent with the construction site planning permit with the construction land plan. Third, check the developer's "Construction Engineering Planning License"
It can confirm the legal status of the construction activities and as a legal basis for accepting supervision and inspection during the process of construction activities. Fourth, check the "State-owned Land Use Certificate"
According to our law, there is only a traveled land to engage in real estate development. After the developer pays a certain price to the government, it can obtain state-owned land use certificates, and the houses that have not been developed without this card cannot be traded. 5. View the "Construction Engineering Construction License" purchase room should check the starting certificate to determine whether the start-up procedure is complete, whether it is incorporated into the annual construction plan. Buy a home check engineering quality inspection single to see if the quality of the house is qualified. 6. View "Commercial Housing Pre-sale Permit"
Whether it is selling existing homes or pre-sale rooms, they should be approved by the relevant government departments, and they can obtain corresponding licenses to engage in sales and pre-sale, otherwise they are illegal, and their sales behaviors are illegal, and the final impact of property rights certificates.
Second, what is the five books?
The "five certificates" of commercial housing include: construction land planning license, construction project planning license, state-owned land use certificate, construction project construction license, commercial housing pre-sale permit.
"Book" refers to the new residential "Commodity Quality Assurance" and "Commercial Housing Instruction Manual".
Third, whether the property rights of housing are only seventh
When the buyer signed a commercial housing contract with the developer, the contract has provisions that the use of the land occupied by the house is 70 years. Since the land use right is only 70 years, the house bought is only 70 years.
Article 21 of the Urban Real Estate Management stipulates that the land use rights will expire the contract, and the land users need to continue to use, and should apply for renewal over the previous year, in addition to recovering according to social interests The land should be approved. The renewal should be reissued, and the land use rights shall be re-signed, and the land use right is paid in accordance with the regulations. This stipulates that when the land use period expires, users should continue to use the land. So the ownership of the house buyers is not only 70 years.
Fourth, what kinds of origin
Housing rights certificates include "Housing All warrants", "Houses have the right to issue", "household warrants" or "real estate rights", "real estate total warrants", "real estate height". 1. "Housing all warrants" is a statutory certificate issued by the house ownership registration authority to the right to carry out the ownership of the house according to law. 2. The "Housing Social Warrant" is a statutory certificate issued to two or more right holders. A shared house, the right holder is recommended to receive the "House All Wenhe". The rest of the people have a share of the privileges. The Housing Total Certificate has the same legal effect with the housing ownership certificate. 3. The "House Options" is a statutory certificate issued by the housing property rights registration authority to the mortgager or the privilege. Houses of his item shall be held by his right holder. His rights holders exercise their rights according to law, protected by national law
5. How to determine the property rights of the fund-raising house
For employees and units participate in the fund-raising housing, two situations: 1) If the employee is handling the admission, and the employee personnel funds funds in accordance with the construction costs, the price of the purchased housing is implemented in the property rights of the house. Provisions. 2) For the unit participating in the residential cooperative house, the unit is again sold to the employee to sell the funds to the employee, then the employee shall check the property rights registration in accordance with the relevant provisions of the housing reservation.
Sixth, eight types of housing property rights
The first category is state-owned real estate, and it is true for all real estate. Includes property by government take over, national rental, acquisition, new construction, and self-funded funds for self-funded funds or purchases by state-owned units. Specifically, three categories: direct management, self-management and military production. Direct management is the government's takeover, national rental, acquisition, new, expanded real estate (except for housing ownership has been officially allocated to the unit), mostly directly managed, rental, maintenance, and small parts of government real estate management department. Use it to the unit. Self-considering includes the country allocated to the entire ownership unit and the property purchased by the whole staff. Military production refers to all real estate of the Chinese People's Liberation Army Forces, including real estate allocated by the state, using military expenditures purchased by the real estate and the implications of the military self-raised funds. Among them, the direct management is divided into the central government, the municipal public, district (county) level public and the output of house property rights belongs to the housing, free of renting the borrowing unit, from the unit of use, self-study The four categories. The second largest class is a collective property, refers to all property in the city collective ownership unit. That is, the property of the collective ownership investment, the purchase of the property. The third major category is a private property, refers to all private property, including Chinese citizens, Hong Kong, Macao and Taiwan compatriots, overseas Chinese, foreign nationals, foreign people investment, purchased private enterprises, Chinese citizens (privately-owned) Enterprises, private cooperation enterprises and private limited liability companies) investment, purchased real estate. It contains two subproducts, private parts and some property rights. Among them, there are three kinds of private, individual production, and private property: private property all the property, China Citizen's investment, the purchase of real estate; individual production of Chinese citizen investment private enterprises (privately alone enterprises, private partnership enterprises and private Limited Responsible Company) Investment and Built, purchased by real estate; foreign private production refers to Hong Kong, Macao and Taiwan compatriots, overseas overseas, in China's foreign nationals, investment invested by foreign people, and purchased a property. Some property rights refer to housing purchased by the housing and employee, with a standard price, with a standard price. The fourth largest class is a real estate between associated enterprises, and is a new legal person-based economic entity to build a new legal personal economic entity between the units of different ownership. The fifth major category is a real estate of a joint-stock enterprise, refers to a property invested or purchased by the joint-stock enterprise. The sixth category is Hong Kong, Macao, Taiwan investors in Hong Kong, Macao and Taiwan investors invest in an investment or purchased by the enterprise organized by the company in the mainland of the motherland. There are three species: assets, cooperation and independence. The asset is a real estate invested or purchased by the company in the form of a company in the mainland of the motherland in Hong Kong, Macao and Taiwan. Cooperation is a real estate invested or purchased by the enterprise in the form of the country in the mainland of the motherland in the form of cooperation in the form of the company. Solar Protocol is a real estate invested or purchased by a company in which companies held in the mainland of the motherland in Hong Kong, Macao and Taiwan. The seventh category is foreign-related real estate, refers to the real estate purchased by China and foreign cooperative enterprises, Chinese and foreign cooperative enterprises and foreign-funded enterprises, foreign governments, social groups, and international agencies, including Chinese and foreign joint ventures, Chinese and foreign cooperation, foreign companies and foreign companies . Sino-foreign joint ventures refers to the hidden invested or purchased by Sino-foreign joint ventures. Sino-foreign cooperation refers to the property of investment or purchasing in investment in China and foreign cooperation companies. Foreign companies refer to invested or purchased by foreign companies. Foreign governments, social groups, international institutions invest in, build or purchase real estate. The eighth category is other production. Any property that does not belong to all kinds of properties are all in this category. Including the property of the government real estate management department, the national ownership unit, the military generation of the government, and the mid-owned units, and the property. There are four types: other production, management (due to unknown owners, by the government real estate management department, all kinds of ownership unit, the property), the property, the construction or purchased by the Religious, Temple and other units) Category and community classes, social groups (social groups investing in buildings or purchases). Different types of real estate is different in many processes such as entry registration, property rights transfer, and it is not the same. Some types of house property rights have a certain policy discount. Seven, what is the ownership of the house, the right, the right to use, the right to increase the right
▲ The ownership of the house refers to the right to fully dominate the housing within the scope of the law. According to the provisions of the Civil Law of the People's Republic of China, the ownership of the house can be broken down into four basic contents of housing ownership. ▲ The right to house, usually, all the owners, homeowners, and landlords in real estate trading, but sometimes they will be exercised by others, which is the use of rights and ownership. For example, housing rental, housing rental contracts will be exercised by the house's possession and use rights to non-owners. At this time, the ownership of the house is not lost to the ownership of the house. ▲ The right to use the house refers to the factual utilization of the homeowner in accordance with housing performance. Also through a certain legal contract, non-house owners can also get the right to use. The homeowner rents the house to others and does not lose the ownership of the house. ▲ The rights of the house is to refer to some of the benefits generated by the property of the property. For example, rental houses, the homeowner receives rent from the tenant. Sometimes the homeowners will also transfer some of the income to non-house ownership through legal form. For example, the tenant can use the rental housing to engage in some income business activities, and the income shall be given to the homeowner in accordance with a certain proportion, and some will be given to himself. ▲ The right part of the house, indicating the ownership of housing ownership, is the most basic power in ownership. The position of the house is generally exercised by the homeowner, the homeowner can determine the right to use, inherit, give gifts. Sometimes the right to housing is also separated from ownership. If the homeowner as a debtor is used by housing, the ownership of the house cannot be paid to the debt. The ownership of the house will also be the transfer of the creditors, and the creditor can exercise the punishment of the house. Eight, five procedures for handling property rights
Real estate registration is generally divided into five programs, namely registered collections, survey drawings, property rights review, drawing warrants, and fees. (1) Register the recipient. The first procedure for property rights registration is to register the recipient. The registration receipt indicates the application for the rights of the owner's claim. Therefore, property rights must fill in the application, and post relevant certificates, documents, and review the registration conditions, accept the application, and the relevant proof of the need for further review, documents. (2) Spring drawing. It is a real estate, which has been registered with an application, and performs field surveys, find out the status quo of the real estate, and the calculation area, verifying the wall attribution, draws a screen map, supplementing or fixing a large-scale plan view of the house. Fully review and drawing issuance provides a basis. (3) Property review. For the housekeeping house, after a serious detailed field survey and measurement, it will be transferred to the property review after all live information of the house. The property rights review is based on the historical data of property rights and the real information of field survey investigation, based on national policies, laws and related administrative regulations, and the application, wall boundaries, property rights documents, proves to the applicant. , Comprehensively examine whether the source of housing property rights in the application registration is clear, and the property rights transfer and the change of housing changes are legal. (4) Draw warrants. Real estate applied for applicants, after reviewing and confirming the issuance of a post-right certificate, it should be transferred to the warrant stage in time. The main job of this stage is the property certificate that should be protected. (5) Fees. It is the final procedure for property rights registration issuance, requiring the receivable registration fee to the library, and issuing the issue of the issues of the issues to ownership.
Tail room purchase
First, the advantages and disadvantages of buying tailings
The two points of purchase of the tail room
1. There is no advantage in the price, usually a project is opened from the opening, and its price will gradually increase from about 5% -10%, so the price is normal in the price of the tail room is higher than its early price.
2. The tailing room that is never left in the quality is the poor residence of the head, the floor, location and apartment. Four advantages of purchasing tailings
1. There is room for price, payment method and negotiations because many tailings are different from sales of sales, and many developers are busy carrying out other new projects. Therefore, when buying tail room, buyers can Price, payment methods have a certain amount of space in the payment method, in a certain sense, often have a good feeling.
2. Can be more objective, calm general projects can cause a sales atmosphere that makes the impulse sales, many buyers are impulsive to buy a house in this case. But over time, especially many projects from the opening to stay, in the near future, coupled with other new projects in the market, the original enthusiasm will become more objective in the project close to the end. ,calm. 3. Low risk, buy more practical in the tail room, will have more accurate identification, quality, especially in the future neighbors, can see what is seen in the drawing More real, buy a house and buy more practical. 4. "Cost-effective" more costly, many people encounter a real estate to buy, the most worry is slow in a step, the unit, the head, and the head is sold. At this time, how do you think about how you look at a property? The quality and price ratio, for the same building in the cost of the house, supporting facilities, public partial, decoration, equipment standards are the same, and the difference is only reflected in Its facing, landscape, and floor.
Second, how to buy "good" house in the fasteners
The tail room is not equal to a bad house
The tail room is easy to give people a poor house that can not be sold, and it is not necessarily not good. The tail room should be divided into two categories:
First, there is a problem, sell the tail room, such as: the poor; the floor level; the landscape is not ideal; the unreasonable unit is unreasonable. Such problems in the market are "difficult households" in sales, it is very likely to be rest in the sales process.
Second, there is no problem or not plan to sell the tail room, such as the developer left itself; the developer is allowed to rent in the future; the big buyer has intention to buy and temporarily reserved; the previous period is bought, then it is proposed Returned.
This type of tail room is very likely to be a good house that is better than the previous period. For example, the developer is always a good floor, good facing, a good landscape, a good room. It is not good if it is not necessarily returned to the previous period. Because the reason for retreat is very likely to be due to the problem of buyers, or I have bought two or three sets, or because of personal reasons, buy other projects, these houses do not have problems No, bad house.
Smartily look at the purchase space of the tail room
Usually, the developer sells more than 60% of the overall sales means that the project has passed the "life and death line", and when the sales ratio exceeds 80%, the excessive part is the space of the project to make money. Therefore, in the face of this left 20% tail room, it is necessary to make a very reasonable decision. If the developer thinks that this part of the tail is a bad tail, it is necessary to sell it, and should be lowered on the price. But many projects, the attitude taken by the so-called "price reduction" is usually not enough, and the result is that there are some homes with high prices and poor quality, and the new projects on the market are constantly Your own tail has passed the previous sales atmosphere, completely lost the ability to compete with the market, and became the true "tail". However, if the developer feels that there is very little risk when digesting the tail room, the risk is rare, and it is good to stay in the hand. The developer will improve the price accordingly. This situation, if it is good in the market, it can be accepted by the buyer and is reasonable for buyers and sellers. But if the market is not good, you have to see the buyer's recognition of the project. In addition, if the market is not good, the developer is willing to make a corresponding "sacrifice" according to the market demand, and the buyer should be a thing, that is, buy the tail room with a considerable price. "Good" house. Third, choose eight items
1. Waste strip, according to the economic situation, the needs of demand, the purchasers should start from the actual situation of themselves, and if the economy is low, the purchase conditions are suitable for the most basic demand. Determining demand conditions based on economic conditions will avoid some purchase of houses caused by unclear ideas, which is beneficial to be faster, and preferred to choose a good room!
2. Comprehensive consideration, community status is also one of the criteria. With the development of the real estate market, the proportion of community attributes in the overall quality of the house is getting bigger and bigger. Although the community is not necessarily a large proportion in your selection factors, it is still necessary for the factors that consider it! In particular, customers who pursue comfort should be more considered in the community.
3. The old appearance is new, don't ignore the transformation characteristics of the tailhouse, the people who have seen the room have such an experience. The model room is often more beautiful than the actual order. It makes up for a lot of defects in the house, showing a lot of unexpected Good effect. This is mainly due to the renovation of the renovation. In fact, the house is in the household, towards, and design some "problems", many of the "digestive", so for these questions in the purchase room, don't be negated immediately, let alone, think carefully, Whether it can be "affordable" by decoration.
4. Based on the long short, the investment income of the lathelet If you buy a house is just to live, you may wish to consider the investment income of the tail room, because with the continuous development of the market, the second and third-level markets have gradually improved, there will be More and more houses are used to transaction, and the concept of buying houses will be accepted by more people. If you take care of its investment when you buy the first room, you can't help but you can have a good benefit.
5. Eight is true, canceled doubts and ideas concerns in the eyes of many people, or "remaining houses", "problem room" concept, even if you encounter a good house, considering the reason for the tail, always feel that the house There must be any problem, and will become a tail, so it is difficult to determine. In fact, this is a big reason, causing a lot of reasons for the latter, not necessarily someone else, and there is indeed a good room recognized by everyone, this is undoubted! So when you buy a tail, you must believe your eyes, let the truth talk, don't doubt something. As long as you see you with your own eyes, you can't pick anything, you can boldly "get" it.
6. Horizontal contrast, understand the market value of the tail is cheaper than the new property is cheaper, many people buy the motivation of the tail. Is it really cheap, or still selling strategies? Consumers still have to believe in their own investigation. Analysis of two aspects, and the past price ratio of the tail, is it really cheap, and how the surrounding plate or the tail is better? If there is no cheap, it is not cheap, or there is not much cheap (of course, other conditions of the house are almost), it is better to buy a new disk. Through the horizontal interaction, it helps consumers understand the real situation of the tail room, not being blinded by the developer, and it is also conducive to understanding the market value of the tail, see if your choice is true. Value! 7. Due to person, the key to see if it is suitable for you often listen to people say: "This room is not good, it is not square, everywhere is a bevel." You may think so, but you will find it carefully, you will find these The angle does not affect the use of the housing, it can be used to use it. The horizon of the living room can put the pot very beautiful Brazilian wood, the corner of the bedroom is a wine cabinet. At this time, you will find that the corner is really not too big. problem. Others don't like it, don't really like it, the key is whether they are really suitable for you!
8. Solution of unfavorable - dissatisfaction is not a perfect house, and buy a house can only meet the main needs. For unfavorable factors, as long as you find better resolution, you will provide more choices and more powerful conditions for the purchase. Buying a house is not only a simple trading relationship with developers, but a change and adjustment of his life, and should mobilize more factors and actively participate.
Fourth, look at the tail room correctly
The tail is the product of the retail retail era of the real estate industry. It is a kind of vacant house. After the normal sales, there is a small number of uncompetitive houses, these houses or is not good, the lighting is insufficient, or the floor is not good, the position is two levels, one of the layers do not bring a small garden and occlude .
Under normal circumstances, when the sales of commodity residential reaches 80%, in order to enter the sales stage of the real estate project, the real estate sold at this time is generally called the tail. The emergence of the tail room is mainly two reasons: First, there are some objectives that have some objectives, such as the poor, the floor, the landscape is not ideal, and the apartment is unreasonable; second is other subjective reasons, such as developers Reissue, the developer is allowed to rent in the future, and the big buyer has intention to buy and temporarily not planned to sell, and the previous period has been bought and then returned. This type of tail room is very likely to be some houses that are better than the units sold.
It can be seen that "tailing room" is not necessarily "inferior quality", and it is even more likely to understand and look at it as "rotten room". At the same time, it is precisely because the tail room has the same basic conditions in the location, environment, supporting and quality of the previously sold room, and there is no different market evaluation. If you can purchase relatively low prices, no matter the self-occupation or investment It is a wise and affordable choice.
5. How to buy a tail room
First, the most important point is to seriously distinguish between "tail room", "rotten room" and general vacancy room.
The so-called "rotten room" means those due to the lack of funds, blindness, or wrong judgment, the total development is greater than seeking, leading to large area vacancy, and cannot recover the previous investment, and it is more powerful for follow-up construction, and even Stamped backlog building. The situation of "rotten" generally does not happen when the property is launched, but as the project continues to advance, step by step. In general, there are many tailings that have entered the existing room. The main body of the project has been basically completed. At this time, buyers should be able to carefully, objectively judge the strength, project value, future living environment and status, so that it can effectively avoid purchase Go to "Rotten House". There is also an idle in the vacant house, due to the reasons such as backlog, incomplete, historical legacy, and demolition. When you purchase, you can avoid accidental losses as needed to check if the developer has true and effective. Second, compare the quality of the property, it is also important to investigate the management, maintenance and repair status.
Long-term and hard practice proves that the most effective way to reduce the tail room is to pursue the "goodness" of residential planning and design, developers pay attention to environmental design, design, material structure, community facilities, property management, etc. And the pursuit of the comprehensive quality of all units in the project is increasingly effective. At the same time, "Tail", "low-cost house", "price reduction room" concept is getting more and more important enough enough to be comprehensive and objective. Therefore, at this stage, even in the process of picking the tail, it must be carefully compared, choose the best purchase, and do not let the real benefits of only the price of the map. The residential equipment, facilities should be carefully checked when accepting homes, and can be signed by signing. Avoid purchase of poor build quality or lack of competitive selling points, too backward property. Moreover, the tail room is sold, the project may have been sold for a long time, there is no other remaining period of the warranty period, and the buyers will not be able to take lightly, and should sign relevant documents with the developers to prevent warranty during the system. After the problem, the seller and the management unit may refuse to take responsibility. Don't buy real estate more than warranty.
Third, I hope to benefit or profit from the tail room, it is best to ask the professionals to get practical guidance and support.
In the current situation, the sales and non-tailing rooms of the tail room have not particularly different, mainly including on-site sales, exhibition promotion. If you have already had a passion for some or a few projects, it is only for different reasons, then you can choose their tailings through the way in the field; if you don't have a particularly clear goal. , Just want to get a relative offer of the tail in the price, and the plan of "field inspection" is not realistic. In this case, participate in the listing meeting, do not loses good policies, the developers will launch tailings at the Housing Exhibition, as long as you walk a few properties, you may find your own love. However, there is no need to say, the reason why the latter is attracting, the most important reason is that it has "price advantage". But it is really worth investing in the project. If the project itself has obvious defects in some aspects or few aspects; or the problem has problems have been properly resolved, so that the market evaluation; or the price of the tail room is lower than the hot-selling period, but has Close to the expected value of the market value to the project value, such a tail room is not worthy of the subject.
6. Who is more insurance in the investment period and the tail room
At all stages of commercial housing have varying degrees of investment risk:
The opening period starts the construction of construction, whether the future house is said to the developer, or the advertisement is the same? Can you stay as scheduled? Are there any shrinkage? Can the quality of the project guarantee? ...... This series of questions take time to confirm. At this time, the risk of investment is most, and the insurance factor is more than 40%.
Structure-capped structure caps can be seen as a forefront of the project, because investment in real estate construction accounts for about 60% -70% of the entire investment of the property, the structure cap means a certain guarantee of developers' funds. In addition, the structural cap can also be seen from the quality of the project structure engineering, which can speculate on the approximate term of the completion of the property. At this time, although the project has not been completed, some risks have been resolved, and this phase of the insurance factor is set to 60%. The completion of the completion is usually thought that it has been occupied, and it is probably nothing to have. In fact, the risk is still, such as: will the wall will crack? Will the floor will leak? How is the level of property management? Heating heat is not hot? When is the community improve? These issues have only a reply after a paragraph. This phase of the insurance factor will reach around 80%.
At this time at this time, no matter whether it is the project development phase, or the problem of staying is exposed, buying houses have exact understanding of the project. Therefore, the insurance factor can be considered to be close to 100%.
Seven, buy the tail room four points ▲ It is best to choose a mature community, the popularity, full support, good transportation, excellent management, and developers. In this way, the large environment of life has guaranteed.
▲ Doing illegal projects must understand the right conditions of the project before buying the tail, some tailings have disputes involved, and these houses don't choose.
▲ The remaining products of the group consumption should be the general defect in the group's tailings, and the quality of the household is at a higher level.
▲ Field investigation is very important in some real estate, most of the owners have stayed. You can visit these owners. Moreover, it is necessary to go deep into the house, check whether the wall has cracks, whether the kitchen and shoulders are leaking, whether the heating is faulty. The benefits of existing homes are also here, and all kinds of questions are at a glance.
Eight, how to invest in the tail
Investment buying a house is not a new thing, when can I invest in the real estate? Someone may tell you that of course is the initial opening of the opening, the price is cheap, the apartment is much, and the room is large. But after calculating a investment chart, it seems that it is not necessarily that.
Whether the investment cost is calculated by formula
Before making investment decisions, it is necessary to comprehensively analyze the price, risk and selection range. Then, these three aspects will be inert-oriented, which affects the problem of the proportion of commercial housing investment, that is, the weights usually said. Since it is an investment, price factors are definitely the most important, at least 60% influence, risk and selection of influence feature, each accounting for 20% weight.
Knowing the relationship between investment prices, investment risks and investment, you can conduct a comprehensive analysis of the investment value of each stage.
First, we will see the investment price, set the total purchase price of the middle of the tail plate is 1, the investment price of each stage is ratio = medium-term price / stage price in the tail plate. The higher the price ratio, the less cheap house prices, the more beneficial to investment.
With a price ratio, you can calculate the price weight value. This value can reflect the proportion of housing prices in housing investment: price weight = price ratio × price weight (60%), the same principle can draw investment risks and investment The weight value is selected. Investment comprehensive value: adding investment prices, investment risks and investment, adding the weight value of the three weights, the investment comprehensive analysis data we need, the larger, the more cost-effective!
As can be seen from the table, the total weight value of the opening period is the largest, 0.8632, that is, buying a house investment is the most cost-effective! This is more consistent with the actual situation of market investment, indicating that investors have fully realized the investment value of the opening period, while the middle of the end of the end of the end of the 0.8222, the second may be, many people have not thought of, this shows the tail disc Buying a house is also a good investment value, but it seems that this value has not been reflected in the market. When people are passionate about new disk investment, and even a structural seal period, it is a better, more cost-effective investment period. Tail period
The above investment is only simply analyzed from the perspective of investment, expenditure, and does not consider the issue of investment income. In the actual situation, investment must consider the benefits, and the payments can accurately reflect the value of investment, the example can be It is seen that the opening period and the tail are the two best time of property investment, then will it be this in combination with income? Let's take a look.
The two most common ways to invest in commercial housing are rental and sold. Because of our contrast, the same house is investment value, so no matter when you buy the house, the quality of the house itself has no change, the difference in the purchase period It will affect the rent and price of the house, and the different benefits is mainly reflected in the time and revenue forecast, and the buying house will not be taken after the rent or sale, so it cannot be obtained immediately, and the end of the end is different, expenditure and If the income is almost synchronized, from this point, the returns of the tail period should be better than the opening period, and the at least can rented the pressure of the purchase, and the opening period cannot be opened. This is one. In addition, the opening period is difficult to make more accurate predictions on future income, that is, the risk of investment income is relatively high, and the latter period is, because it has become a real thing. Reality, the predictions and assessments of the benefits are much easier and accurate, and the customers have no much risk, which can be determined by the situation at the time. Therefore, for the same set of houses, in terms of returning, the tail period is better than the opening period. If you take into account this, in terms of investment value, the opening period and the end of the tail should be contrary to the perfect period of commercial housing investment.
At least 60% of the investment period
Investment tail room may be chemical in insurance
At all stages of commercial housing have varying degrees of investment risk.
Opening period: The real estate starts construction, whether the future house is said to the developer, or the advertisement is the same? Can you stay as scheduled? Are there any shrinkage? Can the quality of the project guarantee? ...... This series of questions take time to confirm. At this time, the risk of investment is most, and the insurance factor is more than 40%.
Structural seal period: structural cap can be seen as a forefront of the project, because the investment in the real estate structure accounts for about 60-70% of the entire investment of the property, the structure capped means that the development of the developer has a certain guarantee. In addition, the structural cap can also be seen from the quality of the project structure engineering, which can speculate on the approximate term of the completion of the property. At this time, although the project has not been completed, some risks have been resolved, and this phase of the insurance factor is set to 60%.
Completed check-in: Everyone wants, it has already been occupied, and there will be no risk. In fact, the risk is still, such as: will the wall will crack? Will the floor will leak? How is the level of property management? Heating heat is not hot? When is the community improve? These issues have only a reply after a paragraph. This phase of the insurance factor will reach around 80%. Mid-Tail: At this time, whether it is the project development phase, property management, or check-in, the problem of buying homes has exactly real understanding of the project. Therefore, the insurance factor can be considered to be close to 100%.
Calculate a price check-end disk than new disk value
At present, the property takes a low price into the market strategy to gather popularity. Then, according to the stage, it gradually increases the price to make up for the loss of the opening. In general, the project structure is capped, the price of the house will increase by 5%, and it can be increased to 8 ~ 10% when completed (to check in). At this time, the house has been selling almost, the property begins to enter the end of the end, the end Basically, it can be divided into three stages of the initial, medium and later, and the price is different for each stage.
In the early days of the tail: the property price is approximately 9.5% off within half a year.
Mid-Tail: Real estate accommodation 1 ~ 2 year price is about 10% off
The late stage of the latter: the property is about two years, the price is about 8.5% off the price.
Take a certain common property: This is a 24-story butterfly tower. The opening period, starting at 4080 yuan / square meter, up to 5860 yuan / square meter. The first floor is the lowest, increasing up, 20 floors, the difference is about 50 yuan / square meter per layer, we choose two sets of houses with the tendencies of the tail (24 layers)
125 square meters
Northern three, open price 4912 yuan / square meter (this type of 4080 yuan / square meter, 20 floors of 5120 yuan / square meter); 4th floor
96 square meters
West to two, the opening price is 4706 yuan / square meter (the unit is 4550 yuan / square meter, 20 floors of 5120 yuan / square meter).
From the table, you can see the price changes in the two homes of the two homes in each stage of the property. Property can be divided into: opening price, structural sealing price, completed price (check-in price) and tail price.
Different challenges different selection range
The investment choice mentioned here refers to the size of the house range when the customer purchases the same floor in different periods.
Opening period: The customer's choice is the most widely selected, but considering the internal subscriptions of the developer, customers at the same time, developers intentionally leave the house, at this time, the customer's choice is between 80-90%, here The upper limit is 90%.
Structure Ged Type: After the opening period of "prosperity", as the real estate incorporates gradually fade, in the construction of the construction, the property is basically in the medium sales situation, and the structure is capped, the sales rate of the property can reach 60%. Around, the choice of buying house customers is 40%.
Completion Status: The property sales rate in this period is about 80-855%, and the selection is 15%.
Mid-Tail: There are about 10% of houses at this time, so the selection range is 10%.
Expo purchase
First, the purchase period is consideration
Review real estate development enterprise development qualification and business scope
The qualification of the real estate development enterprise is the relevant industry authorities according to the comprehensive strength of the development enterprise, the higher the qualifications, the stronger the development capability, the ability to take risks and responsibilities, and vice versa. If a development company has no development qualification, most of the case is the first time that the company is involved in real estate sectors, capital and real estate development is lacking. Because of the reasons of all aspects or construction organization design, the most serious consequence is There is no subsequent funding to keep up, in the case of pre-sale, you can't pay back, the construction contractor, the materials and equipment manufacturers refuse to continue cooperation with the developers, eventually leading to the purchase of the property. When purchasing a room, you must see if its business license has a range of business scope of sales, and if there is no sales of the building, then the consumer's sales contract is an invalid contract. Beware of commercial housing use area "shrink"
The newly implemented "commercial housing sales management method" will be 3% of the absolute value as a "watershed", and there is no other agreed by the two parties, and there is no other agreed to the legal principle, twentieth. However, this principle did not explicitly increase the increase in public space area and increased the way the construction area is not clear, but the public Shanghai area is generally defined in the building area. In fact, the "shrinking" of commercial housing is mainly reflected in the expansion of public stalls, and disputes often appear here. It is recommended that the buyers will clearly agree on the contract when processing area errors: the growth ratio of public stalls cannot exceed the proportion of total building area, or the agreement is not increased, or the agreed area is not increased. It will prevent the emergence of "shrink" problems.
Beware of the temptation and misleading of advertising and publicity
Buyers understand the real estate from the developer. I heard is often a full word for this project. If you see the developer's advertising, the book, the sand table, the situation is considered to be delivered in the future As you can see, it is wrong. Books, sand tables, and models are in the process of contracting process, it is a contract, which is issued relative to the non-specific people, unless the buyers will advertise, the book, the sand table, and the part of the contract is expressed as part of the contract. In order to be binding on the developer, the developer will undertake a default responsibility in the future. Here you remind you that you can't make some good ideas to mislead you, making you unobtrusive, uncommon evaluation. The Measures for the Sales Management of Commercial Houses have made the relevant real estate advertisements and models, but it is very difficult to implement, which is actually implemented. Developers are easy to circumvent.
Care to buy a house
At present, there are many controversies in the process of deposit in the real estate sales process, mainly in the formal signature to pay a certain amount of amount to the developer before the formal signing is officially signed, as a deposit. However, when the contract is negotiated, the developers are not refunded by the other party because certain terms of the contract are not agreeing to the agreement. Buyers often accept the inequality of developers without refunding, their true meaning can't be reflected in the contract, there is a fair and impartial principle of the contract, but the buyers generally have no one, that is, Using evidence to prove that ourselves are contracted with the contract with developers in inequality. If you clarify the payment in the subscription, you will not sign an agreement with the developer in the specified date, then you will face the loss that you can't return, although you are truly I don't know if there will be such a legal consequence, but the consequences of this civil action can only be borne by yourself unless you can prove that you are in the case of being subjected to yourself, fraud. If the sales of the developer does not have legal sales conditions or the payment of the two parties to pay for the prepaid nature cost, then your so-called "deposit" can be refunded in the case of the contract.
There are still a lot of questions to pay attention to in purchase, such as the processing of real estate license, design changes, delivery conditions, quality problems, real estate mortgage, etc., we will introduce readers in future articles. Second, pay attention to four risks
For consumers, there is a favorable side of the purchase period, and there is also a unfavorable side, which is unfavorable to represent the four major risks when purchasing the room.
One of the risks: the risk of relarged delivery, including the use of residential features and the returning time of investment buyers, which is delayed, and the time of retarding interest and profits.
Risk 2: In the risks of quality transformation, developers have made changes or delays in the building structure, facilities, architectural decoration materials, etc. due to market reputation and funding strength, etc. Make the buyers suffer losses.
Risk Three: The risk of housing rights cannot be obtained on time. Some periods may not be able to obtain the housing rights documents of the entire project on time, and the owner of the purchase of houses can also lead to the risk of property rights that cannot be achieved or mortgage.
The four risks: the house "rotten" is the biggest risk. That is, due to various reasons, the project is shut down or can continue to be constructed, bringing serious losses to consumers.
Third, how to reduce the risk of buying rooms
As a consumer, how can I buy my own expenses, but try to reduce the risk of life? To do this, consumers should do the following three attention when purchasing the room:
Before the purchase period, you can entrust the trusted intermediary to objectively evaluate the market prospect of the purchased housing project. If the market potential is not optimistic, you cannot easily buy the room, so as not to be deceived, make a wedding dress for others.
The intermediary institutions trusted in the purchase period shall investigate the proposal and credibility of the developer. For qualified developers, only from their own brand, will not let the project "rotten".
And for that qualifications and reputation, it is best to be cautious, even don't even buy. In signing the purchase contract phase, a lawyer should be entrusted to carefully review the purchase contract and add more detailed supplementary terms as much as possible.
Fourth, the profound and disadvantages of buying room
Pre-sale commercial housing is a housing sales method that current real estate developers. As a buyer, see the profound and disadvantages of the purchase period before buying the room.
The benefits of the purchase period are mainly reflected in two aspects: First, the price is more favorable, the funds have time value, generally the opening price and the post price is hundreds of dollars per square meter, even thousands of yuan; the second is, the second, the earlier purchase, For the households in the building, the selection is more room for choosing, you can pick out the house that is more suitable for yourself.
The purchase period has the following risks: First, the housing is extended; the second is the risk of the housing in the housing, such as the quality, supporting construction, etc.) transformation; third is the risk of the housing rights documents that cannot be obtained on time, which may result in The purchasers suffer from the risk of re-transformation of property rights and unable to achieve the risk of hindrance.
Because it is favorable, it is the temptation of the period, and the buyer chooses to buy and do not buy the key is how to effectively avoid risks and achieve more benefits. The following introduces some of the precautions for purchasing a room:
First, before making a decision, a comprehensive investigation of the overall situation is performed. The survey object mainly includes: developers' qualifications, strength, reputation, business status; legitimacy of the property; project's weight status; supporting construction in the surrounding and cells; the planning and design of cells and housing and engineering construction progress.
Second, when signing the pre-sale contract, carefully study the terms of the contract, try to strive for more interests and guarantees. Since there are too many factors in the period, the contract provisions are more strinter, especially in engineering progress, house quality, supporting construction, housing area, related fees, payment methods, etc., the description is as clear as possible, and the default is clear. Third, after signing the contract, buyers should always contact the developer to understand the construction progress of the purchaser to prevent accidents.
Fourth, due to the relatively large risk risk, you can choose to do contract notarization and real estate insurance to further strengthen the risk protection mechanism.
In short, when buying a room, buyers must be careful!
V. The four major advantages of the purchase period and six pay attention
With the increasingly mature and bank interest rates of the real estate market, many citizens show a good confidence in the purchase period. The best-selling room is beneficial to buyers and sellers, it can reduce the developer's investment pressure, thereby maturing prices. For consumers, there are many potential advantages of the room.
Four major advantages of buying room
The first is the price advantage. The period is sold in the beginning of development, which is a channel for developers in order to raise funds. It is very attractive to which developers are very attractive, in order to attract funds, in the sales of time, real estate developers have a big discount. In general, buying rooms can be more than 10% more than buying houses. Therefore, in today's interest, the purchase room is also a kind of investment.
The second largest advantage of buying the room is the advantage of the design of the room type. From the market perspective, real estate developers are very valued for design, because the design is good and bad directly affects the sales of products, so relatively speaking, Most of the design avoided the design and weaknesses of the current market.
The third advantage of the purchase room is that when people can usually find that when they have been built in a built-in room, they often have a good one and the better houses are basically a famous flower, which is mostly a lot. Some layers are not ideal, facing a poor house. The buying house can be said to be a big event for each family, and the housing level is suitable for the light, ventilated, and these directly affect the quality of life.
Six pay attention to buying room
Although many superiority is displayed, it is a risk of buying a house. Once inadvertent, it will make a lot of trouble. So how do you avoid risks, buy a good room? The insiders put forward six pay attention: First, the credibility of the company, the strength should be detailed. Most of the buyers have chosen the buyers who have chosen the uncomfortable developers, which cannot be paid on time and the quality is too bad. Therefore, buyers must first choose the company, choose the big enterprises with good reputation, strong strength, to their company to buy a house. These companies can make a press-in-week feature delivery.
Second, buying houses cannot be put in one time. When buying a house, some companies have a lot of discounts on one-time payment, and some have reached more than 5%, which is indeed a lot of expenses. If you purchase a room, you may wish to buy it. If you pay for a one-time payment, the developer can't pay the house on time, and the buyers will ask for compensation, almost difficult to work. If the money is not cleared, you can go to negotiate with no payments, and the buyers will actively take the initiative.
The third is to choose a time to choose a good time. Going to buy on the basis of developers. Because the developer has started construction and initially started construction, it indicates that the exercise is preliminary on schedule, and at the same time, it can take the quality of construction in the construction site, which is in the heart. If you only purchase only by the design, the developer does not start until the process is not finished, and it is delayed, and it is a buyer.
The fourth is to have a number in the heart of the surrounding environment. The purchase room is not like buying a home, now buying a living, the surrounding environment is clear. There is a process in the purchase room, so there is a number of potential changes to the surrounding environment. Take a look at whether there is environmental degradation in the purchase room, there is a factory that manufactures "three waste" is also building. Because a purpose of the purchase room is in order to purchase a star, if the surrounding environment is not good, what is the meaning? The fifth is to pay attention to the property management commitment of developers. An important reason affecting people's purchase room is a concern for future property management. In general, the property management of the existing house is very bad, and the property company that is that the property company has entered. The time is not the same, then who will be managed in the future, how to manage, how to charge, is an unknown number. If you bought a small house, it is not safe, it is not only unsafe, and it is not comfortable. Therefore, when purchasing rooms, you must first understand the future property management concept and ask for a certain commitment to ensure that good property management is enjoys in the future.
Sixth, the contract is signed must ask the lawyer to do, buy a house is a big thing, some spend tens of thousands, more than ten thousand, or even hundreds of thousands, millions of yuan. There are also more disputes that have been caused by today. In the purchase room, their potential risks are very large, so how to avoid it, or if they have disputes, how do you benefit yourself? In order to achieve the above objects, the industry suggested that buyers should ask lawyers to handle their legitimate rights and interests when they sign a contract contract with the developer.
Six, buying room ten skill
1. Learn to the project site on the spot, I realized this park for developers, that garden, don't be confused, just when it is a room, No. 2 room, don't be misleaded to think that a garden is a garden. Be sure to go to the site to walk, see if the developer's site management is orderly, whether the distance between the building and the building is the commitment of the developer.
2. Will look at the location. All real estate advertisements will draw a position map, and the more art, it seems to be a geographical location. You'd better go in the field to see if you know the specific location of the property.
3. See the price. Buyers should understand whether it is average price or starting, if it is the price, it is the lowest price of the real estate house, and the actual price will increase due to the floor, facing, apartment, and construction progress.
4. Will distinguish between appearance. You have to clear the beautiful appearance. Is the real map or a renderings, don't treat the effect map as a real map, that is the computer's proposed, too real to make you disappoint.
5. Don't be fascinated by the apartment, model, and model room. The apartment map is attractive to the buyers, but you must pay attention to the proportion of the apartment map, feel more than the measured hollow. And the model, the model room usually passes through the developer's careful packaging, don't be confused.
6. Understand the developer. When buying a house, when you look at real estate ads, you must see which advertisements are worth relying on. If you never understand the developer or other participating project units listed in the ad, don't make it easy to buy a house, first understand it.
7. Don't be fascinating. At present, there are an advantages and benefits of projects in real estate ads. But never see the weakness and weakness of the project. Don't be confused by the unable to buy the house, don't move this kind of discount, that small offer is a lot of buying houses.
8. Carefully watch the mortgage, calculate whether it is comparable? Buyers should choose payment methods according to their own economic conditions, many advertisements will indicate which bank, how many years, how many years, you should consult experts, then carefully calculate, which method is costly.
10. other. Don't forget that there are also many commitments such as greening, property, security, and hot water in advertising. The existing house can also be viewed in person, but the room is not believed to believe in advertising words, no no, you don't forget these content when you sign a contract. 7. Legal issues that should be paid attention to
The room "can only be far away, not warest", this time difference is often leaving hidden dangers for future disputes, in order to avoid losses, buyers should pay attention to the following legal issues.
Eight, find out the developer's "old bottom"
Buyers should have a confidential investigation of developers' qualifications, credit and documents of commercial housing. Developers who choose high reputation, strong strength, and good performance can reduce the risk of owners' purchase.
When purchasing a property, the buyers should advocate the original, because the copy is relatively easy to tamper with and fake. In addition, the common fraud is also used in the first phase of the project procedure to sell secondary commercial housing or use a form of commercial housing.
Nine, put the house ownership certificate
In the dispute between the period, many of the issuance of the house ownership certificate, according to the "Registration Management Measures for Urban Housing Authority", the registration authority refers to the real estate administrative authority and the registration authority after reviewing the applicant's application, If the power is clear, the source of property is complete, the boarding authority shall issue a house property certificate after accepting registration. That is, the reason for the delay of the housing property certificate is generally in the developer. For example, the development procedures are not perfect, and the land transfer, the procedure is incorrect, and the home purchase will be vigilant.
Ten, pay attention to "force majeure"
Extension is a highlighted problem in commercial housing transactions, in order to avoid responsibility for breach of contract, developers often use force to excuse. To prevent loss of this, the buyers must give high attention to the relevant provisions involving force majeure.
Eleven, one point a cat less area
For the time of purchase, the temporary area and the measured area are inevitable. Many times, the measured area is much higher than that of the temporary area, encountering this situation, and the buyer may lose the corresponding price of the "Error Area" agreed in the pre-order contract. Another arguable problem associated with the house area is that the housing usage is not in conformity with the sales manual. In order to avoid being in a passive land, buyers can be self-promoted: At the agreement, when the error rate exceeds ± 0.5%, the purchasers have the right to unfold the contract and ask double return to deposit, and pursue legal responsibility.
12. Cautious signing management conventions
Property Management Charges have become a hot spot for owners' complaints. In order to prevent this problem, pay attention to the start of signing the contract, as an owner, we must understand that he has the right to make a revision of the unequal contract, and it is always a long trouble.
Thirteen, in the quality of the house
Housing quality and warranty is an extremely sensitive question. It often triggered the conflict between buyers and developers. In order to maintain the legitimate rights and interests of the buyers, the construction department specializes in the implementation of residential quality assurance books and instructions. Currently, The provisions have been formally implemented.
Fourteen, buying room three elements
Reputation as the first element
After the extingtence of the room, it was found that the house area "shrink", the greening rate was lower than the developer, and the dose of the delivery time was dragged, such as such a often plagued the home. Therefore, it is particularly important to ensure that many uncertain factors in the period is particularly important. To comprehensively assess the developer's reputation, such as developers' business background, industrial reputation, management experience, etc. should be considered at consumers.
While investigating the real estate business reputation, consumers cannot be ignored to the company's strength. The strength of the developer is closely related to the quality of the period. As a few years, some "project companies" unable to support, causing project stagnation or stealing reductions, and some of them have no credibility, but they are still inadequate, and finally losses or consumers.
Price is not the only factor
The price in the real estate transaction has always been a concern of consumers, but consumers should be alert to low-cost traps when they purchase.
According to relevant departments, the cases of multi-period quality complaints are caused by the temptation of consumers. At the same time, pay attention to that price is not necessarily a good room, and consumers must be wary of bad businessmen with inferiority. Depending on the location of the room, supporting facilities, environment, development cycle to determine the rationality of prices, is an important factor in the investment period. Property management is more important
Buying a room is to buy "dreams" for consumers, but some consumers have moved in the new home after joy, they found a lost paradise.
The reason is that unfinished property management services have encountered new problems every day. At present, intelligent management, online life, with "service" as the core further improve the community property concept such as the community environment, humanized facilities, and has received extensive attention from society. Therefore, when consumers are in the purchase period, they must not only pay attention to the real estate you want to buy, but also to see the planning of our property management.
Fifteen purchase room: purchase room four points
First, be good at signing a more favorable contract.
What should I do if the pre-sale area of the pre-sale area and the homeship, for example, what should I do when the pre-sale area exceeds the actual area? What should I do when the pre-sale area is less than the actual area? For similar conditions, customers should strive, and write into the contract; secondly, in the contract, the domestic product brand, the public part, such as the building materials brand, elevator brands, etc., can be in the contract Detailed and signed the corresponding default terms. Second, when purchasing a pre-sale room, seeing a plan view must bring "stereo" glasses.
Because the plan view can be provided by the indoor planar pattern, for the indoor space layout, the intricate beam column should be avoided, otherwise it will have a great pressure on the space. For such problems, before signing the pre-sale contract, it is best to borrow the engineering blueprint to the developer, or ask a better property agent to consult. For example, there are customers who purchase top houses that should pay attention to the heating returning pipeline, usually from the top level, will bring a lot of trouble to decoration.
Third, when purchasing high-rise homes, pay attention to the spacing and lighting problems between the building and the building.
The first is to compare the relationship between the buildings in this development zone, followed by the relationship with the surrounding buildings. There should be as close as possible to the boiler room and chimney, whether there is a high building cover or adverse effects in the future, and many of this should be understood in advance.
Fourth, today I purchase pre-sale rooms must pay attention to whether there is enough green space and parking space.
XVI, buy a room to learn five
Pre-sale of commercial housing is a real estate developer will be prepared in advance in the construction of houses and pay deposits or housing prices by the purchasers. In recent years, due to the disputes in the pre-sale behavior of commercial housing, the main reason is that the commercial housing developer does not comply with the agreement, and the content of the pre-sale is seriously damaged. Therefore, consumers pay attention to the price factors of commercial housing, they should also carry out "five look".
First, you must obtain pre-sale of the document, the construction of the land use rights, construction project planning license and construction license, construction land planning license, commodity housing pre-sale permit;
Second, it is necessary to see the reputation of real estate developers and the pre-sale of the credit presell, strong construction funds, strong economic strength is the first element of consumers to buy this room;
Third, the main structure and equipment should be reasonably related to the design of the building design drawings, which meets the actual needs of the pre-acquirers;
Fourth, it is necessary to see the qualification and engineering quality engineering construction unit of the construction construction team shall reach the design of the construction qualifications required for the design, and the quality of construction is high, and there is no phenomenon in which the qualified low or unqualified construction team;
Five things to see if the pre-sale commercial housing contract is standardized. The pre-sale contract should contain the location, area, decoration standard, pre-sale payment, delivery date, delivery after delivery, and the provisions of the community service and the house ownership certificate. responsibility.
House purchase
First, buy 7 key points in the existing room
1. Whether the relationship between land and housing property rights is clear, there is no legacy dispute problem. 2. Does the business license seal and a variety of legal approvals belong to the original, whether it is consistent with the confirmed name. 3, housing structure, set, quality, supporting facilities, etc., are consistent with the content of advertising. 4, water supply, power supply, air supply can be guaranteed, transportation, sewage, communication is smooth. 5. Whether the area of the house is calculated according to the relevant provisions of the country, there is no "short-scale less inch". 6. Is the price calculation has been implemented in accordance with a variety of preferential prices, it is reasonable. 7. Conditions of other commitments (such as account, property management, etc.) are fulfilled. Second, the existing house purchase 12 skills
One, day, night. Because at night, you can better understand the surroundings of the house, noise and lighting. Second, sunny day, it is easy to find the house and window, wall, roof, etc. of the house. If you can touch the rainy days, you can see the room. Third, the room is going to see, the room is also seen. Only by looking at the room can better understand the situation of ventilation, lighting, exhaust, etc. Fourth, the building materials should be seen, the layout must also look. The effective use of the house is reasonable in the house layout. The reasonable layout should generally be: first living room, rear restaurant, kitchen, bedroom is not pairs of living rooms. Five, the wall depends on the wall, the corner must also look. The wall should be flat, while the corner must be correct, because the corner is tolerated by the strength of the housing structure, and it also affects the decoration. Sixth, the decor must be seen, workmanship should also look. The quality of work is directly related to the high quality of the house, including corners, wall corners, windows, ceilings and other workmanship. Seven, elevator depends on the stairs. The stairs are the only way to escape when happening, this is to pay attention to whether the corridor is smooth, whether there is any inconvenient energy, etc. 8. To carefully check if the floor is smooth and smooth, whether there is a water, leakage. Nine, you have to look at the equipment installation of the kitchen's bathroom. Because the two places are best prone to problems, it will be necessary to stay. 10. To carefully check the circuit arrangement, wire thickness, socket and switch resettlement is scientifically reasonable, convenient and residual. 11. Pay attention to the height of the visual room. The room is not enough, it will bring inconvenience to life. Reasonable room height should usually be greater than
2.8 meters
. 12. To understand the people around the environment, management, talent quality, residential structure, infrastructure, etc. in the surrounding environment, so that there are countless in mind.
Third, how is the existing house?
Select whether the existing house is first in the hall. Living room (living room), bedroom, kitchen, dining room, bathroom, study, etc., is a space that family is often moving. Direct lighting can avoid opening lights during the day, saving energy. In addition, the sun will make your life happier. The big living room is the pattern of people, but it not only increases people's space, but also increases the privateness of the bedroom and keeps the family's warm taste.
The reasonable or not the kitchen facility is an important aspect of the design of the room, because the housewife has a lot of time every day to spend in the kitchen. Modern cookware requires a large space, so it can be installed in various cooking utensils. The bathroom is generally only bidet, toilet, soaked in the bath, in fact, a small space, it is not countless, and its water consumption is 90% compared with the soil, in addition, towel, Glass glasses, etc. must be properly placed, which require reasonable bathroom layout. Also, ventilation is also considered carefully. When you choose a house, you should be optimistic about whether the kitchen, the toilet, and the hall are attached to the vertical exhaust chimney to keep the indoors have good air. The heat insulation, insulation and rainfall of the house are the necessary hardware. It should be paid to the house, especially the outer wall of the house, its materials and thickness have a great impact on your room temperature.
Fourth, the real room is good, the room is good
When consumers decided to buy a house, the first thing I first encountered is to choose the existing house or a room. Which is more suitable for you? Having has strong safety and intuitiveness. Consumers can conduct field inspections in the purchase of houses before buying, understanding the quality, decoration, location, indoor pattern of houses, etc., the results of the field investigation and the introduction of real estate advertisements and sales books are compared. . Since the existing house is already built, the buyers can see the specific situation of their own eyes, do not have to pay for the housing will be delayed, and the quality is guaranteed, etc. There are many in mind, with greater safety. Since the current house is completed real estate project, the buyers should investigate the legality and property rights of this project, it is relatively easy. If you want to say that there is any unfavorable point, of course, the price of the existing house is higher than the expected room. 5. Excellent and shortcomings in buying existing homes
Advantages - 1, the house is in front of you, intuitive. You can go to the house at any time, you can buy it. 2, convenient to stay. 3. The price of housing is basically stable, and there will be no big changes. When buying a house, you only need to be compared with the surrounding area, the same type of housing prices. 4, existing housing promotional materials, but also a one-one control. 5, the family plan is easy to arrange. Buying a house is a big event in the home, or in order to change the living environment, or for work relationships, etc., you must take the house as the first step, and if you want to get the house, you can only pay the room.
Disadvantages - 1, the payment method is low. 2, the price is high, it is difficult to offer. 3, hidden engineering is difficult to see. The wall of the house, the upper and lower water equipment, and the housing circuit will only know after a longer use period.
Other related materials
1. After getting married, can the couple only purchase a set of commercial housing? Can you buy a commercial room by your own name, with a single part of economic strength?
A: The husband and wife can purchase a commodity house in their respective name, but due to the income of the wages such as the wedding of the wedding, the income of the wages is a total of property, so the house purchased is still a total property, unless the two sides can prove that the purchase fund is not a common.
2. After handling the provident fund loans, can you support the two sides or one of the months to pay for the subscription?
A: You can fill in the "employee purchase house to obtain the original public accumulation of the employee, the number of employee purchases, the original, the original copy of the payment, the original list, the original, the original, the original information, the original, and the original housing provident fund management After the center review, it will be transferred by the unit to the transfer check to the provident fund deposit bank to handle the transfer. The housing provident fund is taken once a year. Each payment amount is the amount of the last year, and the total amount of loans cannot be more than one year.
3. If the buyer handles the temporary ID card to handle loans?
A: You can't, you must be a formal ID card, and you must do not open, damage and other phenomena. If you need to handle a temporary residence certificate in the 12th counties in the six districts of Chengdu, you can handle it if you have a certificate of payment.
4, the home purchase of the home purchase has collaterally, and now the big property rights have not yet been done, I don't know if this will affect the property rights?
A: The mortgage house is available in the case of the acquisition of the mortgage, and the developer provides information on the registration of property rights, and the property rights registration can be completed within 7 working days.
5, after the use of commercial housing land, is the government demolished the building to compensate? How to compensate?
A: The Chairman of the People's Republic of China Urban Real Estate Management Law [1995] No. 29, Article 21 stipulates that the land use rights will expire the contract, and the land users need to continue to use land, should be late Apply for renewal in the previous year. In addition to recovering the land according to the public interest, it should be approved. If the approval shall be renewed, the land use rights shall be re-signed, and the land use right is paid in accordance with the regulations. The land use rights have been discontinued by the country without approved, and although the land users did not apply for renewal or although the application allows for renewal but not approved in accordance with the preceding paragraph. If the country recovers the land, house demolition will also compensate, but only compensate for housing residual values, excluding land prices. 6. Can you handle a housing?
A: According to the relevant provisions of the Chengdu Public Security Bureau, the person within the five cities and high-tech districts in the city, purchase commodity housing (including mortgage, no second-hand housing) within the five cities and high-tech districts, can apply for Chengdu The account, the fund-raising room cannot be handled.
7. Upo households buy houses within one year after removal, what procedures are needed to receive the purchase subsidy?
A: In urban house demolition and rural land acquisition demolition, the demolition entry of monetization compensation is implemented, and the new ordinary commodity housing or second-hand housing construction area is purchased within one year of the decision agreement.
120
Square meter
The following, the calculation formula for the purchase room subsidy is: [total amount of purchase contract transaction × 1%] [(demolished housing building area × new purchase area construction area unit price) × 1%]; new home building area is 120 -
180
Square meter
The calculation formula of its purchase subsidy is: [total amount of purchase contract transactions × 0.5%] [(Demolition Building area × New home building area unit price) × 0.5%]. The building area in the above-described calculation formula is the sum of the construction area and the public space area. You can use the identity document, the property rights certificate (with a copy of the house mortgage), and pay the tax payment certificate (invoice), pay the fee notice, "personal purchase of ordinary commodity housing subsidies "Single" to the 4th floor of Chengdu Real Estate Building, No. 28, No. 28, No. 28, Chengdu, is self-acquisition.
8. The previous unit has paid the provident fund, and now there is no payment due to the replacement of the work unit, but it has previously been about 10,000 yuan. I don't know if I can take it? How to get it?
A: You can apply for sale in the following situations; 2 death; 3 outbound settlement; 4 completely lost labor capacity and terminate labor relationship with the unit; 5 during the "central" hosting households Under the case of business license, it can be handled for sales, and the amount of the hidden amount is a hidden amount in the individual account of the employee. Or is housing consumption (such as buying house, building, dangerous building overhaul, etc.), you need to pay to real estate developers, you can also buy a housing interest, pay related tax, etc., you can apply for use, your support is the last year's (June 30, 30).
9. Is the provident fund loan condition?
A: Apply for housing provident fund loans must have the following two conditions: 1. The developer and the Provident Fund Management Center signed a project cooperation agreement; 2. Personally pay the provident fund for more than one year. You can ask the developer to apply for a loan business to the Provident Fund Management Center. If the developer does not apply for the provident fund loan, you can go to the Provident Fund Management Center to apply for a summary of the provident fund for reimbursement of bank loans. Please refer to the "Office Guide" of the "Administration Guide" to take the housing provident fund.
10, about buying household issues
According to the relevant provisions of the Chengdu Public Security Bureau, buy goods housing (including mortgage, no second-hand housing) within the five cities and high-tech housing in our city, in line with the following conditions, can handle the five-city and high-tech Zone: buy a house More than 500,000 yuan or buy a house area in 120
Square meter
The above, you can apply for the Chengdu City account for the immediate life of the buyers' three generations, and the purchase of houses is more than 300,000 yuan or the purchase area is
90
Square meter
The above, you can apply for the purchasers, spouses, and minor children (under the age of 18), the purchase of houses is more than 150,000 yuan or more in the purchase area.
60
Square meter
The above, you can apply for a Chengdu account (buyer himself, spouse, or a householder of the adult). Buying two sets and two sets of housing, purchase amount or area can be combined. You can check in after check-in, 1 mortgage purchase, mortgage contract (1 original and copy), the last 6 months of payment receipt (original and photocopy) 1 copies of each of the other related materials, apply to the local public security branch or the Municipal Public Security Bureau Office of the Municipal Public Security Bureau to apply for Chengdu account.
1, the price of the assessment is too low, I don't want to sell.
A: Ask the customer's heart price, on the one hand, explain to the customer's advantages and disadvantages (especially rendering their housing disadvantages), on the other hand, the exaction price of the minus housing is provided for its own comparison. If the price of the customer is lowered, the floating range of employees can master is 10%.
2, there is a house to rent, what do you need to do, how to charge?
A: Please bring your housing rights prove that the original home owner ID card is registered. If you rent a monthly rent in 2000 yuan (including 2,000 yuan), we have to find customers in addition to the information, we will look for customers, take customers, and take half a month to charge you (rental) The commission (explained to the customer is 2,000 yuan / month, which is high-end lease. The market is now available to the way to charge the rent is determined by the market. We will find customers as soon as possible through our strong marketing network and channels. You will benefit as soon as possible), and our company assists in the parties to sign a lease contract as a witness.
3, a house wants to sell, now you have to find a good buyer, want to entrust the company to handle, how should you handle, how to charge?
A: The buyers and sellers will sign a house trading replacement contract in the chain. Buy and sell the two sides with ID card, account book, and other buyers with room or partial deposit, the seller must take the house prevention certificate or a house. The buyer started the payment after the entire payment arrived until the company. The household fee is free.
4, the fee is too high, some intermediary companies receive 1% -1.5% of the tax, can you offer some?
A: The charge is the company's unified, and we have not given the right to benefits. We have more than ten chains in the city (40 this year will reach 40 this year) as a wide sales channel and a well-trained sales team selling your house, in addition, we do media with network operation platform, people with demand for house Just log in to the cd.sunco.com.cn website, you can see the house you want to sell without leaving your home. We provide you with the sun intermediary that you can trust, the operation process is clear and clear, and it will never appear in other small intermediaries, such as buying empty short, etc..
5. If you don't rent a real, you don't rent, what should I do?
A: You can agree when signing the contract if the rental rental or deposit is automatically transferred to a breach of contract without retreat.
6. Is there anything if you have a thing?
A: If there is something to negotiate, if the negotiation is not fulfilled in accordance with the contract, our company just signs the contract, can help you negotiate solve, but there is no arbitration rights and obligations.
7, there is a house to sell, the homeowner is my ×× (relative), he now people are abroad, what should I do?
A: First, go to the local embassy or the Consulate General Office to entrusted XX people to apply for housing related matters, and then the trustee conducts a second notary on this publicly issued a notarization in the local notary office. The trustee can be submitted to the housing related trust.
8, can the second-hand housing to extract the provident fund?
A: If you buy private room with property rights, payment methods can be extracted from a one-time payment or mortgage loan.
9. After the customer signed the tripartite, one of the other words caused the house transaction to continue, and the two sides requested the return of the intermediary fees, and should be explained to the customer.
A: The fee charged by our company is that the service fee has taken effect as long as the contract is signed, proves that the information we provide has been sold, so the service fee is not refundable. (Attachment: About the release and termination of the contract: After the three-party contract is set up, there is a default situation in any party of the buyer and or sellers, which cannot continue. Our company's service charge will not be refunded. The default can terminate the contract with the other two, please Pay attention to the wording, do not agree to the two parties to cancel the contract. Termination contract is that one party requires no longer fulfilling the contract, but our company has completed the transaction of housing information, the service fee is not retired; the contract means that both parties voluntarily release this contract has been restored to the contract Therefore, we have no right to charge information service fees.)
10. When buying and selling both sides want to hand over the house, you should convince our customers like this.
A: Since you go to the intermediary company to conduct house trading, it is the benefit of the two sides to be guaranteed. In order to protect the benefits of the seller, we asked the buyer to handle all rooms to the company, and can handle the transfer procedures for both parties. In order to protect the interests of the buyer, we will not pay the room before the property is over. The transfer of all room funds and weight certificates guarantees that both parties agree to recognize and do all of the three parties, thereby ensuring the benefits of your bilateral interests. For its own handover room, if there is a problem in the middle, we don't afford to be responsible for any interdependent guarantee. However, if you have to hand over the room, if you have any questions in the middle of the house, there is a problem for the room for self-employed, and we don't afford to be responsible for anyone.
11. Customers want to rent a house happens to be a house or this room in the store or this room is just a hunter of the buyer, and how to persuade customers to transfer this house to sell?
A: The cumbersome and risk of rendering rental housing procedures are rendered to customers. Under the premise it allows, it can be evaluated for its housing, and the price is unbiased, and the interests of selling this room will be introduced.
12. I know that the room is our company's acquisition. How do you explain?
A: To explain it to the acquisition of houses, it is necessary to achieve re-sell, so the comprehensive situation is only better than the housing under the same conditions, otherwise it will not be able to achieve its profit as a company. So the purchase of the acquisition is in fact is the most moletic choice.
13. When a customer mentioned that your acquisition price is too low, how do you explain?
A: On the one hand, it is appropriate to provide customers with the existing transactions (do a certain correction), and on the other hand, it is highlighted to emphasize the disadvantage of the house. If the customer is still not recognized, and if you want to sell the room, you can persuade customers to take the form of sales.
14. It is not enough to acquire a lot of people to acquire profits, just think of from being profitable. And our company's acquisition is more service, in order to make it more likely to meet the needs of our customers, in order to let the homeowners will go to buy a house to repeatedly see the house, repeatedly talk about the price, and spend a lot of energy. And time. So our company launched this kind of service for this profit, just as our three free six-limited services. Is to let each house building classification
Housing buildings can be different from different perspectives.
1, according to the use of buildings
(1) Residential building (2) Public buildings
(3) industrial building ⑷ agricultural architecture
- The residential buildings and public buildings are often referred to as civil buildings.
2, classification according to the number of buildings (residential)
(1) Low-level building: 1 ~ 3 layers (2) Multi-storey buildings: 4 ~ 7 floors
(3) small high-rise buildings: 8 ~ 16 floors high-rise buildings: 17 floors
3, classify according to the construction structure
- Building structure refers to a system consisting of load bearing components (foundations, walls, columns, beams, floors, roofs, etc.).
(1) brick wood structure
- Description: The main load-bearing components of such buildings are made of bricks and wood. Among them, the walls and columns of vertical load bearing members use brick, horizontally loaded, and the roof use of wood.
- Features: Lower layers, generally below 3 floors. Urban residential buildings built before 1949, civil housing and simple houses built in the 1950s-60s, mostly this structure.
(2) brick-concrete structure
- Description: The vertical load bearing member of such buildings uses brick walls or brick columns, and the horizontal load-bearing member uses reinforced concrete floor, roof plate, including a small number of roofs.
- Features: The construction layers are generally below 6 layers, low cost, but the seismic performance is poor, and the size and layer of inter-opening and depth are subject to certain restrictions. Therefore, such buildings are gradually replaced by buildings of reinforced concrete structures.
(3) reinforced concrete structure
- Description: The load bearing member such as beams, plates, columns, walls (shear walls), roofing, etc., are composed of two major materials of steel and concrete. its
The enclosure members such as exterior walls, partition walls, etc. are made of light bricks or other masonry.
- Features: Structure adaptability is good, and the durable period is longer.
Steel structure
- Description: The main load bearing members are made of steel.
- Features: High construction costs, mostly used in high-level public buildings and large-scale industrial buildings,
Such as the stadium, theater theater, the largest industrial plant, etc.
4, classify according to the construction method
(1) Cast-in-situ
- The main load-bearing components of this building are all poured and masonry in the construction site.
(2) Preparation, assembled buildings
- The main load bearing member of this building is a prefabricated component in the processing plant and is assembled at the construction site.
(3) part is now casting, partially equipped with building
- Part of this building (such as a wall) is cast or masonry at the construction site.
A portion of the components (such as floor, stairs) are prefabricated components made in the processing plant.
Second, the composition of the building
A building is generally consisting of fundamentals, walls (or columns), floor (or beam), stairs, stairs, roof, door and other components.
1. foundation
The basis is the load-bearing member below the building, which supports all the loads of the upper buildings and transmits these loads and the following foundations. The foundation is not an integral part of the building, which is the ground floor under the foundation, which is subject to the load that is passed down. The foundation is divided into natural foundation and human workfinder. The foundation is different from the form of construction, which can be divided into: (1) Basics - refers to a continuous belt-shaped basis, including wall strip bases and column bases.
(2) Independent basis - means that the foundation is independent, forming step shape, cone, cup shape, etc.
(3) Basis Basis - It is a reinforced concrete board that supports many columns or walls. The board is directly acting on the foundation, and a single plate connects all individual foundations together to reduce the unit area of the unit area on the ground. The carrying capacity of the entire foundation is increased.
(4) Box-shaped basis - mainly refers to a reinforced concrete box structure having a good stiffness composed of a bottom plate, a top plate, a side plate, and a certain number of internal partitions. It is advantageous to resist the role of seismic loading.
(5) Pile foundation - consist of a pile set in the soil and a junction that undertakes the upper structure.
2. Wall and column
The walls and columns are vertical load-bearing components that support roofs, floors, etc., and transmit these loads and self-heating.
(1) Classification of walls
A. Press the direction in the building and divide:
Exterior wall - located around the building, is the enclosure member of the building.
Interior wall - located inside the building, mainly in the partitioning of space.
B. Press the direction in the building and divide:
Wall - The wall arranged in the long axis direction of the building is called a vertical wall.
Horizontal wall - a wall arranged in the short axis direction of the building is called a horizontal wall. The horizontal wall is often referred to as a mountain wall.
C. According to the acceptance situation, divide:
Load wall - Anyone who is directly received by the beam, the floor, the roof, is called the load-bearing wall.
Non-incurred wall - wall without external load is called non-supporting wall.
(2) Column - is a vertical component of the independent support structure. Column bears, transfer beams and boards from two components.
3. Floor and beams
The floor covers the floor and the ground (first floor), is a horizontal load-bearing member separating the construction space. The main function is tolerant, furniture, etc., and transmit these loads and self-heating to the load, column or foundation.
(1) Building board - The basic structure layer of the floor is a surface layer, structural layer, ceiling.
(2) First floor surface - refers to the floor under the building.
(3) Beam - is a transverse component across the space.
4. Staircase
The stairs are generally consisting of 3 parts: staircase sections, seating platforms and railings. Different from the number of stairs in the floor and the upper and lower floors, can be divided into straight stairs, double-run stairs, multi-run stairs, etc.
5. Roof
It is an enclosure member that is covered with the top of the building, and is a load-bearing member at the top of the building. The roof consists of roofing, load-bearing structural layers, insulation insulation layers and ceiling. Common roof types have a flat roof, slope roof.
6. Door and windows - doors and windows are the enclosure components of the building.
Third, real estate knowledge
First, volume ratio
It is an important indicator that reflects and measures the intensity of construction land, which refers to the ratio of the total building area of the building and the area of the building area, namely: the volume ratio = total building area ÷ Building area. Among them, the total building area is the sum of all building area on the ground. The smaller this ratio, means that the smaller the total construction of the building, the higher the quality of living life.
Second, the density
The ratio of various types of building substrates in the planned plot covers an area of area and the area of the block area.
Third, the outlet rate
It refers to the percentage of residential use area accounts for a percentage of sales area. Since the calculation of residential sales area is based on the floor, the same room type is in different local numbers, although the area is the same, but the sales area will have different.
Four, area
It refers to the sum of the net area of the bedroom and living room within the community residential department.
V. Green land rate
It refers to the ratio of green space area and planning construction area within the planned construction area. The greening rate of the new community specified in Tianjin should be more than 30%. Sixth, the housing is high and the net high
Layer is high, and the homes are measured in "layers", and the high state of each layer has a requirement, this height is high. Specifically, the layer is high refers to a vertical dimension between the lower surface or the upper surface (or lower surface) on the upper surface (or lower surface) of the adjacent upper layer panel. "Residential Building Analog Coordination Standard" (GBI100-87) stipulates that the high level of houses use the following parameters:
2.6 m
,
2.7 meters
,
2.8 meters
. Net height refers to the net residual value of the layer high to reduce the thickness of the floor.
Seven, residential depth
The length and depth of the residential are in architecture refers to an actual length between the positioning axis from the front wall to the positioning axis of the rear wall in architecture. According to the "Residential Building Analog Coordination Standard" (GBI100-87), the depth of the residential uses the following common parameters:
3.0 m
,
3.3 meters
,
3.6 m
,
3.9 meters
,
4.2 m
,
4.5 meters
,
4.8 meters
,
5.1 meter
,
5.4 meters
,
5.7 meters
,
6.0 m
.
Eight, the opening of the residential
In a residential design, the width of the home refers to the actual distance between the positioning axis of one house in a house to the positioning axis of the other surface. Because it is a width of a natural place, it is also known as The interior of the residential is strict in the residential design. According to the "Residential Building Mode Coordination Standard" (GBI110-87): The following parameters are often used in the opening of residential buildings:
2.1 meters
,
2.4
Meter
,
2.7 meters
,
3.0 m
,
3.3 meters
,
3.6 m
,
3.9 meters
,
4.2 m
.
Nine, commercial housing sales area calculation and public building area assessment rules
1. The sales area of commercial housing, the sales area of commercial housing is the building area of the entire commercial housing (basement as civil air defense project, should be deducted from the building area of the entire commercial housing).
2. The commercial housing is sold according to "Set" or "Unit", and the sales area of commercial housing is the sum of public building area of the building area (hereinafter referred to as a building area below) to purchase in the settlement area (hereinafter referred to as the building area below). Commercial Housing Sales Area = Set of Building Area Distribution Area
3. Set of construction area consists of the following three parts:
(1) Use area within the sleeve (unit)
(2) The area of the wall area (between the partitions between the commercial housing, the partition wall between the sleeve and the public building space, including the mountain wall, the shared wall, the shared wall wall horizontal projection area of half The inner wall area, all of the projected area of non-shared wall walls is included in the outer wall area)
4. The calculation formula of the building area is:
Set of construction area = set area set of wall area balcony building area
5. The public building area consists of the following two parts:
(1) Elevator wells, stairways, garbage lanes, transformer, equipment, public halls and aisle, basement, duty guard room, and other functional buildings and management housing for the building.
(2) The partition wall between the sleeve and the outer wall (mountain wall) wall is half the area of the wall.
6. Common building area calculation:
The building area of the whole building is deducted from the sum of the building area of the entire building, and it is deducted as a separate use.
Space sales or rental basement, carports, and civil air defense engineering and other building area, the public building area of the whole building.
7. Common construction area sharing coefficient calculation:
Public building area sharing coefficient = public building area ÷ 套 建 建 建 面 和 和 8 8. Distributed public building area = public building area sharing coefficient × set of construction area
Ten, the way of processing of commercial housing area errors
According to the construction area of the set, the parties should be described in the contractual area of the contract and the processing area of the contract area and the absence of the property rights registration area. If the contract is not agreed, the following principles are processed:
1. The area error ratio is within 3% (including 3%), and is based on settlement housing price;
2. When the area error is more than 3%, the buyer has the right to check out. If you check out, the real estate development enterprise should
Buying a subject to the payment of the purchase of the house will be retired to the buyer, while paying the housing price interest. If you buy it, you will be more than the contract area, the area error is more than the price of the area (including 3%), and the housing price exceeding 3% is taken by the real estate company. , Property rights return to people. When the property rights registration area is less than the contractual area, the area error ratio of the absolute value of 3% (including 3%) is returned by the real estate enterprise; the absolute value of more than 3% is double returned by the real estate development enterprise Buy a person. According to the construction area, the parties should set up the construction area and the shared building area in the contract, and the constant construction area is unchanged and the construction area has an error in the construction area and the construction area of the building area and the construction area of the building area. the way.
11. When using the real estate development enterprise to deliver the residential commercial housing, you should express
"Residential Profile Housing License Trends", providing "Commodity Room Quality Assurance" and "Commercial Housing Instruction Manual".
12. Commercial housing sales include commercial housing for sale and commercial housing pre-sale
Current sales, referring to real estate development companies, will have completed ownership initial registration and acquisition of commercial housing for delivery to payment to buyers, paying housing prices by buyers. Pre-sale of commercial housing refers to the real estate development enterprise will be prepared in advance of commercial housing to buy a house, paying a housing price by buyers.
13. If the buyer will transfer the pre-order commercial housing to others before the initial registration, shall be handled in accordance with the following regulations.
1. If you have not paid the total price of your commercial housing, the transferor should prior to the consent of the real estate development enterprise;
2. The total price of commercial housing has been paid, and the transferor shall enter into a pre-order commercial housing transfer contract and inform the real estate development enterprise in writing;
3. If the loan purchase house, the transferor should obtain the consent of the loan bank in advance, and there is a guarantor to agree;
4. The transferor and the accuse shall be recorded in the date of purchase of the original commercial housing contract and the transfer contract of the original commercial housing sales contract and the transfer contract for the transfer of the original commercial housing.
XIV, commercial housing sales must have the following five certificates
"State-owned Land Use Certificate", "Construction Land Planning License", "Construction Engineering Planning License", "Construction License" and "Commercial Housing Sales License".
Third, the basic knowledge of housing management
The real estate industry has become the fastest growing industry in the national economy, and real estate and housing have become the most active field in national economic life. With the deepening of housing system reform, the development of national economic construction is improved, as well as changes in the economic environment after China's "Entry", people have a fundamental change in real estate, residential demand, and legal awareness has also enhanced Therefore, a comprehensive understanding of real estate knowledge will become an indispensable part of the home industry.
First, housing management
The new system "Chengdu Real Estate Trading Center" is responsible for the management of Chengdu real estate market management and housing property rights. Specifically include: real estate transactions, real estate mortgages, housing rental, real estate assessment, housing property rights registration, real estate surveying, real estate file and other management work.
Second, the housing management process
According to the Regulations on Registration of Chengdu Town Housing Rights, the Room Registration Procedure is divided into 5 steps: Acceptance Registration Application → Right Audit → Release Announcement → Approved Registration → Award Housing Right Certificate.
