Reprinted from: https://post.smzdm.com/p/adwrg74k/?from=other
Full longer bother to look at the details, you can directly pull the last to see a summary flow chart and table
First, get housing
Since it is to buy a house, I believe we have the potential purchase target, for example, in which areas, in order to facilitate the commute to work, or to facilitate their children to go to school and so on. Preliminary work can be implemented on a variety of websites and public numbers, such as understanding the average price of housing, district of each region, and so on. With the merger [58] [fair], [home] chain incarnation [shell], and the rise of the major real estate agents, most housing has basically been in the hands of intermediaries. This time want to bypass intermediaries to obtain listings and homeowners contact information, it can be found in the following ways:
- Sweep the floor: When you have the potential to buy real estate, you can go directly to visit the country, on the one hand to understand the cell case (such as property, heating, staff, environment, transportation, etc.), on the other hand some sellers will contact the Post in the window, this time you can contact directly with the homeowner on. There are community bulletin board can also find some homeowners sell information directly released.
- Owners group: Now almost every district will build a group of bar owners, renters sell a lot of first-hand information about the owners will be posted to the group. Or just have friends in this area, ask him or her under watch, or find a way to sneak into the owners group.
- Property: not more direct way, in addition to some owners will be informed of the information before selling the property, more importantly, property owners contact details, as to how to get this information from the property that recount it.
- Single-hop: "jump" behavior, also known as "jump intermediary" means a buyer or seller has signed a pre-confirmation and intermediaries (companies), trust agreements or buy sell agreements, the agency has performed according to protocol providing exclusive information and resources to encourage buyers and sellers to meet to discuss such as the duty to promote the transaction, the sale of one or both parties in order to avoid or reduce the obligations under agreements to fulfill delivery agency fee to the intermediary, the intermediary and secretly signed a contract for the sale skipping behavior. Although this is a way, but whether it is from a legal or moral, is not recommended. I enjoyed the service but do not pay the "white whore" how are justified, unless a start is their resolve, the reason I believe you know.
Second, site visits houses
1, housing situation: such as house size, structure, orientation, ventilation, lighting, quality, size, storey, decoration, furniture distribution, the more easily overlooked is the sewer blockages and wall water seepage problems.
2, the situation around the house: such as access to transportation and living facilities, residential landscaping, noise, elevators, security, property management, and so on neighborhood streets.
3, a title search: This step is critical, it is the first to confirm whether the acquired property listings.
How important is ownership certificates / real property right certificate I do not emphasize it? Human rights set forth in the certificate of ownership of houses to exercise their rights of possession, use, income, sanctions are. No certificates of title or ownership of the listings unknown direct pass, no matter how cheap!
No title certificate / certificate of real property rights is nothing less than two situations:
- Due to various historical causes of Stateless house or property has not yet been lower. For example, I bought the first house is under construction as developers illegal diversion of gold was led to a cell Wiki although five cards and taste, but not the next ten years property. Later, government actions focused on solving the problem of non-nationals room, coupled with the tireless efforts of the industry committee, and finally got the property in the last year. Then it happened a few years ago selling cheap homeowner go back, not with a variety of plot buyers renamed staged one after another.
- Another is to take mortgaged property titles or resold.
Pay attention to the red box information
- The right people: the seller must be the owner of his real estate license and ID card to see if the same ID number. Some houses have a good number of tenants, such as matrimonial, common heir, then you have signed a contract for the sale and all the co-owners. And one of only a few signed or invalid.
- 权利性质：分为【划拨】和【出让】，划拨地政府可无偿收回，出让地则对房屋享有较完整的权利。划拨地的房，能无限期使用(政府不收回的话)，但不能出售。要出售就要缴纳土地出让金，变为出让地，使用年限70年，这时就和商品房差不多。
- 使用期限：肯定是越久越好啊，至于到期了怎么处理？问祖国母亲吧
无论是以上哪种情况，无疑对购房者都是极大的风险。最稳妥的方法就是去房管局进行【产调】，以下图长春市的产调内容为例，注意红框信息：
- 拉取产调时所出的产调单都明确记录着查询时间，即确认在打印产调单的这个时间节点该房屋的权属状况。但并不保证该套房屋的相关信息在产调打印之后不会发生变化。买房是个长期的活儿，从达成意向到实际签约、交易有很长的时间间隔，特别是还存在贷款问题的，支付完定金后不能保证房屋没有任何变数发生。为保险起见，买方还应在签订买卖合同即支付首付款前对房屋的产权状况再次进行调查，也就是二次产调。
- 房屋权利人：卖方必须是房主，对他的房产证和身份证，看身份证号是否一致。有些房屋有好多个共有人，如夫妻共有的、继承人共有的，那你就要和全部共有人签订买卖合同。只和其中一个或是几个签的无效。
- 规划用途：是根据土地性质来的，一般来说分为三大类，住宅70年，不能商用；商业50年，可以商用；工业40年，可以商用。
- 这部分不用说了吧，可以直接看到该房源的状态，是否存在抵押、查封及冻结。
产调怎么拉：到交易中心领号处，拿一个查阅号码，工作人员会给你一张表格，填好（姓名、身份证号码、物业地址、查阅项、签名）；等待查阅窗口叫号，叫到时，把身份证、填好的表格给工作人员，交了查阅费，工作人员会给你一份房地产登记薄。需要该房屋的产权人配合你去。你自己不可以办理。
4、是否出组：我国法律认可“买卖不破租赁”。也就是说如果在交易前原房主与其他人签订了租房合同，哪怕房屋过户到你名下，你也不可以单方强制终止原租房合同，需要等租赁合同履行完成。买了房但住不进去，你说憋屈不？所以如果房源在出租中，你又要买，先让房主把租户搞定再来和你谈吧。
三、签订合同
如果一切顺利，已经下定决心打算购买的话，这将是非常非常非常重要的一步。房管局、中介和网上均有制式合同提供下载，但是强烈建议自己根据实际情况进行完善及修改。这一步偷懒的话会给之后的交易带来很多的潜在风险。以下几个细节请留意：
1、约定付房款：主要约定项包括总房款金额、定金金额、支付方式（一次性/贷款）、付款时间及次数等
2、过户及相关税费：确定到房管局办理买卖合同登记和过户的时间。毕竟房证到手才算是万事大吉，要是你这边付了房款，那面迟迟不配合过户，可是够糟心了，所以前期也要在合同中写明过户时间及约定违约责任。除了购房款外，税费也是一笔不小的开支，从金额上来看，主要包括：契税、增值税（原营业税）和个税。其它比如印花税、制证费相比来说都是小钱，这里不做说明。下表由于各地政策不同可能略有差异，谨做示例，具体可咨询当地房管局。
注意：
- 税费由谁承担：依据国家税法规定，契税的课税主体为买方，增值税及个人所得税的课税主体为卖方。但是一般情况下，以上税费均由买方承担了，或者直接作价到房款总额里，具体仍有双方约定及合同为准。
- “满二和满五唯一”是什么意思：由上表可知，房产证或缴纳契税满两年可免征增值税及附加；出售的房产证下发或契税发票满5年，且是业主（家庭为单位）唯一住房，免征个税。
3、物管费用：有些房主在卖房子时，有些费用（尤其是物业费）长期拖欠，甚至已经欠下数目不小的费用。你如果不知情就买了，那你就等着全部承担这些费用吧。所以要在合同中约定清楚并要求卖方提供费用结清证明。相关费用包括但不限于：
- 物业费、水费、电费、燃气费、供暖费、通信费（有线电视、网络、电话）
4、户口问题：有时候买二手房（比如我），就是为了孩子读书，给孩子上户口很重要。从去年起，长春入学开始实施“两个一致”，如果卖家的户口没有及时迁出，买家的户口就迁不进来，孩子也没法进入该房源的学区入学，相当于房子白买了。所以买房之前可到相关部门（街道、居委会、派出所之类）查阅卖家的户口是否已经迁出。如果卖家户口要在交房后才能迁，就一定要与卖家就此问题在合同里讲清楚。
5、明确违约责任：先小人后君子，合同存在的意义就是为了规避风险的，所以不用不好意思，违约责任是一定要体现的。合同签完房价飙升，房主反悔的实例实在是太多了……
- 合同上的时间必须都是精确的日期，不要用什么的“之前”、“之后”的傻字眼。
- 每项主要义务都要有一一对应的违约责任，最好直接定下具体数额的违约金（但是别定太高，太夸张好像法院也不认）
- 定下如果违约，卖方要承担买方装修、搬家之类的损失。另外，定下违约方要承担守约方主诉讼费、律师费等等各种花费。
四、产权交易&过户
只要前面合同订好，后面基本都是对公环节，问题不会太大。
除去双方还贷或者贷款的时间，过户一般半天的时间就可以搞定了。以下几点需要注意：
- 过户需要谁到场：简单的说就是：所有的权益人均需到场。（如无法出席，需提供授权委托书并公证）对于卖方来说，就是所有的权利人，一般来说夫妻居多；对于买方来说，主要看产权证上写谁的名字谁就需要到场。
- 产权证上写谁的名字：这个问题其实是很多人关心的，老婆、孩子的如果要加，现在就一起写上，以后再加，麻烦的很。不过从我个人的角度，我建议是只写一方的名字，理由如下：
①写一个人的名字表示单独所有，在二手房买卖时有单独处置权。但是对于婚后房产即使只写一个人的名字，在法律上仍属于夫妻共有财产，在买卖时应征求配偶同意或本人出具相关承诺书。
②更重要的是，写两个人的名字会占用买房、贷款名次，不划算，而且会增加房产买卖的手续流程，让买房、卖房变得复杂。
很多人会说这样没有安全保障，但对方如果是一个值得托付的人，即使未来分手或离婚，出现房产纠纷，房子只写的一个人名字，相信对方也不会独占财产，但如果对方道德有问题，即使房子上是两个人名字，对方也会想办法独占或者多占的。
而且现在办理流程确实简单多了，一切手续完成之后，会给你一张业务受理单，新的产权证需要三个工作日可以完成制证。
你可以选择到时自取也可以选择EMS快递，免费的哦，为什么拒绝呢?
一般情况下到这一步交易就算顺利结束了。剩下的一些收尾小问题，稍微留意下吧，比如除产权外其它权利的过户：
- 水过户：在住房所在地的水业公司办理过户。需要带房产证原件、复印件,房产所有人的身份证原件、复印件。如果需要办理银行代扣水费业务还需要带银行卡/存折,不需要原房主的资料。提前查好原房主家里的水表读数，报给物业，和物业对一下，如果有欠费让原房主补上，如果有剩余您把剩余折成的钱给业主即可。
- 电过户：住房所在地的电业公司办理过户。需要带房产证原件、复印件,房产所有人的身份证原件、复印件,更名后下次交电费时在电业公司缴纳一次电费(单子上有你的名字),带着单子到银行签订代扣协议，不需要原房主的资料。
- 物业之类的……
五、总结
- In fact, the meaning of existence that listing intermediary integration and combing, as well as guidance and advice on the transaction process (except black intermediary). But more than these, if individuals care enough, you can completely get their own every step of the process paper or online as well as the local Housing Authority and the Bank to be able to obtain the appropriate information.
- As is the ultimate one-stop get yourself or pay someone to mediation Figure worry, everyone is their own choice, please respect each other.
- But as someone who, even if it is to find an intermediary, to develop proposals for the contract, please be sure the whole some of their dessert, the risks to consider, after all intermediary where the only standard contracts and their goal is the rapid turnover, while buyers for every home it can be called a major event, it is entirely Jiashoutaren really reassuring it?
Finally, attach the second-hand housing transactions flow chart for your reference:
