Basic knowledge of real estate
1, real estate market
The primary market refers to the trading market where the state, as the land owner and manager, transfers the land use right to real estate operators and users;
The secondary market refers to the market where real estate operators engage in real estate transactions such as house sale, lease, land transfer and mortgage after the transfer of land use rights is completed;
The tertiary market refers to the real estate trading market that is re-transferred or leased on the basis of the secondary market.
2. Bureau of Land and Resources
A government department that exercises the functions and powers of land owners on behalf of the state and manages the real estate market and real estate industry.
3. Commercial housing
Refers to the real estate that the developer obtains the land use right at the market land price, develops and builds with the approval of the Bureau of Land and Resources, and circulates in the market. It is an independent real estate license, which can be transferred, leased, inherited, mortgaged, donated and exchanged.
4. Developers
Enterprises specializing in real estate development and management.
5. Agent
An intermediary service agency established with the approval of the government to engage in real estate consulting, brokerage and evaluation, and an enterprise entrusted to provide paid services for the sale, lease, lease, property consulting and evaluation report and sales planning of real estate.
6. Land type
According to the nature of its use, it is divided into residential, commercial, industrial, warehousing, comprehensive land, public facilities land and free fund-raising and low-profit housing land.
7. Land use years
It means that the government transfers the right to use state-owned land to land users within a certain period of time through auction, bidding and agreement. After the expiration of the land use right, if the comprehensive land meets the requirements of urban planning at that time, it can apply for renewal (after approval and payment of premium). If it does not meet the requirements, the government will recover the comprehensive land use right free of charge. The current government stipulates that the land use period is 70 years for residential use, 50 years for industrial, educational, scientific and technological, cultural, health, sports and comprehensive use, and 40 years for commercial, tourism and entertainment use.
8. Land use fee
Land users pay annual fees to the government according to the regulations on land use.
9, real estate property rights
Refers to the property owner's ownership of the house and the land use right occupied by the house. Housing, like real estate and land, is an inseparable whole. When property rights change, housing must be carried out as a whole, and it is impossible to separate housing from land. In the sales of specific real estate projects, developers own the property rights of houses and garages and sell them independently, but the public buildings belonging to the green space in residential areas do not have the concept of purchasing property rights.
10, how to handle property rights?
The title certificate of each commercial house can only be divided after the developer obtains the title certificate of the big house in the whole building where the house is located. The buyer and the seller shall handle the deed tax formalities only after holding the house sales contract, house purchase invoice, identity certificate and relevant documents of the enterprise. You can also entrust an intermediary or a developer to do it for you.
1 1, real estate property registration
It means that all real estate rights within the prescribed scope, no matter who owns them, must apply for registration with the real estate management authority where the real estate is located in accordance with the provisions of the registration method. After the examination and confirmation of property rights, the real estate management authority shall issue a real estate title certificate. Property right registration is the main administrative means of real estate right management. Only through the registration of property rights can we effectively manage all kinds of real estate rights and determine real estate rights. When registering real estate, the owner, nature of rights, source of ownership, acquisition time, changes and the area, structure, use, value, grade, location, coordinates and shape of real estate should be recorded. The registration institution shall set up a real estate registration book, and comprehensively record the registered items of real estate by number.
12, property right certificate
It refers to the combination of "house ownership certificate" and "land ownership certificate", which is the legal certificate of real estate rights. Housing property certificate includes: property right category and property right proportion. Provide location and address, source of property rights, building structure, number of houses, building area, interior area, ownership summary, summary of other rights and supplementary explanations, and floor plan of individual houses of real estate survey department.
13, pre-sale permit for commercial housing
According to the regulations, this certificate is required for the sale of houses before completion. The developer will send the relevant information to the Land and Resources Bureau for application, and the pre-sale of the completed building can only be carried out after approval (this certificate is not required for existing houses).
14, real estate sales contract
It is an agreement compiled by the Land and Resources Bureau to clarify the rights and obligations of buyers and sellers. All commercial housing sales must sign this contract, the domestic real estate contract can be notarized, and the export real estate contract must be notarized.
15, house ownership
House ownership is the sum of the rights to possess, manage, enjoy, exclude and dispose of houses (including sale, lease, mortgage, gift and inheritance). Having the ownership of a house means having all the rights to the house within the scope permitted by law.
16, house use right
Refers to the right to enjoy the house. The transaction object of house leasing activity is the right to use the house.
17, bank mortgage
It refers to an economic behavior that property buyers reach a mortgage loan with the bank when purchasing commercial housing. The owner pays part of the house price, and the rest is paid by the bank on behalf of the buyers. The property owner mortgages the house in the bank, and the buyer repays the bank loan and interest in installments. After repayment, the ownership of the house will be owned by itself.
18, seven connections and one leveling
Refers to water supply, sewage discharge, sewage discharge, roads, communications, gas supply, power supply, heating and site leveling.
19, public maintenance fund
Public * * * maintenance fund refers to the maintenance fund for public * * * parts of buildings and public * * * facilities and equipment.
20, the cost of housing sales.
(1) mortgage fee:
A. Property insurance: total house price? 1 loan term (including 1? Five years is 1? ,6? 0.8 in 10? , 1 1|? 0.6 after 20 years? )。
B Mortgage registration fee+fee: house 90 yuan, business 1 10 yuan.
C notarization fee: subject to the loan amount applied by the borrower. 1? 30,000 yuan (excluding 30,000 yuan) 100 yuan; 3? 50,000 yuan (excluding 50,000 yuan) 150 yuan; 5? 654.38+ ten thousand yuan (excluding 654.38+ ten thousand yuan) is charged to 200 yuan; 10? 200,000 yuan (excluding 200,000 yuan) will be paid to 300 yuan.
(2) Registration fee
A deed tax: 3% of the total house price is charged for the house and 5.5% for the shop.
B. Transaction costs: the developer shall pay: 3 yuan/㎡ of the house within one year of the real estate license, and 0.3% of the house price of the shop; Developers and customers with real estate licenses of more than one year each bear half: 6 yuan/㎡ for houses, and 10/0 yuan/㎡ for shops.
(3) Property maintenance fund:
2.5% of the total house price.
(4) Matching fee
Including telephone, natural gas, cable TV, broadband and other facilities access or initial installation fees, the specific charging method is determined when the property is delivered, and the fees are collected and remitted by the developer.
2 1, the structure of the house
Mainly according to the materials used in its load-bearing structure, it can be generally divided into brick-concrete structure, brick-wood structure and reinforced concrete structure.
Brick-concrete structure means that the walls and columns of vertical load-bearing structures in buildings are built with bricks or blocks, and columns, beams, floors, roof panels and trusses are built with reinforced concrete structures. Generally speaking, brick-concrete structure is a structure supported by a small part of reinforced concrete and most brick walls. Due to seismic requirements, brick-concrete houses are generally below 6 floors.
Brick-wood structure: refers to buildings in which walls and columns of load-bearing structures are built with bricks or blocks, and floor structures and roof trusses are built with wood structures.
Reinforced concrete structure: refers to the main load-bearing structures such as columns, beams, slabs, stairs and roofs of houses, which are made of reinforced concrete and the walls are filled with bricks or other materials. This structure has good seismic performance, strong integrity, strong corrosion and fire resistance, durability, large room width and depth, and free space division. At present, this structure is used in many high-rise buildings. Its disadvantages are complex process and high cost.
22. Housing construction area
It refers to the sum of the plane area of each floor measured according to the peripheral line of the external wall of the building (that is, the building area of the building refers to the horizontal area of the space surrounded by the external wall of the building), and it is an economic index indicating the size of the building. The construction area includes the usable area of the house, the area of wall columns, the area of stairs and walkways, and other common areas.
23. Sales area of commercial housing
The sales area of commercial housing refers to the sum of the interior or unit construction area (interior construction area) and the shared public construction area purchased by property buyers. That is, the sales area of commercial housing = interior construction area+shared public construction area.
24. Calculation of construction area.
It is the expansion of the peripheral area of the building, which refers to the sum of the peripheral areas of all levels of the building. Due to the use requirements, different structural forms and many decoration factors, the house is irregular. According to the different degrees of use of houses, the state formulates corresponding rules for calculating the building area. The main provisions for houses and buildings are:
(1) As a permanent structure, the building is calculated according to the horizontal projection area of the periphery. Single-storey houses are calculated according to the construction area of one floor, and multi-storey houses are calculated according to the sum of the construction areas of each floor.
(2) All permanent buildings with a height exceeding 2.2m in the building, including mezzanine, mezzanine and technical layer (i.e. pipeline layer and storage room). ) and stairwells and elevators with a height of more than 2.2m shall be counted as one floor. Stairwells, water tanks, elevator rooms and buildings with sloping roofs exceeding 2.2 meters in height, basements, semi-basements and corresponding entrances and exits, which are more than 2.2 meters in height, shall be calculated according to the horizontal projection area of the periphery.
(3) Through the passage of the house, the foyer and foyer in the house are counted as one floor; The hall corridor is more than 2.2 meters high, calculated according to its horizontal projection area.
(4) The entrance area of stairwell, elevator shaft, garbage chute and pipeline is calculated according to the natural floor of the building.
(5) The corridor with columns connected with houses is a permanently closed overhead corridor between houses, and there is a corridor with columns between two houses, which is calculated according to the horizontal projection area of the enclosure structure and the periphery of the columns. There is a corridor with a roof and no columns connected with the house, and the corridor is calculated according to half of the horizontal projection area of the periphery of its enclosure structure; The permanent overhead corridor with the top cover not closed shall be calculated according to half of the horizontal projection area of the periphery; The uncovered overhead corridor (overpass) between houses is not counted as the construction area.
(6) porches and doors with columns or retaining structures shall be calculated according to the horizontal projection area of the periphery of columns or retaining structures.
(7) Fully enclosed balcony corridor is calculated according to its peripheral horizontal projection area. For the non-enclosed balcony, the corridor is calculated according to half of the horizontal projection area of the periphery of its enclosure structure.
(8) When there is a mobile house, if it is indoors, the expansion joint area should be calculated. Expansion joints between houses that are not connected with rooms are not calculated as construction area.
(9) Stairs with permanent structure with cover are calculated according to the horizontal projection area of each floor, and outdoor stairs without cover are calculated according to half of the horizontal projection area of each floor.
(10) Components, accessories, decorative columns, decorative glass curtain walls, cribs, footholds, steps, pillar-free awnings, etc. The part protruding from the wall of the house, the part where the arcade passes through the street surface, the garden on the roof and the swimming pool are not included in the construction area.
The above provisions basically cover all the building area of the house and are the basis for calculating each area.
25. Calculation of interior construction area
In order to meet various needs and structural needs, the area of each suite is not necessarily equal, so the area of each suite must be calculated separately. The indoor building area consists of three parts:
(1) usable area in the suite:
A bedroom, living room, dining room, corridor, kitchen, bathroom, false floor, bathroom, storage room, closet and other household door areas;
B, duplex apartment indoor stairs, according to the total area of natural floors included in the use area;
C chimneys, ventilation pipes and tube wells not included in the structure are included in the usable area.
(2) Interior wall area:
The partition walls between new residential units, between units and public building space, and between external walls (including gables) are all * * * walls. * * * The wall is included in the interior wall area according to half of the horizontal projection area; The horizontal projection area of the non-* * wall is all included in the interior wall area; The interior wall decoration thickness is included in the interior wall area.
(3) balcony construction area:
First, the original design of the closed balcony, according to its peripheral horizontal projection area to calculate the construction area;
B, pick the platform (bottom balcony) according to half of the floor horizontal projection area calculation of construction area;
C, concave balcony according to its war area (including parapet area) half included in the construction area;
D, semi-cantilever and semi-concave balcony, the construction area of the selected part is calculated according to half of the horizontal projection area of its bottom plate, and the construction area of the concave part is calculated according to half of its occlusal area.
To sum up, interior construction area = interior usable area+interior wall area+balcony construction area.