Before looking at the house, now the major websites to understand the second-hand market information. After the time is abundant, a day in advance, call the agent, you hit which house and the time to see the house, in addition to explaining your requirements for the house, the budget. On the one hand, the agent will contact the owner of your favorite house, and on the other hand, the agent will screen the properties in his hands according to your requirements and recommend the houses that meet your requirements.
When you look at the house, pay attention to the following points:
(1) Be sure to investigate the owner's reasons for selling, whether it is an urgent need for money, job changes or the child is big enough to change the house and so on these needs. Because this determines the owner's mindset to sell the house, whether it is good to cut the price. Some owners are in the field, the house is rented out, the agent said that the owner and the owner of a good greeting, but to the scene knock knock half a day, came a few times, the tenant does not cooperate to see the house, this type of obvious is the first to put the house hanging, is not a sincere desire to sell, then there is no need for you to look at it again.
(2) ask the house degree has not been used, once used, it will be locked three to five years, if you have a child or the future of their own sale of the house is not good to get, if he used, you can just cut the price. If the house is rented to tenants, or rented to others to open a company, this will be more troublesome than the type of owner-occupied. Because the contract law stipulates that "the lease in the lease of ownership changes during the lease, does not affect the effectiveness of the lease contract", that is, the sale does not break the lease, the tenant has the right of first refusal, you must let the tenant to give up. This point in the late signing of the contract of sale and purchase of second-hand attention to amend the terms, or write a supplementary agreement to avoid the risk.
(3) Whether the house is mortgaged, if so, ask how much is owed, because this is related to your redemption to pay how much guarantee fee and redemption interest. Nowadays, houses are more or less mortgaged for arrears, except for the kind that were bought a long time ago and paid in full. But some houses will be re-mortgaged by the owner, even though he bought them cheaply at the time, but will make consumer loans, and I've come across some 40 sq ft old houses with 1.6 million dollars in arrears. So some houses are listed at a low price on the surface but the actual cost of purchasing the house is very high. The redemption guarantee fee is 1.2% of the total amount owed, and the redemption interest is about 1% of the amount owed a month, so if you owe 1.6 million, the buyer will have to bear an extra 35,200 in redemption fees. Therefore, try to consider buying a house with a red book in hand, if the full five only can also pay 1% less personal tax. (This part of the tax will be discussed in detail later). Overall, if the house is mortgaged with very high arrears, you and the owner will have to bargain well to minimize the cost.
(4) Don't go to several agents to see the same house. Because several agents to contact the owner, the owner will mistakenly think that his house many people are looking at, think his house is good, his own psychological price will be high, but in fact, back and forth are you, will affect the back and the owner to cut the price.
Every time you look at the house, let the agent give you a list of all the fees, including the deed tax, personal tax, redemption costs, commission (this is generally first marked 3%, the back can be negotiated) to facilitate their own costing, comparing the different houses, to pick the most cost-effective set.
If you look at almost, pick a professional reliable agent, must be reliable! The most important thing to remember is that it's a good idea to have a professional agent who is professional and reliable! It's a good idea to be reliable!
It's important to say it three times, because this determines how much you'll have to worry about buying a house later.
Ask for the contract, ask for the formalities of the process must be clear in place agent.
Nowadays, the threshold of the agent is very low, the unprofessional agent will definitely increase the number of days of your cranky mood to buy a house.
3. Determine the target property
How do you sift through so many houses?
The first consideration is of course the price, everyone wants to buy a bigger and better house, but the budget is just so much, so you have to combine your own financial ability to purchase, how much you can afford to do how big. The cost of purchasing a home includes a variety of taxes, brokerage fees, foreclosure fees, loan appraisal fees, etc. The following table has an itemized list provided by the brokerage firms, and a few of the major costs will be discussed in detail below.
The discussion here is about a 2-year old house with no VAT.
Tax payment standard: first 90 square feet and below, taxable price × 1%; first 90 square feet or more, taxable price × 1.5%; second suite taxable price × 3%.
The deed tax is borne by the buyer and handed over to the real estate registration center on the day of the transfer. This is the money to the state, there are payment standards, so you can not cut the price.
What is the taxable price?
When you sign the contract, the price registered in the Housing Authority, that is, the price of the contract, as the taxable price. The standard is dominated by each place, and in some places, ? Transaction price = net signing price = assessment price. Let the intermediary to do a low net signing price, you can legally avoid the tax.
The Housing Authority, with reference to market conditions, has set a minimum appraisal price for houses as the minimum base price for paying taxes on housing transactions. The price of the net registration can not be lower than this minimum assessment price, usually this assessment price is currently not keep up with the actual transaction price (usually 70%), you can check in the real estate registration center, enter the property license number ID card number can be checked.
Here I'll expand on that, what the heck is a transaction price, an online price, an appraisal price!
Transaction price:
Transaction price is the total amount that the homebuyer ends up paying to the seller, and is the price at which the home is actually sold. ?
Net price:
Real estate transactions are subject to online signing, once the "net signing" is successful, the same set of housing can not be generated again, the contract of sale, and can not be re-sold to others. The so-called "net price" refers to the price of the transaction reflected in the system of the Housing Authority. The net signed price cannot be lower than the regional low transfer guide price (minimum appraisal price) required by the Housing Authority. The net price determines the number of loans and the amount of taxes to be paid.
Appraisal price:
Appraisal price is a third-party appraisal organization (recommended by the agent or cooperated with by the bank), which evaluates the value of the property through a certain method, and finally gives an appraisal price. Banks will lend money based on how much the appraisal value is. The higher the appraisal value, the higher the amount of loan an individual can take out, and the down payment will be much less stressful. Therefore, before the three prices, many people will choose to deliberately make the evaluation price high, "high evaluation and high loan", but if once found by the bank, the loan is likely to be rejected by the bank, and may affect the future loan, or worse will be designated as a fraudulent loan and be held legally responsible, so we should be careful with the evaluation price, don't There is a fluke mentality. The company's website has been updated with the latest information on the latest developments in the industry.
(2) Personal Income Tax
The full five is exempted! The first is to make sure that you have a good understanding of what you are doing and how you are doing it! The only thing that you need to do is to get your hands on a new one, and you'll be able to do that! It's important to say it three times. The five full means that the house real estate certificate from the beginning of the time counting five years, the only refers to the family's only home in Shenzhen City. The best thing about buying a second-hand house is that you can save a lot of money on your personal tax by choosing the one that is full of five.
Being less than five years old or five years old is not unique:
a) Individual income tax = (taxable price - original registered price)*20%
Or ?
b) Personal income tax = (taxable price - VAT) * 1% ?
The first method of taxation has a major premise, the seller must provide complete and accurate proof of the original purchase value of the house, ? The actual payment of personal tax, home buyers can choose one of the two, which saves money with which. According to the regulations, personal tax and the following value-added tax should be borne by the seller, but Shenzhen is a seller's market, the transaction practice is generally the buyer to bear all the taxes, but the transaction can be negotiated, in the contract written clearly on the line. This tax is also handed over to the real estate registration center on the day of transfer.
(3) Value-added tax and surcharge
The house is already 2 years old, and the normal residence is exempted from value-added tax. Normal people buy a house for 2 years, unless you have special circumstances, because this tax is really a lot! As an example, for a taxable price of 2 million, the VAT alone is over 100,000 dollars. The house is less than 2 years, VAT and additional tax standards: VAT = taxable price ÷ (1 + 5%) × 5.65%
(4) agency fees
agent fees are usually reported as 3%, but the agency fee can be negotiated in the total price of the house is high or the market off-season time, the agency fee has a certain amount of bargaining space, the general total price of the house of about 1-2%, the smaller the agency, charges will be lower. Agency, the charges will be lower, you can talk about a price, 10,000, 20,000. However, the small agency also has problems, reliable or not, there is no guarantee, will not take the money not to do things or do things are not reliable.
(5) redemption fee
Redemption refers to the original owner wants to sell the house, but the real estate license is still in the mortgage, before the sale of the loan must be repaid, cancel the mortgage registration, and retrieve the real estate license in order to transfer in the Land Office. If the owner does not redeem the property himself, through the guarantee company to redeem this part of the cost is called the redemption fee (generally the minimum charge of 3,000 yuan / single).
Redemption is divided into cash redemption and forehead redemption:
* Cash redemption: the guarantee company directly take a sum of money out of the redemption, the redemption time compared to the forehead redemption to be faster, the approximate cost of the amount owed to 2.5%. If the owner has money of his own, let him cash foreclosure, never use his own money to help him foreclosure, the risk is great. If he doesn't have that kind of money to pay it back, let him foreclose on the property.
*Frontage foreclosure:The guarantee company as a guarantee, from the buyer's loan bank to get a short-term funds, with this short-term funds to foreclosure. During this period incurred guarantee company's guarantee fee, and short-term loan interest charges, a month's approximate cost is 2.2% of the amount owed. Here is a reminder, short-term interest calculated on a daily basis, if the bank queue is tight, slow disbursement, the owner owes more, the number of this money will be very large, so be sure to pick a good lending bank, the disbursement can be faster, or to pick a less owed to the house.
(6) Penalty interest
When the early repayment of foreclosure, according to the bank's regulations there will be a certain amount of penalty interest, the bank penalty interest is not the same. The seller's mortgage payment for three years is generally no penalty interest, less than three years of general penalty interest 1-3 months, depending on the loan contract agreement with the bank at the time. The company's website has been updated with the latest information on the latest developments in the industry.
(7) appraisal fee
To do the loan generally have to be evaluated, the cost of a few hundred to a few thousand, this can be negotiated, to the appraisal organization. Generally in accordance with the assessment of the total amount of five ten thousandths of a charge, the general bank has a recommended appraisal company. ?
(8) mortgage service fee
1500-2500 yuan / single, this money to the mortgage service company, honestly this money to give a very wrong, the mortgage officer did not do anything, is to print something, take the owner to the notary. And these mortgage companies are and intermediary a company, just a different department, or the so-called cooperative company, so if you can talk to the intermediary, try to cut this fee. ?
Summary of the cost of purchasing a house:
Looking at the house first ask the agent, the owner's psychological price, whether the house is full of 2 years, full of 2 years whether the full five only, how much is owed.
The total cost of purchasing a house = house price + deed tax + personal tax + value-added tax + foreclosure fee + brokerage fee + penalty interest + appraisal fee + mortgage service fee ?
*Under 2 years: Deed Tax + Personal Tax + VAT
*Full 2 years: Deed Tax + Personal Tax
*Full 5 years only: Deed Tax
*Red book is not in hand, add a foreclosure fee (one month first) ?
*Under 3 years: possible bank penalty interest
2.52 million house, full 2 years, 500,000 in arrears, paid 19,000 in deed tax, 19,000 in personal tax, 6,000 in foreclosure fees, more than 30,000 in brokerage fees, 1,000 in appraisal fees, 1,500 in mortgage service fees, and 760 in notary fees, all costing almost 85,000-90,000 yuan.
Figure out your own monthly payment, with CPF loans and commercial loans, how much is the monthly payment each month, do the math, and then compare it to your monthly income and figure out the maximum affordable monthly payment value. According to the monthly payment, to cut the price, generally cut a 30,000 to 50,000 are not too big a problem, meet the owners of the urgent use of money, or anxious to change the house, you can cut more points. The company's main goal is to provide the best possible service to its customers.
Additionally, after comprehensively considering factors such as house type, orientation, ventilation, lighting, floor height, decoration, surrounding traffic, living facilities, community greening, noise, elevators, security, property management, etc., you will be able to filter out the most suitable house that best meets your needs. Then, you are ready to make an appointment with the owner. The first step is to make an appointment with the owner of the house.
4. Preparation before the appointment of the owner
(1) first talk about the brokerage fee
Being optimistic about the house, first talk to the agent to clarify the brokerage fee. Avoid the following situation: about the owner, all aspects of the talk very happy, soon to close the deal, but due to the brokerage fee is not negotiated, did not sign the contract. This will affect the relationship between you and the owner, and if you don't get a deal because of the agent, it will be difficult to get another appointment with the owner later. Therefore, it is recommended to negotiate with the agent, and then ask the owner. If you can't make a deal, then change the agent, there are many agents anyway! If he can't do it, find someone else who can. I'm not sure if you're going to be able to do that.
(2) Preview the contract in advance
Let the agent send all the contracts in advance, pay attention to all the contracts, the day of the signing of the contract is not only sign a contract on the end of the matter, including the contract for the sale of second-hand houses, intermediary service contract, funds escrow agreement, the seller of the property rights to confirm the contract, the contract provided by each intermediary company may not be the same. Why look at the contract in advance it is conducive to us to key the details of the contract terms, so that we can draft a supplementary agreement in advance. Because the agent's contract is a form contract, many provisions are very vague, for the agent, the more vague the better deal, for us buyers, of course, the more detailed the better! For the contract is not mentioned must be written in the supplementary agreement, such as: the house with a lease, the lease to the date of several months, how much is the rent, how much is the deposit, how to deal with the lease after the transfer? For the owner's verbal commitment, such as home furnishings, full five only, the degree is not used, the household moved out of the account, you care about all written in the supplemental agreement.
Second, the official transaction stage
The second-hand room transaction flow chart
1. Interview with the owner (negotiation price)
The second-hand room before signing the contract, the two sides will inevitably have a price negotiation process, in the second-hand room transaction process should be how to negotiate the price of it, what are the skills to cut the price of it?
The buyer should: ?
1) Comprehensive market price, in advance of the price estimate, to determine the highest price they can afford. ?
2) Do not meet on the price, first chat with the seller, the two sides of the atmosphere to get cordial, and then finally negotiate the price.
2) Don't talk to the seller right away.
3) Know the other side, understand the seller's mindset and the reason for selling, if he is eager to sell for cash, then it is very favorable to kill the price.
3) Know the seller's mindset and reasons for selling.
4) Make a list of the things you are happy with about the house, and show your sincerity in buying the house.
5) Point out the shortcomings and defects of the house, without losing time to light to the seller, to persuade him to lower expectations. But to control the degree, do not be disparaging, because if you say so bad, why buy its house? It's important to address the house's own issues, see the example below. ?
6) Be sure to make the seller feel that you are sincere about buying the house, but do have some difficulty because of the price, and hopefully he will make some concessions.
7) If necessary, both sides of the mutual concessions, to determine a mutually satisfactory price, with their own acceptable price to buy their favorite house is good.
Example ?
1) When it comes to the lot, you can double the price to hit back, and use the actual data to make the seller unable to refute, persuade him to leave room for manoeuvre (in advance to grasp the historical transaction data of the neighborhood); ?
2) If the house with a lease, your means of retaliation is that you buy a second-hand house is the main consideration for self-occupation rather than rental; or rented out to someone else to open a company of this kind, but also the reason to kill the price, because you want to re-decorate significantly.
3) If the degree has been used, you can also talk about, because the degree used will be locked for 3-5 years, will affect their children to go to school, even if there are no children, you can say that the house is used as an investment, 3 years will be sold, affecting the next home to take over, not good.
4) For second-hand houses, buyers can be sold at a price that does not include decoration, nitpicking its decoration useless or decoration old, etc. will lead to a slight downward adjustment of the price, in order to persuade the seller to reduce the price. The first step is to make sure that you have a good deal in mind.
5) For houses with more arrears, the redemption costs are higher, (redemption guarantee fee, short-term interest, penalty interest, etc.) Do your own math and let the seller bear the costs associated with the redemption, which is also quite a lot of money in the cost of purchasing a home.
2. Sign the contract, pay the deposit
Appoint the owner to talk, let him provide ID, real estate license, marriage certificate and other materials. ?
1)Look at the real estate license
Red book in hand, of course, see the original, if the house is still in arrears mortgaged in the bank, let the owner to provide a copy. There is no real estate license of the house directly PASS. the seller must be the homeowner, his real estate license and ID card, to see whether the ID number is consistent (of course, first to see if it is not fake, most likely not). House book to see clearly the rights of the person is a few, if the house has more than one **** person, such as husband and wife **** there, heirs **** there, then you have to sign a contract of sale and purchase with all the **** person. Signing with only one or several of them is invalid. If any of the ****entitled persons cannot be present, provide a notarized Power of Attorney. If the house is purchased after marriage, it belongs to the same property of husband and wife ****, so both husband and wife need to be present to sign the contract. If your daughter-in-law can't come, you have to provide the Certificate of Spouse's Consent to Sell when signing the contract. Check the date of the marriage certificate and the date of the real estate license to confirm whether it is pre-marital or post-marital property.
Property license/copy, it is best to take your own photos to keep, easy to compare later.
2) Contract signing focus on: l
@The basic situation of the trading house must be written clearly in the terms and conditions, which neighborhoods which building which house, the nature of the property use is not residential, the number of real estate license number, whether or not there is a mortgage, the mortgage owed to how much the amount of money. The transaction house has no property rights disputes, and has not been seized, the seller of the property enjoys the full right to dispose of. l
@The lease status of the house: the house if there is a lease. Confirmation: monthly rent of X yuan, the lease period of X year X month X to X year X month X date. The seller is required to obtain written proof of the tenant's waiver of the right of first refusal before signing the Contract for the Sale and Purchase of Used Premises, or else it will be deemed a breach of contract on the part of the seller. l
@Pay attention to the issue of relocating household accounts. Sometimes buy this second-hand house, is for the child near the study problem, to the child on the account is very important. If the seller's account is not moved out in time, our account can not be moved in, there will be disputes. The purpose is not achieved, then the house is all equal to buy in vain.
@Clear breach of contract, each of the main obligations should have a corresponding breach of contract, it is best to directly set a specific amount of liquidated damages. Set down if the default, the seller to bear the buyer decoration, moving and other losses. In addition, the defaulting party will be responsible for the main litigation costs, attorney's fees and other expenses. l
@Check the following points: the number of deposits, down payment, the final amount of money, etc. how much; the tax bearer; using what payment method; the down payment time, conditions; the time and conditions of the transfer of the household; account within what time, the conditions to move away; whether to occupy the degree; how to deal with the equipment in the house, what is given to the buyer, and which the owner needs to move away, and so on. l
@Clear each operation of the time point, do not be ambiguous, as long as the seller is overdue, with reference to the breach of contract liability provisions, how many days overdue, how much money to pay. Late more than how many days you can ask to withdraw, the seller to pay double the deposit. l
@ About the deposit, do not give too much, can show your sincerity on the line, do not exceed 20% of the real estate transaction price. Why, because we just need to hand generally not too much money, the first time to buy a home inexperienced, if you are in the late loan or credit problems, social security did not meet the requirements of the emergence of unexpected circumstances, you do not meet the qualifications for the purchase of a home, you need to pay double the deposit to the seller, so choose a deposit amount you can maximize the affordability of purchasing a home are at risk. When delivering the deposit you should ask the agency to issue a receipt for the deposit. The receipt can not only have the signature of the agent company operator, must be stamped with the seal of the agency. We just gave 50,000, you give according to your own situation.
@About taxes, make sure you write them down clearly ！！！！ Which is borne by the seller, which is borne by the buyer, to save the future tug of war. Shenzhen is generally the buyer to bear all the costs, my combined example of the same (1)-(23) items are buyers, see here when I feel so vulnerable. But not absolutely, depending on the outcome of your negotiations, such as foreclosure guarantee fee and short-term interest can let the seller to bear. l
@Temporarily bet a few thousand, ten thousand in the agent as a deposit for the delivery of the building. What is this for, to prevent the owner of the network fees, cable TV fees, utilities, gas, property costs and other miscellaneous fees in arrears, be sure to settle before handing over the building, or else deducted from the head of this handover deposit, to protect the rights and interests of our buyers.
3. The Housing Authority check file
After the two sides signed the paper contract of the second-hand house, the intermediary online to do the net signature. Be sure to ask the intermediary as soon as possible to take the owner to the Housing Authority (Real Estate Registration Center) to check the file, preferably the next day to go, or the day of signing the contract to go. This step is very important! Don't skip it, this must be done by the owner himself with the real estate license/copy and ID card. If you are busy, you can ask the agent to watch and send the property transfer form or send you a WeChat video. If not busy go along.
Why check the file? It is important to check the file! The first thing you need to do is to check the file of the person you are talking to.
When signing the contract, although we see a copy of the real estate certificate/property, but whether the house has the existence of mortgage, seizure and other restrictions on the rights of the owner of the property, whether the owner of the property is hiding something from us, we are not clear, in order to make sure that nothing is wrong, and therefore to go to the transaction center to pull the property rights information, to do the final confirmation.
Examples
If a house has a situation where it is seized and cannot be traded, the buyer will not be able to detect it just by looking at the owner's original title deed. Another example is that the suite was originally disputed, and there have been registered objections to the local trading center, then this time we can not be seen on the real estate certificate.
Property transfer form pay attention to check the name of the right person and ID card number, whether or not the same, check the land number / house location / house number is not the house you buy, house use is not residential, the use of years, the owner of the purchase time. ?
5. Buyers do funds supervision
Down payment must not directly to the seller, must do funds supervision. The funds supervision is equivalent to the real estate sector's Alipay, the house transfer to the hand, the funds will be unfrozen to the seller. From the two sides to sign a contract of sale to the completion of the real estate transaction transfer, generally take 1 to 3 months, in order to avoid the middle of the moth, unnecessary disputes, only to take the funds to ensure that the second-hand housing transaction funds security, through the bank special account for the funds to be frozen, in the absence of the buyer and seller agreed to authorize the case, other people can not use the funds. The newest addition to the list is the newest addition to the list.
So the question is, which bank should we pick to do it? (The bank that oversees the funds is generally also your mortgage bank)
Please do your bank loan research in advance, you can actually do this step when you are looking at houses, investigate different banks' lending rates, loan quota tension, and how fast or slow the approval is. We went to BOC, CCB, ABC and other banks at that time, found the business manager of the loan department to consult, and finally chose ABC. The amount of tension in the queue of slow release, just avoid it, if your house needs to be foreclosed, the longer this time, the more you pay the short-term interest.
The general lending rate of each bank is about the same, Shenzhen first suite loan is generally 10% above the prime rate, some individual to 15%. Different branches of the queue is not the same, you can ask a few more. Agricultural bank Shekou sub-branch of the loan quota is sufficient, the combination of loan review fast, the end of the fast release is one of the reasons we choose, in addition to the customer manager is also very NICE, also close to home. Of course, they also have some consumer loan products, if you mortgage your house in their bank, you can do a 300,000 renovation loan at a later stage, the interest rate is not very high, and there is also the "fast e loan". The first thing you need to do is to research the mortgage business and consumer loan business of each bank in advance, and then consider it comprehensively and choose the one that suits you.
The second question is, what is the preparation for the capital supervision?
1) original ID card and photocopies (of the borrower and spouse)
2) account book (the main page of the household and minor children page, if it is a collective account, to the company's seal of that account page and your personal account page)
3) the last six months of the bank current (debt of the monthly payment of two times, self-service printing, remember to be stamped by the bank). Play a salary flow and a maximum of life flow.
4) proof of income (2 times the monthly payment of the debt, to be stamped with the official seal of the company that pays social security), hit the maximum amount of proof of income, you can hit the proof of annual income.
5) second-hand house sale contract
6) deposit receipts, vouchers
7) marriage certificate (the spouse needs to go to the bank to sign), the spouse to provide identity cards and household registers, as well as income proof of accumulation of bank water
On the bank water and proof of income, here to expand:
Generally speaking, the personal bank water includes salary water
1) Salary flow Salary as the most stable personal income, but also the most important part of the bank flow. It is the most important part of the bank's current income. The current salary is a proof of the bank's full recognition of the individual's income, which reflects the stability and security of my work.
2) Transfer flow For freelancers or part-time workers, their salaries are usually earned through transfers. Therefore, if your salary is transferred over the counter, through the internet or through internet banking, then there needs to be a fixed time and a fixed amount of money transferred in, which will be recognized by the bank.
3) Self-deposited water Self-deposited water refers to the water deposited through cash or my other bank card transfer, which is a valid water.
Bank current is not enough, what to do (before buying a house, must do a good job of current, good-looking current ^_^)
Married, personal bank current does not meet the requirements, you can provide both your husband and wife current, as long as the husband and wife's **** the same current meets the requirements of the bank, the bank will also be approved by the bank down the loan to you.
If the single family, or two in-laws together is not enough, manually do the accounts, wife or brother and sister friends every month to go to the ATM machine to get cash, fixed a date cash deposited to your bank card, stay this money to stay a few days, and then divided into several times to return to others.
6. The bank out of the commitment letter
Submitted the loan application, the bank will approve the materials, time about 1-2 weeks it, the commitment letter will come out. During this time you just need to wait, you will be notified when the commitment letter comes out. As long as your credit is not a problem, social security payment, bank current and other materials meet the requirements, there is no big problem. If in case of bad color, the materials do not meet the requirements, then change and submit again, if this bank can not handle, try to change the bank, let the intermediary help to solve. Note that the letter of commitment is valid, the letter of commitment out as soon as possible after the next step in the procedure.
7. Foreclosure
Skip this step if the red book is in hand.
The following is said to be the case of forehead foreclosure:
After the bank's commitment letter comes out, as soon as possible, let the agent notify the owner to go through the foreclosure procedures, the guarantee company will issue a letter of guarantee to the bank to apply for foreclosure money, if there is no problem, the approval procedures can be completed within a week. If the owner has credit problems, it may be a little slower. After the approval, we will wait for the bank to release the money, the release of money fast or slow mainly depends on the bank's quota tight situation. Attention! The bank approved the foreclosure payment from the day the short-term interest is calculated, until the final payment to the date of arrival.
8. Cancellation of the mortgage
Security company to check the account after 1-2 working days, will go to the owner of the original mortgage bank, take out the original real estate license, this step buyers do not have to worry about, the agent and the security company will be arranged. They take the original real estate license, to the Housing Authority for the cancellation of the mortgage registration procedures. Note: A house without a canceled mortgage cannot be traded again! Only after the completion of the housing department of the mortgage registration cancellation, the house is really the meaning of the "body clean", to be able to carry out the transfer of property rights.
9. Handing in the transfer
The agent will contact you to arrange a time to go to the transfer, to go to the Housing Authority (Real Estate Registry) in the district to deal with.
Submit the documents and then pay the tax, deed tax, personal tax and other transaction taxes. So before the transfer of the tax money ready, the agent today will also ask you to prepare the agency fee. We went to the agency first to pay the agency fee and then went to do the transfer, it cost about 11-12 thousand. After you pay the money, you can't get the new real estate license immediately, it takes 5 working days to get the new license.
10. Get the new real estate license
After the delivery procedure in the real estate registration center, you can get the new license in about 5 working days, get the red book, take a picture of the electronic version immediately, and then get the copy store to scan and copy, make a few copies, because it is immediately in the hands of the mortgagee bank, and the time in your hands is so short! In the future, you can only take the copy to prove that you are doing property-related procedures, and you won't be able to see it again until the moment you've paid off your loan. When you leave the real estate registration center, the agent and the mortgagor will take you to the bank to apply for the property mortgage. After the mortgage, you will be at home waiting for the final balance to be released, and don't forget about the foreclosure interest, which is only cut off for collection after the final payment is released.