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购买二手房应该注意哪些问题？整个流程是怎样的？ - 知乎
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专注房产10000年
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<span>关于<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%BA%8C%E6%89%8B%E6%88%BF%E4%BA%A4%E6%98%93&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A89241588%7D" target="_blank">二手房交易<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
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<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>的流程上面的狗狗哥哥说的很详细清晰，在这里我就不赘述了，大致的环节详略说来都是围绕以下的这几点，流程图看着比较清晰。</span>
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<p data-pid="adIHtiPt">
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二手房交易过程繁杂，看房阶段开始，到付定金、办贷款、最后交易，风险无处不在。你买房子最后不成，最可能原因不是：我穷的买不起。而是：我哪里知道我这房子摊上这种事儿！
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<p data-pid="5L0hDBjb">
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所以，产调问题是重中之重！
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<p data-pid="D6E7-PPg">
|
||
为什么要拉产调？
|
||
</p>
|
||
<p data-pid="ZLkgpIv1">
|
||
买房子的过程中谁也不敢保证不会遇到这样的事：
|
||
</p>
|
||
<p data-pid="CJEyuZ-K">
|
||
1，房子不在政策优惠下，契税营业税都不能免，中介却没有告诉你。,
|
||
</p>
|
||
<p data-pid="lKDp3-4k">
|
||
2，房子有抵押贷款，不能过户
|
||
</p>
|
||
<p data-pid="cc_vEqDr">
|
||
3，有的房子被法院查封，你却付了<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%84%8F%E5%90%91%E9%87%91&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A89241588%7D" target="_blank">意向金<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>
|
||
</p>
|
||
<p data-pid="RhYejBOC">
|
||
4，你交了意向金，却发现房东跟房产证上的根本不是同一个人。
|
||
</p>
|
||
<p data-pid="uk4nLgwq">
|
||
5，最可怕的是房子顺利过户后，偶然听到邻居议论，房子原来的主人是非正常死亡。心理膈应却没地方申辩。
|
||
</p>
|
||
<p data-pid="_z85ypeC">
|
||
……
|
||
</p>
|
||
<p data-pid="mCpi8Yuw">
|
||
所以产调必须做。
|
||
</p>
|
||
<p data-pid="UYFvxjhf">
|
||
下面具体说一下产调包括的内容和操作方法。
|
||
</p>
|
||
<p data-pid="fTNfm8kX">
|
||
产调的内容一共包括11项（有图），不仅仅只是房屋的一些基本信息，还有一些隐藏信息。……
|
||
</p>
|
||
<figure>
|
||
<noscript><img src="https://pic1.zhimg.com/50/e3b099eaa4ac2ec93f3a5df7119586b2_720w.jpg?source=1940ef5c" data-rawwidth="554" data-rawheight="497" class="origin_image zh-lightbox-thumb" width="554" data-original="https://pica.zhimg.com/e3b099eaa4ac2ec93f3a5df7119586b2_r.jpg?source=1940ef5c" /></noscript>
|
||
<div>
|
||
<img src="https://pic1.zhimg.com/80/e3b099eaa4ac2ec93f3a5df7119586b2_720w.webp?source=1940ef5c" data-rawwidth="554" data-rawheight="497" class="origin_image zh-lightbox-thumb lazy" width="554" data-original="https://pica.zhimg.com/e3b099eaa4ac2ec93f3a5df7119586b2_r.jpg?source=1940ef5c" data-actualsrc="https://pic1.zhimg.com/50/e3b099eaa4ac2ec93f3a5df7119586b2_720w.jpg?source=1940ef5c" height="497" data-lazy-status="ok" />
|
||
</div>
|
||
</figure><br />
|
||
<p data-pid="SFAi6Hq8">
|
||
<b>产调怎么拉？</b>
|
||
</p><br />
|
||
<p data-pid="rP7s4nXh">
|
||
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<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%88%BF%E5%9C%B0%E4%BA%A7%E7%99%BB%E8%AE%B0%E8%96%84&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A89241588%7D" target="_blank">房地产登记薄<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>。
|
||
</p><br />
|
||
<p data-pid="qNuXkTRE">
|
||
需要该房屋的产权人配合你去。你自己不可以办理。
|
||
</p><br />
|
||
<p data-pid="36hfcAiR">
|
||
中介如果没有提醒你去交易中心拉产调，这时候你就要当心房子是不是有抵押，有贷款，是凶宅，隐瞒了啥问题了。虽说现在很多中介公司甚至大公司称自己有五项保障承诺啥的，也还是出现了很多抵押房、查封房交易事件，压也没压住！老传统的中介们，改不了已经学会了的快速成交快速挣钱的门道，捡好听的说，不好听的不说。这是房地产行业的老问题了，现在革命来了，答主更看好类似互助买房，<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%88%BF%E5%A4%9A%E5%A4%9A&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A89241588%7D" target="_blank">房多多<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>这种第三方平台，上下家怎么成交是他们的事儿，他们自己直接联系沟通，像拉产调这类基本活儿，我知道的房多多是最少都要陪上下家做两次来确保。传统交易是中介想尽办法快快促成，新型交易是买卖家直接联系第三方平台比服务。
|
||
</p><br />
|
||
<p data-pid="T8aYjU3t">
|
||
话说远了，说回来。建议：一定要去交易中心再另行调查交易房屋的产权信息，即使该项手续可能会花费几十元。因为，现在<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%88%BF%E5%B1%8B%E6%89%80%E6%9C%89%E6%9D%83&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A89241588%7D" target="_blank">房屋所有权<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>证上虽然有房屋的<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%9D%83%E5%88%A9%E4%BA%BA&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A89241588%7D" target="_blank">权利人<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>、坐落地址、建筑面积等基本信息，但是却不包含该房屋是否有存在抵押、查封等权利限制的情况。
|
||
</p><br />
|
||
<p data-pid="oMWOKw2g">
|
||
二手房交易的每个过程每个环节都能好好琢磨写写干货，今儿，就先这么细说最重要的产调问题，点赞破千再续。
|
||
</p><br />
|
||
<br />
|
||
<br />
|
||
<p data-pid="frO3e6rt">
|
||
<b>----------------------我是苗条的分割线-------------------------------------------------------------------------</b>
|
||
</p><br />
|
||
<p data-pid="KSu-2RUW">
|
||
我还是来续内容了……虽然点赞没有破千。
|
||
</p><br />
|
||
<p data-pid="rOh6SZRO">
|
||
上面的内容提到房多多在做<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%BA%A7%E6%9D%83%E8%B0%83%E6%9F%A5&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A89241588%7D" target="_blank">产权调查<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>的时候，是最少做两次产权调查，做这么多是不是多此一举？<b>多次产调有必要吗？</b>
|
||
</p><br />
|
||
<p data-pid="CYf7Jllr">
|
||
答案是：很有必要。
|
||
</p><br />
|
||
<p data-pid="GOHNg98G">
|
||
为什么？
|
||
</p><br />
|
||
<p data-pid="t7iZo4qF">
|
||
我们知道“产调”能帮买家了解房子的详细情况，一般是发生在买家在支付定金前。那么问题来了，如果你买的房子在支付定金后到<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%BA%A4%E6%98%93%E8%BF%87%E6%88%B7&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A89241588%7D" target="_blank">交易过户<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>这段时间内，出现了其他问题，比如被卖家拿去抵押、或发生查封等权限情况，你是不是又得坐吃<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%93%91%E5%B7%B4%E4%BA%8F&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A89241588%7D" target="_blank">哑巴亏<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>了？
|
||
</p><br />
|
||
<p data-pid="lHkxly3g">
|
||
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<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%B9%B0%E5%8D%96%E5%90%88%E5%90%8C&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A89241588%7D" target="_blank">买卖合同<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>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。
|
||
</p><br />
|
||
<br />
|
||
<br />
|
||
<p data-pid="4MTWbg5r">
|
||
-----------------------------<b>我是苗条的分割线-----------------------------------------</b>
|
||
</p><br />
|
||
<p data-pid="7d6IaSlf">
|
||
应房多多买卖家微信群里小伙伴的要求，周末在家做了张详细的二手房交易流程，时间节点每个地方可能不一样，仅供参考。
|
||
</p><br />
|
||
<br />
|
||
<p data-pid="jGsYDNce">
|
||
<b>保护眼睛，你需要做的是：点开图放大看！！！！！<br /></b>
|
||
</p>
|
||
<figure>
|
||
<noscript><img src="https://picx.zhimg.com/50/585f40a2c1207e14f8c1f1662704976c_720w.jpg?source=1940ef5c" data-rawwidth="1097" data-rawheight="797" class="origin_image zh-lightbox-thumb" width="1097" data-original="https://picx.zhimg.com/585f40a2c1207e14f8c1f1662704976c_r.jpg?source=1940ef5c" /></noscript>
|
||
<div>
|
||
<img src="https://picx.zhimg.com/80/585f40a2c1207e14f8c1f1662704976c_720w.webp?source=1940ef5c" data-rawwidth="1097" data-rawheight="797" class="origin_image zh-lightbox-thumb lazy" width="1097" data-original="https://picx.zhimg.com/585f40a2c1207e14f8c1f1662704976c_r.jpg?source=1940ef5c" data-actualsrc="https://picx.zhimg.com/50/585f40a2c1207e14f8c1f1662704976c_720w.jpg?source=1940ef5c" height="797" data-lazy-status="ok" />
|
||
</div>
|
||
</figure>
|
||
<figure>
|
||
<noscript><img src="https://pic1.zhimg.com/50/d42172d92d90cb5ec55d39e058c069f2_720w.jpg?source=1940ef5c" data-rawwidth="1102" data-rawheight="406" class="origin_image zh-lightbox-thumb" width="1102" data-original="https://pic1.zhimg.com/d42172d92d90cb5ec55d39e058c069f2_r.jpg?source=1940ef5c" /></noscript>
|
||
<div>
|
||
<img src="https://pic1.zhimg.com/80/d42172d92d90cb5ec55d39e058c069f2_720w.webp?source=1940ef5c" data-rawwidth="1102" data-rawheight="406" class="origin_image zh-lightbox-thumb lazy" width="1102" data-original="https://pic1.zhimg.com/d42172d92d90cb5ec55d39e058c069f2_r.jpg?source=1940ef5c" data-actualsrc="https://pic1.zhimg.com/50/d42172d92d90cb5ec55d39e058c069f2_720w.jpg?source=1940ef5c" height="406" data-lazy-status="ok" />
|
||
</div>
|
||
</figure><br />
|
||
<p data-pid="v8jknvVN">
|
||
<b>看完图还不清楚的，小宋我也无能为力了啊！！！</b>
|
||
</p>
|
||
</div>
|
||
</div>
|
||
<div>
|
||
<div class="ContentItem-time">
|
||
<a target="_blank" href="//www.zhihu.com/question/23603839/answer/89241588"><span data-tooltip="发布于 2016-03-04 19:02" aria-label="发布于 2016-03-04 19:02">编辑于 2016-06-28 15:03</span></a>
|
||
</div>
|
||
</div>
|
||
<div class="ContentItem-actions RichContent-actions">
|
||
<span><button aria-label="赞同 3762" aria-live="polite" type="button" class="Button VoteButton VoteButton--up FEfUrdfMIKpQDJDqkjte"><span style="display: inline-flex; align-items: center;"><svg width="10" height="10" viewbox="0 0 24 24" class="Zi Zi--TriangleUp VoteButton-TriangleUp" fill="currentColor">
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<path fill-rule="evenodd" d="M13.792 3.681c-.781-1.406-2.803-1.406-3.584 0l-7.79 14.023c-.76 1.367.228 3.046 1.791 3.046h15.582c1.563 0 2.55-1.68 1.791-3.046l-7.79-14.023Z" clip-rule="evenodd"></path></svg></span>赞同 3762</button><button aria-label="反对" aria-live="polite" type="button" class="Button VoteButton VoteButton--down FEfUrdfMIKpQDJDqkjte"><span style="display: inline-flex; align-items: center;"><svg width="10" height="10" viewbox="0 0 24 24" class="Zi Zi--TriangleDown" fill="currentColor">
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<span><span class="Voters"><button type="button" class="Button FEfUrdfMIKpQDJDqkjte Button--plain fEPKGkUK5jyc4fUuT0QP">4,490 人赞同了该回答</button></span></span>
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<p data-first-child="" data-pid="9R3V8Zu-">
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<span>看完这一篇，二手房交易流程还有任何不明白的地方，算我输。<br />
|
||
正在二手房交易流程中，新鲜热乎事无巨细版买家视角的二手房购房注意事项+流程。</span>
|
||
</p>
|
||
<h2>
|
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<span>————更新：20200513已完结————</span>
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</h2>
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<h2>
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<span><br />
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先放两条最重要的内容：</span>
|
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</h2>
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<ol>
|
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<li data-pid="NRycrbGD">
|
||
<span><b>中介费用。</b>杭州这边统一口径都是房屋总价的2%+1W，比如总价300W的房子，中介费就是300*0.02+1W=7W（天呐中介公司还招人么，我简历准备好了。）不过基本都会打折，具体折扣看你选的中介公司以及个人口才。这里大概对于你购买房子的中介费有个大致的了解，不然现在动辄就是五六百万的房子，中介费十多万，是笔不小的支出。</span>
|
||
</li>
|
||
<li data-pid="awoIBZwP">
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<span><b>中介费是否敏感。</b>这里涉及到选择中介的技巧。 如果对于中介费比较敏感、想尽可能少给的话，那么在看中意向房屋之后，就要找你认识或者觉得能给到你最低折扣的中介去谈了。不然一个中介千辛万苦两头磨嘴皮最终把价格谈好之后，你去找了别的中介签，那之前的中介可能扒了你皮的心都有了（之前有过新闻，这种情况中介动手打人了）。换位思考一下，这么做忒不地道，最好一开始就要选好。 如果对于中介费不敏感，想后续的交易流程尽可能顺畅顺利，那么在选择中介的时候，就直接去本地最大的几家中介公司，选从业时间比较长、成交数量比较多的中介（这里都是血泪的教训）。<br />
|
||
之前遇到过一个号称全XX最快的男人（某店长），带我们看房时掏出手机给我看了跟好几个不同银行的客户经理的聊天记录，说在我这里签约的客户，审批、放款，永远比别人要快，能做到交易流程上按揭客户跟全款客户差不了几天~我能怎么办，只能在心里默默称赞：对对对，你最快。<br />
|
||
<br /></span>
|
||
</li>
|
||
</ol>
|
||
<p data-pid="-8T98vVs">
|
||
<span>好了，接下来就是重头戏：</span>
|
||
</p>
|
||
<p data-pid="gNfhHj4V">
|
||
<span><b>二手房家庭为单位购房+首套房+组合贷款的全流程（地狱难度）</b></span>
|
||
</p>
|
||
<p data-pid="2u6q246Q">
|
||
<span>每变更一个以下条件，难度降低一级：单身购房、二套房、纯商贷、全款。</span>
|
||
</p>
|
||
<h2>
|
||
<span><br />
|
||
前期准备：</span>
|
||
</h2>
|
||
<ol>
|
||
<li data-pid="kawnt3to">
|
||
<span>购房资格。大哥大姐们，要买二手房之前务必确认一下自己的购房资格噻，自己的情况没有人比自己更清楚了，实在弄不拎清当地政策，最简单的办法就是<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E8%B4%9D%E5%A3%B3%E7%BD%91&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">贝壳网<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>上的购房资格测试了，只要能把自己的情况全答出来，就能知道自己拿着那么多钱花不花得出去了~如果骚操作太多，建议直接冲进门店咨询店长或拨打12345市长热线。</span>
|
||
</li>
|
||
<li data-pid="QOwFYakV">
|
||
<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%BE%81%E4%BF%A1%E6%8A%A5%E5%91%8A&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">征信报告<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>。最好在有购房想法的时候，就先去当地有人行征信报告机器的银行去打印一份个人详细征信报告，或者之间去人行的官网打印一份电子版。这个问题上千万别盲目自信，9103年了，不要低估征信的恐怖程度。搞不好你大学时期的一个什么助学贷款，工作时候忙忘了导致信用卡的一个无意逾期，各种借呗微粒贷白条手一贱的一次点击，就有可能成为后面房贷批不下来的污点。要注意的最重要的点就是逾期、逾期、逾期！有了逾期大概率=凉凉，先想想办法能不能求银行爸爸开证明不是恶意逾期吧。其次是睁大眼睛看看自己有没有、有几次住宅房贷记录了，很多人栽在这上面，以为自己没有。最后是从打出来报告开始到房贷最终放款这段时间，暂停各种信用卡申请，借呗微粒贷乱七八糟网贷的使用，尽量把其他的负债先结清。
|
||
</li>
|
||
</ol>
|
||
<figure data-size="normal">
|
||
<noscript><img src="https://pica.zhimg.com/50/v2-e0f1177892ab190fc97098e86c2b1440_720w.jpg?source=1940ef5c" data-caption="" data-size="normal" data-rawwidth="662" data-rawheight="267" data-default-watermark-src="https://pic1.zhimg.com/50/v2-798b2a94d75b9131c1684a23992ffa9a_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb" width="662" data-original="https://pica.zhimg.com/v2-e0f1177892ab190fc97098e86c2b1440_r.jpg?source=1940ef5c" /></noscript>
|
||
<div>
|
||
<img src="https://pica.zhimg.com/80/v2-e0f1177892ab190fc97098e86c2b1440_720w.webp?source=1940ef5c" data-caption="" data-size="normal" data-rawwidth="662" data-rawheight="267" data-default-watermark-src="https://pic1.zhimg.com/50/v2-798b2a94d75b9131c1684a23992ffa9a_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb lazy" width="662" data-original="https://pica.zhimg.com/v2-e0f1177892ab190fc97098e86c2b1440_r.jpg?source=1940ef5c" data-actualsrc="https://pica.zhimg.com/50/v2-e0f1177892ab190fc97098e86c2b1440_720w.jpg?source=1940ef5c" height="267" data-lazy-status="ok" />
|
||
</div>
|
||
</figure>
|
||
<ol>
|
||
<li data-pid="iAoRdJIO">
|
||
<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%85%AC%E7%A7%AF%E9%87%91%E8%B4%B7%E6%AC%BE%E9%A2%9D%E5%BA%A6&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">公积金贷款额度<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>。感谢马爸爸，支付宝大多数城市已经接入了当地的公积金中心，直接在城市服务里找到公积金，点进去有一个：可贷额度，可以很直白地看到你能贷到多少钱的公积金贷款。
|
||
</li>
|
||
<li data-pid="8WpEd_to">其他材料。户口本啊结婚证啊身份证啊这些能拿到手里的就先在手里放着。
|
||
</li>
|
||
<li data-pid="YoDZCvQ2">公积金缴存明细+证明。这里主要针对组合贷中，过去一年因为换工作导致的公积金缴存地省直变为市公，市公变为省直的情况。我们的情况是之前省直，近半年市公，开了省直的证明+明细，省事那边的余额也可以用来作为市公的额度，不然单看市公的缴存额，是贷不满公积金额度的。
|
||
</li>
|
||
</ol>
|
||
<h2>
|
||
<br />
|
||
不需要太早准备的：
|
||
</h2>
|
||
<ol>
|
||
<li data-pid="0K_pOi-W">征信报告。谁扔我臭鸡蛋？！不是写错了，我这里指的是真正买房时的征信报告，在签订意向购房合同之前打一份最新的（一个月内），给中介，让他找熟悉一点的客户经理帮忙初审一下，以免合同都签了最终征信问题gg掉。
|
||
</li>
|
||
<li data-pid="ELu9H9GT">收入证明。组合贷公积金中心那边有一个模板，可以直接官网下载，跟上面的征信报告同一天打出来就好了，一般也有时效性，房贷审批时一个月内最好。<b>要注意收入证明除以2，要覆盖你的全部负债</b>。举个橙子：你这次的房贷算下来每个月还10000，你大前年买的别墅房贷现在每个月4000，你前年买的保时捷车贷每个月3000，你去年买的劳力士信用贷每个月3000，那么你的收入证明，要开到每个月（10000+4000+3000+3000）x2，也就是每个月40000以上。这里的话工资、福利、公积金、年终奖等等都有效。要注意家庭购房的话，两个人的负债都要算进去。如果跟我们一样是组合贷，打两份，一份给公积金中心审批，一份用来商贷审批。
|
||
</li>
|
||
<li data-pid="jpw0V0bZ">银行流水。个体户的流水怎么搞不清楚，可能人家都是全款买房的大佬。。。上班族的话，杭州这边是如果开出来的收入证明在月均1.5W以上，就需要银行流水。流水就是去工资行柜台或者柜机上，打印：<b>最近一年、有交易摘要、显示交易对手（公司名字）</b>的工资流水来。注意这个流水要跟收入证明大致能匹配上，不能太离谱，你开个年薪百万的收入证明，结果流水加起来一算只有二十万，你再狡辩一个你们公司合理避税？信不信银行合理避你。打印两份，理由同上。<br />
|
||
为啥说上面这几个不用太着急提前开，一是有时效性，二是征信、流水，开到第三份就要收费了，别问我怎么知道的。然后收入证明开多了要把之前开了没用到的送回公司去，HR小姐姐也会骂街，也别问我怎么知道的。
|
||
</li>
|
||
<li data-pid="YSg8HY0i">监管账户开户行的银行卡。如果之前有开过最好，本地的一类卡，提前把首付放进去。没有的话可能就要临时现开一个，再把钱转进去。要注意每个银行的转账限额，如果首付当天要转结果发现超过卡片限额，那就要去柜台了，现在办一个大额转账业务至少都是半个小时起。。。
|
||
</li>
|
||
</ol>
|
||
<figure data-size="normal">
|
||
<noscript><img src="https://pica.zhimg.com/50/v2-8c8bfe734bbb8191a68ab6d4e0aa9c83_720w.jpg?source=1940ef5c" data-caption="" data-size="normal" data-rawwidth="994" data-rawheight="757" data-default-watermark-src="https://picx.zhimg.com/50/v2-69d5721b1d9934ffce9100f3d6360198_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb" width="994" data-original="https://picx.zhimg.com/v2-8c8bfe734bbb8191a68ab6d4e0aa9c83_r.jpg?source=1940ef5c" /></noscript>
|
||
<div>
|
||
<img src="https://pica.zhimg.com/80/v2-8c8bfe734bbb8191a68ab6d4e0aa9c83_720w.webp?source=1940ef5c" data-caption="" data-size="normal" data-rawwidth="994" data-rawheight="757" data-default-watermark-src="https://picx.zhimg.com/50/v2-69d5721b1d9934ffce9100f3d6360198_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb lazy" width="994" data-original="https://picx.zhimg.com/v2-8c8bfe734bbb8191a68ab6d4e0aa9c83_r.jpg?source=1940ef5c" data-actualsrc="https://pica.zhimg.com/50/v2-8c8bfe734bbb8191a68ab6d4e0aa9c83_720w.jpg?source=1940ef5c" height="757" data-lazy-status="ok" />
|
||
</div>
|
||
</figure>
|
||
<h2>
|
||
<br />
|
||
<br />
|
||
<b>交易流程部分：</b>
|
||
</h2>
|
||
<p data-pid="qo7rDTk3">
|
||
<b>一、签订购房意向合同。</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="Vb4WM6TO">参与者：买卖双方、中介。
|
||
</li>
|
||
<li data-pid="ItaANtSS">准备材料（仅针对买方，下同）：身份证、户口本、结婚证等证件原件，购房定金，还有上面提到的所有资料，建议准备一个档案袋全塞进去，每次都带上档案袋。
|
||
</li>
|
||
<li data-pid="dspzi3IL">具体事项：买卖双方到中介公司，签订购房意向合同以及<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%B1%85%E9%97%B4%E6%9C%8D%E5%8A%A1&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">居间服务<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>合同，有些中介会有一份三方合同，就是把两个合并起来了，效果一样。 购房意向合同约定的主要内容基本上就是定金的金额、返还时间；网签时间、首付款金额及时间、交房时间；付款方式等。因为具体的时间无法确定，所以如果想要加快进度，尽量按照XX后X个工作日内进行XX，比如查档后一个工作日进行网签这样。 居间服务合同约定的主要是中介方要在什么节点上收齐（提交）什么材料，什么时间去做什么事儿，特别注意中介费的交付时间，尽量写在交房确认完成之后。 其他的就是买卖双方、中介方的权利义务违约情形等，都是制式合同，自己比较在意的点可以写在后面的备注栏里。
|
||
</li>
|
||
<li data-pid="lDHXeX88">
|
||
<b>注意点：</b><br />
|
||
1.如果卖家的房子还在自住，问清楚户口在不在这里，户口清退的时间也要约定好，最好是在交房时确保户口已经迁走。<br />
|
||
2.如果卖家的房子还有租约，写清楚租约的处理方式，最好的方式依然是交房时租约已经解除。<br />
|
||
3.如果卖家有车位，问清楚车位是否有单独出租，以免后面停车时才发现撕逼。<br />
|
||
4.交接时家里目前的东西有哪些是留下的有哪些是带走的，避免卖家说带家具家电出售，结果没写清楚，交房时留了一个柜子（家具）一个热水器（家电）。<br />
|
||
5.如果买家拿到房之后打算自己装修的，尝试跟卖家或者中介约定，在正式交房前，可以协商时间允许买家带设计师来量房，毕竟做设计确定装修等等至少需要两周的。这样的话可以保证正式交房后的第一时间可以开始装修。
|
||
</li>
|
||
</ul>
|
||
<p data-pid="6zIpfzeT">
|
||
<br />
|
||
<br />
|
||
<b>二、解质押（如有）</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="GCpCnCGp">参与者：卖方。
|
||
</li>
|
||
<li data-pid="6XRJT3SE">具体事项：如果卖方的房子是有贷款的，那么在挂牌查档之前，需要先把剩下的房贷还掉，即所谓的解质押，在银行那边业务名称叫提前还款。不然房贷的本质是房子抵押给银行的，而查档就是查房子有没有抵押的，不解押掉，查档当然不会过了。解质押的节点各个地方不一样，有些是在网签之后，建议买家提前了解各个行政区（对，具体到行政区，比如杭州余杭萧山老区之间就有差别）的政策。银行爸爸你们懂的，提前还款一般顺利的话也要3个工作日。
|
||
</li>
|
||
<li data-pid="wDb1H1Mn">这个环节么不需要买家参与，躺平就行。如果着急的话可以多催卖家跟中介。
|
||
</li>
|
||
</ul>
|
||
<p data-pid="LSI_Alrd">
|
||
<br />
|
||
<b>三、挂牌查档。</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="r2G-iyvv">参与者：中介。
|
||
</li>
|
||
<li data-pid="h1QVba4k">准备材料：这里如果买房是首套资格，需要提供当地无房证明，家庭购房两个人都要提供。
|
||
</li>
|
||
<li data-pid="jlpxr8ds">具体事项：不详。哈哈哈哈这里是真的不是特别了解~大体来说查档主要是中介去做的事情，分别查买卖双方的档。买房：查有没有购房资格等；卖房：查房屋情况，有没有抵押，有没有一房多卖等产权纠纷。
|
||
</li>
|
||
<li data-pid="Uu3d6-me">这一步整体上是为了保证买卖双方接下来的交易安全性的。
|
||
</li>
|
||
<li data-pid="crXQ5yxv">这个环节买家继续躺平。<br />
|
||
<br />
|
||
</li>
|
||
</ul>
|
||
<p data-pid="rpTZm66k">
|
||
<b>四、网签。（买家，说你呢，别躺着了）</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="oG1muJT_">参与者：买卖双方、中介。
|
||
</li>
|
||
<li data-pid="VN4AVq7D">准备材料：同上，无增项。
|
||
</li>
|
||
<li data-pid="5MSFOma2">地点：房产中介的指定网签中心。
|
||
</li>
|
||
<li data-pid="qJBOld5s">准备事项：从中介提供给你的他们合作银行的列表里选好准备贷款的银行（支行），问清楚利率以及能不能做组合贷款。<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E7%BD%91%E7%AD%BE%E5%90%88%E5%90%8C&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">网签合同<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>上的资金监管银行基本上就是贷款的这个银行了。
|
||
</li>
|
||
<li data-pid="xHjkM0Qr">具体事项：这一步就是一个在房地产相关部门登记备案并在网上公布的过程。买卖双方跟中介，一起到中介公司的网签中心，签大概几十个字，按几十个手印。包括但不限于：正式的买卖合同、资金监管<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%A7%94%E6%89%98%E5%90%88%E5%90%8C&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">委托合同<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>、中介机构委托合同。<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%88%BF%E5%B1%8B%E8%AF%84%E4%BC%B0&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">房屋评估<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>合同等等。如果买卖双方不搞阴阳合同，做低做高总价的话，基本上就在这里很顺利地搞完了，所有的合同都是制式合同，对大多数人来说也来不及看的，咔咔一顿签字就完事了，流程很快。
|
||
</li>
|
||
<li data-pid="qh6zd9eC">注意点：这里就涉及到我上面说到的对中介费不敏感的话，选择大中介公司的原因。大中介公司合作的银行（支行）一般比较多，客户可以挑选的余地比较大。在目前LPR+BP的利率机制下，每家银行的LPR一样但是BP可能区别比较大，10个BP就是0.1%的利率差，每个月能不能多吃一斤猪肉可能就看这10个BP了。显而易见大家都想尽可能地选择利率低的银行（支行），而小中介公司会告诉你：不，你不想。能怎么办呢，如果没有看我这篇帖子，到了这个时候才发现，也只能下一次买二手房时选个大中介了：以前我没得选，现在我想要44个BP 的利率。。。<br />
|
||
<br />
|
||
</li>
|
||
</ul>
|
||
<p data-pid="kJKU9uRm">
|
||
<b>五、贷款送审。</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="mrmnJCZY">参与者：买方、中介。
|
||
</li>
|
||
<li data-pid="UyK1Wivg">准备材料：同上，无增项，该带的都带上。
|
||
</li>
|
||
<li data-pid="SYC895gq">地点：银行上门服务或者贷款<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E9%93%B6%E8%A1%8C%E7%BD%91%E7%82%B9&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">银行网点<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>。
|
||
</li>
|
||
<li data-pid="pqFHb-MH">具体事项：一般大的中介，在约网签的时间时，就会顺手把贷款银行的客户经理一起给约了，这样当天客户经理就会带着大概有《史记》那么厚的一本合同在那边等着你了：老板，来签啊~老板网签完之后，房东就可以滚蛋了。然后客户经理就会抱着《史记》冲过来坐在你的旁边，开始收割你的资料了。
|
||
</li>
|
||
<li data-pid="JqfXjgu6">注意点：这个环节客户经理会帮你试算你房屋的贷款金额及月供，看征信报告分析你的负债情况，然后计算出你要开到的收入证明金额，判断你的流水是否匹配。勿谓言之不预也~之前已经提醒过你们了，在决定买房的初期就要考虑征信情况，想办法降低负债了，如果这个时候客户经理看完你最新的资料之后眉头一皱，你就会发现事情并不简单了。大部分情况下如果资料还有生命体征，客户经理都还是会尽力抢救一下的，毕竟对于大多数客户经理来说，还是想拿下这个单子的。不做这样一来，轻则浪费一点时间去补各种证明、降负债，重则就要加钱提利率买理财了，万不得已还得再去借一圈儿钱提高首付比例，降低贷款金额。<br />
|
||
如果资料没有太大问题，客户经理就会开始让你在《史记》的每一页签字，如果说网签大概签了几十个字的话，贷款审批这里大概会签一百多个字。网签的时候我还大概看了一眼都有哪些合同，贷款审批这里我已经连看都看不过来了。客户经理指哪我就签哪，签完一页客户经理就一把把那张拿走，然后指下一个签字的地方。此时的我仿佛一个么得感情的签字机，被逼着签完了卖身契，哭哭惹。不过纯商贷的客户要签的字会少一些，单身又会少一些。等下，全款的嘞？抱歉全款大爷们没有这个步骤的好嘛，网签完比房东滚得还快，直接往监管账户里打钱去了。 签完字以后，把首付款转账到银行监管账户时那个回执单，拿去给客户经理复印一份，所有材料就算交齐了，可以继续躺平，等贷款审批结果了。
|
||
</li>
|
||
</ul>
|
||
<p data-pid="jWa7Oz9z">
|
||
<b>六、审批进行中。</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="-wzVGqIQ">参与者：银行、公积金中心。
|
||
</li>
|
||
<li data-pid="ZXP65XBH">准备材料：无。
|
||
</li>
|
||
<li data-pid="vt0zoLg2">具体事项：等。
|
||
</li>
|
||
<li data-pid="SQMiH31j">注意点：再次呼应开头，为什么说要找一个大点儿的中介。大中介业务量大，跟银行合作的客户经理关系也比较好，流程确实会快很多。我们这边是先审批商贷，再审批公积金贷款。截止到目前为止的审批时点如下：
|
||
</li>
|
||
<li data-pid="02jId0EO">20200327——交齐全部材料，客户经理反馈已经送审。
|
||
</li>
|
||
<li data-pid="rTFbob3a">20200402——工行APP上查询到贷款记录，节点为审批通过，显示提交审批的时间为20200331。
|
||
</li>
|
||
<li data-pid="AZnetYYL">20200403——公积金网站上可以查询到贷款进度，节点为受理审查。
|
||
</li>
|
||
<li data-pid="1KLIMigk">20200409——进行到下一个节点，贷款审批。
|
||
</li>
|
||
<li data-pid="Br4aV0Qo">20200410——公积金审批结束，进行到下一个节点，合同签订。说明审批只用了一个工作日，公积金中心效率点赞。
|
||
</li>
|
||
<li data-pid="9-7Rn5V-">20200413——进行到下一个节点，<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%8A%B5%E6%8A%BC%E7%99%BB%E8%AE%B0&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">抵押登记<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>。<br />
|
||
中间穿插了一个过户，时间为20200416，下一part细讲。
|
||
</li>
|
||
<li data-pid="gJTnmDOx">20200422——进行到下一个节点，放款审核。再次痛心疾首这中间中介都去干了些什么，20200417早上九点我就已经收到了<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%B8%8D%E5%8A%A8%E4%BA%A7%E7%99%BB%E8%AE%B0&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">不动产登记<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>中心的短信，提示可以去窗口领证了。
|
||
</li>
|
||
<li data-pid="t5S9TuR8">20200427——当天一次性走完了放款审核+贷款发放流程，直接进到了已发放环节，同时工行贷款进度显示变成了“抵押完成”。已经可以在公积金中心跟工行APP看到具体的贷款金额信息。
|
||
</li>
|
||
</ul>
|
||
<figure data-size="normal">
|
||
<noscript><img src="https://picx.zhimg.com/50/v2-ededb516739c093ffc74a6299abd69dc_720w.jpg?source=1940ef5c" data-size="normal" data-rawwidth="828" data-rawheight="1144" data-default-watermark-src="https://pica.zhimg.com/50/v2-01eb178156e52a1136faa76e48f868cb_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb" width="828" data-original="https://picx.zhimg.com/v2-ededb516739c093ffc74a6299abd69dc_r.jpg?source=1940ef5c" /></noscript>
|
||
<div>
|
||
<img src="https://picx.zhimg.com/80/v2-ededb516739c093ffc74a6299abd69dc_720w.webp?source=1940ef5c" data-size="normal" data-rawwidth="828" data-rawheight="1144" data-default-watermark-src="https://pica.zhimg.com/50/v2-01eb178156e52a1136faa76e48f868cb_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb lazy" width="828" data-original="https://picx.zhimg.com/v2-ededb516739c093ffc74a6299abd69dc_r.jpg?source=1940ef5c" data-actualsrc="https://picx.zhimg.com/50/v2-ededb516739c093ffc74a6299abd69dc_720w.jpg?source=1940ef5c" height="1144" data-lazy-status="ok" />
|
||
</div>
|
||
<figcaption>
|
||
商业贷款进度——工行APP查询
|
||
</figcaption>
|
||
</figure>
|
||
<figure data-size="normal">
|
||
<noscript><img src="https://picx.zhimg.com/50/v2-4db8a52ba64cbcb7bac874088e7ce41e_720w.jpg?source=1940ef5c" data-size="normal" data-rawwidth="631" data-rawheight="229" data-default-watermark-src="https://picx.zhimg.com/50/v2-6725eae9088ecfbbca432dab0805bd78_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb" width="631" data-original="https://picx.zhimg.com/v2-4db8a52ba64cbcb7bac874088e7ce41e_r.jpg?source=1940ef5c" /></noscript>
|
||
<div>
|
||
<img src="https://picx.zhimg.com/80/v2-4db8a52ba64cbcb7bac874088e7ce41e_720w.webp?source=1940ef5c" data-size="normal" data-rawwidth="631" data-rawheight="229" data-default-watermark-src="https://picx.zhimg.com/50/v2-6725eae9088ecfbbca432dab0805bd78_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb lazy" width="631" data-original="https://picx.zhimg.com/v2-4db8a52ba64cbcb7bac874088e7ce41e_r.jpg?source=1940ef5c" data-actualsrc="https://picx.zhimg.com/50/v2-4db8a52ba64cbcb7bac874088e7ce41e_720w.jpg?source=1940ef5c" height="229" data-lazy-status="ok" />
|
||
</div>
|
||
<figcaption>
|
||
公积金贷款进度——公积金网站查询
|
||
</figcaption>
|
||
</figure>
|
||
<p data-pid="q02zkFer">
|
||
<b>七、过户、缴税。</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="O12DKvii">参与者：买卖双方、中介。
|
||
</li>
|
||
<li data-pid="IoCadVlw">准备材料：同上，该带的都带上；交各种税的钱。
|
||
</li>
|
||
<li data-pid="scLxaUoW">地点：房管局/税务局/市民中心。
|
||
</li>
|
||
<li data-pid="M7bKBfir">具体事项：到房管局，或者类似市民中心这种综合<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E8%A1%8C%E6%94%BF%E6%9C%8D%E5%8A%A1%E4%B8%AD%E5%BF%83&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">行政服务中心<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>。买卖双方去了咔咔一顿签字画押就行。签完字卖家就可以走了，买家直接去隔壁的缴税窗口缴税。<br />
|
||
印象中一直以为税是增值税+个税+契税，实际交完发票上好多种税，不过没多交就是了~<br />
|
||
交完税买家也可以跑路了。过完户之后基本上第二天就可以在个人住房信息查询那里看到自己名下有这套房了。<br />
|
||
等房管局办完过户以后，中介会去先把新证拿到公积金中心那里做抵押登记。
|
||
</li>
|
||
</ul>
|
||
<p data-pid="9ZfKzEfy">
|
||
<b>八、抵押登记。</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="4zoqeNcP">参与者：公积金中心、中介。
|
||
</li>
|
||
<li data-pid="-JgoJDnf">准备材料：无。
|
||
</li>
|
||
<li data-pid="Tuggormw">具体事项：等。催。躺好。<br />
|
||
房管局过户成功之后，（我们是第二天）会发给你一条短信，通知你可以去窗口领证。这时候就让中介过去，把该拿的东西拿好送到公积金中心那里，公积金中心会进行抵押登记。
|
||
</li>
|
||
</ul>
|
||
<p data-pid="k6oOOmns">
|
||
<b>九、放款审核。</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="IYGbaY9T">参与者：公积金中心。
|
||
</li>
|
||
<li data-pid="yVYO2-3c">准备材料：无。
|
||
</li>
|
||
<li data-pid="RCyw-oeM">具体事项：等。躺好。<br />
|
||
公积金中心完成抵押登记之后，就会进入放款审核阶段。继续苦等放款审核通过，这个每个地方的时限不一样，等毛了就打公积金中心电话咨询，我已经准备明天中午之前还没审核完就打电话咨询了......<br />
|
||
于20200426在浙江政务服务网上提了一个信访，在当天下午收到了公积金中心的回访电话，说应该会在月底之前完成发放。
|
||
</li>
|
||
</ul>
|
||
<p data-pid="W9v0lea0">
|
||
<b>十、贷款发放。</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="EjX_atCD">参与者：公积金中心、委贷银行。
|
||
</li>
|
||
<li data-pid="1GhHGmjQ">准备材料：无。
|
||
</li>
|
||
<li data-pid="jVLxBCqC">具体事项：等。躺好。看来昨天提交的信访还是有效果，昨天回访完之后，今天（20200427）早上看到进度已经变成了贷款发放。然后下午就变成了已发放。
|
||
</li>
|
||
</ul>
|
||
<figure data-size="normal">
|
||
<noscript><img src="https://pic1.zhimg.com/50/v2-6f3110e6532b837e7224f18d2d510a49_720w.jpg?source=1940ef5c" data-caption="" data-size="normal" data-rawwidth="828" data-rawheight="1497" data-default-watermark-src="https://picx.zhimg.com/50/v2-69d81f4bf6118b0203d02d35898ac876_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb" width="828" data-original="https://picx.zhimg.com/v2-6f3110e6532b837e7224f18d2d510a49_r.jpg?source=1940ef5c" /></noscript>
|
||
<div>
|
||
<img src="https://pic1.zhimg.com/80/v2-6f3110e6532b837e7224f18d2d510a49_720w.webp?source=1940ef5c" data-caption="" data-size="normal" data-rawwidth="828" data-rawheight="1497" data-default-watermark-src="https://picx.zhimg.com/50/v2-69d81f4bf6118b0203d02d35898ac876_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb lazy" width="828" data-original="https://picx.zhimg.com/v2-6f3110e6532b837e7224f18d2d510a49_r.jpg?source=1940ef5c" data-actualsrc="https://pic1.zhimg.com/50/v2-6f3110e6532b837e7224f18d2d510a49_720w.jpg?source=1940ef5c" height="1497" data-lazy-status="ok" />
|
||
</div>
|
||
</figure>
|
||
<p data-pid="hqwhQTzi">
|
||
<br />
|
||
同时在公积金<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E8%B4%B7%E6%AC%BE%E8%B4%A6%E6%88%B7&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">贷款账户<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>跟工行的贷款账户都已经可以看到贷款详情。<br />
|
||
</p>
|
||
<p data-pid="UF3FQmMy">
|
||
<b>十一、房屋交接。</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="rA5Y10m_">参与者：买卖双方、中介、物业。
|
||
</li>
|
||
<li data-pid="gNUbOo6R">准备材料：无增项，上面的都带上就行。
|
||
</li>
|
||
<li data-pid="qDzz1p6E">具体事项：<br />
|
||
1.费用结清。就是让房东把截止到交房那天的水费、电费、燃气费、有线电视费等所有个人费用全部结清。每个地方根据实际抄表/预充值/物业代收等不同，具体情况具体操作，总之确保不要交房之后帮房东交他们之前产生的费用就好~<br />
|
||
2.<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E7%BB%B4%E4%BF%AE%E5%9F%BA%E9%87%91&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">维修基金<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>更名。一般新房交付时都需要业主缴纳一个维修基金，会有一个发票，有些物业可以直接变更名字，那就直接把原房东的那张发票收好就可以了。<br />
|
||
3.物业更名。物业那里会登记目前的业主的资料，有事情通知联系业主或者一些投票啊福利啊乱七八糟的，所以要让物业把信息变更成你的。<br />
|
||
4.车位过户。如果车位是有单独产证的，那也需要提前过户得时候进行不动产的变更，如果车位只是一个转让协议也就是所谓的使用权，那就只需要让房东把发票交给你，物业那里变更一下就好了。<br />
|
||
5.宽带迁出。据我之前所知，电信宽带这里如果之前有开通过光纤，是需要去营业厅停机然后把光猫拆走，后面才可以重新开通的，不然的话你去开通得时候会告诉你目前这条线路是已经被人占了的，这一点可能很多人没有注意到，如果着急使用宽带的话就一头包~<br />
|
||
6.材料清点。也就是什么门禁卡几张，水电燃气卡几张，房门钥匙几把这些，还有一手房交房时的各种资料，一般都有一个箱子跟材料清单，对照那个清单，把当时一手房交房时的所有材料都清点清楚就可以了~<br />
|
||
7.交中介费。记得一定要把中介费用压到（或者压一部分）这个时候再交，这样可以确保主动权掌握在自己手里~
|
||
</li>
|
||
<li data-pid="J72vQ5va">注意事项：在交接之前，要去房子里看一眼，所谓的验房。如果讲究一些的话TB上找一个专门验房的师傅去验房。这里主要是看一眼有没有什么大的质量问题，以及如果要马上入住的话有没有漏水等需要重新装修一下的问题，我们因为基本上要拆了重装，而且是<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%AC%A1%E6%96%B0%E6%88%BF&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A1170160035%7D" target="_blank">次新房<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>，所以这一步就走了个过场。
|
||
</li>
|
||
<li data-pid="9K64iIwb">OK，基本上交接完之后就是握手拍照了。
|
||
</li>
|
||
</ul>
|
||
<figure data-size="normal">
|
||
<noscript><img src="https://pic1.zhimg.com/50/v2-b9a68b716a932a8d9fff2b36c0e228be_720w.jpg?source=1940ef5c" data-size="normal" data-rawwidth="501" data-rawheight="310" data-default-watermark-src="https://picx.zhimg.com/50/v2-fb6bfa0e9864cdab0ec35c2ec0a96b32_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb" width="501" data-original="https://picx.zhimg.com/v2-b9a68b716a932a8d9fff2b36c0e228be_r.jpg?source=1940ef5c" /></noscript>
|
||
<div>
|
||
<img src="https://pic1.zhimg.com/80/v2-b9a68b716a932a8d9fff2b36c0e228be_720w.webp?source=1940ef5c" data-size="normal" data-rawwidth="501" data-rawheight="310" data-default-watermark-src="https://picx.zhimg.com/50/v2-fb6bfa0e9864cdab0ec35c2ec0a96b32_720w.jpg?source=1940ef5c" class="origin_image zh-lightbox-thumb lazy" width="501" data-original="https://picx.zhimg.com/v2-b9a68b716a932a8d9fff2b36c0e228be_r.jpg?source=1940ef5c" data-actualsrc="https://pic1.zhimg.com/50/v2-b9a68b716a932a8d9fff2b36c0e228be_720w.jpg?source=1940ef5c" height="310" data-lazy-status="ok" />
|
||
</div>
|
||
<figcaption>
|
||
皮一下真的开心
|
||
</figcaption>
|
||
</figure>
|
||
<p data-pid="mo8sdshX">
|
||
<b>十二、水电过户、公积金按月转存、落户。</b>
|
||
</p>
|
||
<ul>
|
||
<li data-pid="ZNZbDuTk">参与者：买家。
|
||
</li>
|
||
<li data-pid="kEKCN66c">准备材料：无增项，上面的都带上就行。
|
||
</li>
|
||
<li data-pid="li9jmPVE">具体事项：去电网啊燃气公司啊什么的拿新的房产证去办理水电过户，把之前登记的房东的信息都变更成你的；然后去公积金中心办理一下公积金按月转存以后可以直接把公积金缴纳的钱转到你的银行卡上用来还房贷。
|
||
</li>
|
||
<li data-pid="wNZhhYOC">注意事项：先查清楚自己水费电费燃气费都是交在哪里的，可能会有不同的供电局燃气公司之类的区别，有一些可以直接在线过户不需要跑去营业厅。比如下面杭州这几个业务可以尝试一下在线办理。
|
||
</li>
|
||
<li data-pid="QtOK8Jpv">电表过户：必须在线搞定。下载“网上国网APP”——注册、绑定户号（不知道户号在哪就打电话查）——首页点击“更名/过户”——一步一步填完，上传身份证产证等信息。等待审核即可，大概不到一个小时就有工作人员来电话确认信息了，然后没一会儿已经变更成功~
|
||
</li>
|
||
<li data-pid="N-263IkF">燃气过户：关注“杭州天然气有限公司”公众号——注册登录——“居民业务”里面找到“气表过户”——绑定地址上传资料。等待审核即可。
|
||
</li>
|
||
<li data-pid="BDC_Vxct">水表过户：我们水费是物业代收的，没有具体户号所以就不需要专门过户了~
|
||
</li>
|
||
<li data-pid="kr50bLRY">公积金按月转存：杭州市公积金，直接在市公积金的官网上——提取业务——申请提取——偿还购房贷款本息提取，然后填写信息即可，会过个几天才会完成。
|
||
</li>
|
||
<li data-pid="HkheAZJM">落户：如果想把户口迁到新买的房子里的话，准备好身份证、户口本、房产证（包括共有人的）、同意落户证明（如果产权共有）、结婚证（如果夫妻共有）去一趟新房所在地派出所就行。杭州这边的话直接浙江政务服务在线办理。但是都要去一趟派出所，交回原来的户口本，领取新的~
|
||
</li>
|
||
</ul>
|
||
<p class="ztext-empty-paragraph">
|
||
<br />
|
||
</p>
|
||
<p data-pid="QtpmCxZz">
|
||
OK，至此基本上事无巨细从头到尾的二手房流程就结束了，兄弟们，要开始装修的采坑之旅了，欢迎关注我，后续分享装修的记录~
|
||
</p>
|
||
<p class="ztext-empty-paragraph">
|
||
<br />
|
||
</p>
|
||
<p data-pid="PbgPHW9b">
|
||
关于买房子的钱哪里来的：
|
||
</p>
|
||
<div class="RichText-LinkCardContainer">
|
||
<a target="_blank" href="https://www.zhihu.com/question/61762558/answer/1267901643" data-draft-node="block" data-draft-type="link-card" data-text="已经买了房子的 90 后都是如何买得起房子的？" class="LinkCard new css-1wr1m8" data-za-detail-view-id="172"><span class="LinkCard-contents"><span class="LinkCard-title two-line">已经买了房子的 90 后都是如何买得起房子的？</span><span class="LinkCard-desc">3 赞同 · 0 评论<span class="LinkCard-tag">回答</span></span></span></a>
|
||
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<a target="_blank" href="//www.zhihu.com/question/23603839/answer/1170160035"><span data-tooltip="发布于 2020-04-21 20:37" aria-label="发布于 2020-04-21 20:37">编辑于 2020-06-08 22:49</span></a>
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拿不到12胜，我就不回知乎。(╬￣皿￣)
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<span><span class="Voters"><button type="button" class="Button FEfUrdfMIKpQDJDqkjte Button--plain fEPKGkUK5jyc4fUuT0QP">10,592 人赞同了该回答</button></span></span>
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<span>武汉没去过不懂，不过各地大同小异。前几年买<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%8D%95%E8%BA%AB%E5%85%AC%E5%AF%93&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">单身公寓<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
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<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>当投资的时候，关注过几个二房。废话少说，开始：</span>
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<p class="ztext-empty-paragraph">
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<br />
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</p>
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<p data-pid="WZYGYbEG">
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||
整理了一下昨天的思路，觉的有必要把<b>流程</b>放前面（<b>有贷款的流程</b>，一次性付清的到第五步就结束了）：
|
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</p>
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<p class="ztext-empty-paragraph">
|
||
<br />
|
||
</p>
|
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<p data-pid="c7ZRa_KV">
|
||
首先是<b>（步骤一）上网或去中介查看<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%88%BF%E6%BA%90%E4%BF%A1%E6%81%AF&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">房源信息<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span></b>→→
|
||
</p>
|
||
<p data-pid="IVBjgs8z">
|
||
<b>（步骤二）实地考察看房，确定购房意向</b>→→
|
||
</p>
|
||
<p data-pid="4XhpwX8z">
|
||
<b>（步骤三）<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%BA%A7%E6%9D%83%E8%B0%83%E6%9F%A5&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">产权调查<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>、和房主商议合同细节</b>→→
|
||
</p>
|
||
<p data-pid="xLPhmX6F">
|
||
<b>（步骤四）签订买卖合同</b>→→
|
||
</p>
|
||
<p data-pid="iqshTy1J">
|
||
<b>（步骤五）办理贷款手续、支付首款</b>→→
|
||
</p>
|
||
<p data-pid="2V6mwfu0">
|
||
<b>（步骤六）产权（房产、地产）过户，房屋交割</b>→→
|
||
</p>
|
||
<p data-pid="OBDxqRWh">
|
||
<b>（步骤七）领房产证（卖方收到银行贷款）、交易完成每月还贷</b>
|
||
</p>
|
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<p class="ztext-empty-paragraph">
|
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<br />
|
||
</p>
|
||
<p data-pid="mqvVhlsD">
|
||
<b>一、去正规的网站和中介</b>（步骤一要注意的）：
|
||
</p>
|
||
<p data-pid="eSU9GbbN">
|
||
如果买二手房有中介参与，要找相对大的、知名的中介。中介的收费、服务情况要先问清。
|
||
</p>
|
||
<p data-pid="W4GIOhOt">
|
||
还要和中介谈好，中介费的付款时间，一般来说是签完合同付一部分，过户后付一部分，省的太早付完钱，中介就不管事了。付完记得要发票。
|
||
</p>
|
||
<p data-pid="pYDE08zG">
|
||
中介如果提供<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E8%B4%B7%E6%AC%BE%E6%9C%8D%E5%8A%A1&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">贷款服务<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>，让他玩去。贷款之类的问题，别怕麻烦，自己去找银行。
|
||
</p>
|
||
<p class="ztext-empty-paragraph">
|
||
<br />
|
||
</p>
|
||
<p data-pid="DfflWnbh">
|
||
<b>二、实地考察房屋情况</b>（步骤二要注意的）：
|
||
</p>
|
||
<p data-pid="mFomMTn1">
|
||
<b>1、房屋自身建筑情况</b>
|
||
</p>
|
||
<p data-pid="vXN3u2bI">
|
||
如房屋<b>户型、结构、朝向、通风、采光、质量、面积、层高、装修、配送的家具</b>等，其中比较容易被忽视的是<b>下水道堵塞</b>和<b>墙面渗水</b>等问题。
|
||
</p>
|
||
<p data-pid="j-PAwhjg">
|
||
<b>2、房屋周边状况</b>
|
||
</p>
|
||
<p data-pid="FtS0UjtP">
|
||
如<b>周边交通、生活配套、小区绿化、噪声、电梯、保安、物业管理、街道居委会</b>等。
|
||
</p>
|
||
<p class="ztext-empty-paragraph">
|
||
<br />
|
||
</p>
|
||
<p data-pid="ZdSpo_jO">
|
||
<b>三、看房子产权是否清晰</b>（步骤三要注意的）<b>：</b>
|
||
</p>
|
||
<p data-pid="noQLZsxk">
|
||
1、<b>看房产证</b>（房产证薄薄的几页纸有什么好看？可好看了~~）。看以下几点<b>：</b>
|
||
</p>
|
||
<p data-pid="YTV7msFl">
|
||
<b>（1）有没有房产证。没有的直接PASS</b>
|
||
</p>
|
||
<p data-pid="tkOH8cPu">
|
||
没有房产证的房屋，一般是房主将其抵押或转卖。有的房主会说，你给他钱，他就能把房产证赎回，再给你。让他滚！让他借钱把证赎回，再找你。（我会告诉你，我们这80年代有个骗子，用没证的房子同时卖给3个傻瓜的故事吗？）
|
||
</p>
|
||
<p data-pid="ol_a3HHu">
|
||
除非非常非常非常非常非常中意，不买就会死的房子，不然只选择有房产证的房屋进行交易。
|
||
</p>
|
||
<p data-pid="73N8YPAj">
|
||
<b>（2）看房主是谁</b>
|
||
</p>
|
||
<p data-pid="Smh7x_Cu">
|
||
卖方必须是房主，对他的<b>房产证</b>和<b>身份证</b>，看身份证号是否一致（当然先要看看是不是假的，多半不会）。
|
||
</p>
|
||
<p data-pid="_HLPGZ7j">
|
||
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<b>要和全部共有人签订买卖合同</b>。只和其中一个或是几个签的无效。
|
||
</p>
|
||
<p data-pid="cnS-21QE">
|
||
<b>（3）看房屋有没正在贷款</b>
|
||
</p>
|
||
<p data-pid="bk39S_Z9">
|
||
有的房子贷款买的，房产证并没被银行收走，但房产证上应该都有注明，看清楚。
|
||
</p>
|
||
<p data-pid="2qfBq8pw">
|
||
<b>2、看土地证</b>
|
||
</p>
|
||
<p data-pid="PSytMf_f">
|
||
我们这郊区的房子土地的使用性质，有一种情况是<b>划拨地</b>，<b>划拨地政府可无偿收回</b>，这种情况就要注意，土地证上有注明<b>“出让”</b>的，就是<b>出让地，就对房屋享有较完整的权利</b>。
|
||
</p>
|
||
<p data-pid="POUWmvdD">
|
||
<b>划拨地</b>的房，<b>能无限期使用</b>(政府不收回的话)<b>，但不能出售</b>。要出售就<b>要缴纳土地出让金，变为出让地</b>，使用年限70年，这时就和商品房差不多了。一般土地出让金由卖家交，但卖家一般会把这块算到房价里，由买家承担。<br />
|
||
</p>
|
||
<p data-pid="TvK3tFtu">
|
||
还有国人都懂的<b>70年年限，</b>如果运气好，碰到个40、50甚至60年的老房子（70年的运气不是更好？滚蛋！祖国母亲大人都还没70岁），要搞清楚怎么搞......怎么搞？我也没碰过这种情况，我也不知道怎么搞。问去......
|
||
</p>
|
||
<p data-pid="T5xd9qkH">
|
||
<b>3、去房管局核实以上情况</b>
|
||
</p>
|
||
<p data-pid="l3mrmFgB">
|
||
卖家手上的东西可以隐瞒做手脚，怎么办？去房管局看看吧。
|
||
</p>
|
||
<p data-pid="8P_R06uX">
|
||
顺便搞清楚你看上的二手房是不是<b>房改房、安居工程、经济适用房、单位房屋。</b>这些住房，在转让时有一定限制，要避免买卖合同与政策、法律冲突。
|
||
</p>
|
||
<p data-pid="4qxXAUTw">
|
||
再顺便问问70岁的房子怎么搞。
|
||
</p>
|
||
<p data-pid="FR0tzmDL">
|
||
<b>4、看房子是否在租</b>
|
||
</p>
|
||
<p data-pid="Bn4zOOIj">
|
||
原房主A，2014年1月把房子租给一个哥们B，租期2年，就是租到2015年12月。
|
||
</p>
|
||
<p data-pid="WIW1QL6x">
|
||
兄弟你今天2014年4月30日，和原房主A房屋交易成功，你给了他几十、百来万，高高兴兴的拿到房产证。然后想搬家......等下，B哥不让你进，他且住着呢。
|
||
</p>
|
||
<p data-pid="uSu5KyYN">
|
||
反了他了！他有权利吗？？？有！因为我国认可“<b><span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%B9%B0%E5%8D%96%E4%B8%8D%E7%A0%B4%E7%A7%9F%E8%B5%81&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">买卖不破租赁<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span></b>”，也就是说<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%88%BF%E5%B1%8B%E4%B9%B0%E5%8D%96%E5%90%88%E5%90%8C&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">房屋买卖合同<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>不能对抗在先成立的<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E7%A7%9F%E8%B5%81%E5%90%88%E5%90%8C&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">租赁合同<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>。
|
||
</p>
|
||
<p data-pid="1SwkpzuM">
|
||
怎么办？买之前，让A哥先把B哥，搞定整走了，再来和你谈！做人要专一不是！！
|
||
</p>
|
||
<p data-pid="-Cc9COxx">
|
||
<b>5、近期是否会拆迁</b>
|
||
</p>
|
||
<p data-pid="Aops583Z">
|
||
如果会，不要告诉别人，买吧！连邻居几栋都买了吧，现在我们这有拆有赚。
|
||
</p>
|
||
<p data-pid="ZnjwkzUL">
|
||
不知道武汉怎么样，如果武汉拆迁，房主会亏，就要先了解清楚。
|
||
</p>
|
||
<p class="ztext-empty-paragraph">
|
||
<br />
|
||
</p>
|
||
<p data-pid="Oq07M5we">
|
||
先到这，我玩去了，控制上网时间，享受生活。
|
||
</p>
|
||
<p data-pid="BLqdF8zs">
|
||
———————————————————————————————————————————
|
||
</p>
|
||
<p data-pid="UZoezkq3">
|
||
五一继续，我是有多敬业(╯‵□′)╯︵┻━┻
|
||
</p>
|
||
<p class="ztext-empty-paragraph">
|
||
<br />
|
||
</p>
|
||
<p data-pid="g30yf2Po">
|
||
<b>四、交易前要注意的问题</b>（也是步骤三要注意的）<b>：</b>
|
||
</p>
|
||
<p data-pid="djXb04Zi">
|
||
<b>1、看二手房的物管费用是否拖欠：</b>
|
||
</p>
|
||
<p data-pid="I667RnPX">
|
||
有些房主在卖房子时，有些费用长期拖欠，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<b>全部承担这些费用</b>吧。新房一般就没这些问题，哪些费用要注意？？？？慢慢来：<br />
|
||
</p>
|
||
<p data-pid="HcwF8uQC">
|
||
<b>（1）水费。</b>
|
||
</p>
|
||
<p data-pid="Jwwy45cG">
|
||
要问卖家是否已付清水费，可以向他要<b>交房日上个月份已缴纳的水费账单收据</b>。<br />
|
||
</p>
|
||
<p data-pid="iNw67QNS">
|
||
<b>（2）电费。</b>
|
||
</p>
|
||
<p data-pid="VgxIMxPZ">
|
||
不像水费那么简单。除了向他要交房日上个月份已缴纳的<b>电费账单收据</b>，你最好亲自查一下<b>电表</b>有否<b>移动、改装、走表是否正常</b>等（有听中介的人说过，原房主改装过电表，新房主被罚款的故事），不过不是专业人士不是很容易看的懂，怎么办？带个看的懂的哥们一起看房。
|
||
</p>
|
||
<p data-pid="E_HChxyF">
|
||
<b>（3）煤气费。</b>
|
||
</p>
|
||
<p data-pid="2yE2A8rw">
|
||
同上，这些都要办好过户。北方好像还有<b>暖气费</b>，我们没有，就写一起了。
|
||
</p>
|
||
<p data-pid="_8JTRRiP">
|
||
<b>（4）电话、宽带、有线电视等。</b>
|
||
</p>
|
||
<p data-pid="L3pyHA3z">
|
||
一般让原房主迁走，把自己原来的号码迁来。
|
||
</p>
|
||
<p data-pid="8TmrBtjB">
|
||
<b>（5）物业相关费用。</b>
|
||
</p>
|
||
<p data-pid="xE5AnJ24">
|
||
去物业公司问，有没欠啥钱，还有过户什么的。
|
||
</p>
|
||
<p data-pid="vD1ojoTH">
|
||
<b>2、注意迁移户口问题。</b>
|
||
</p>
|
||
<p data-pid="JzBS0fEB">
|
||
有时候我们这买二手房，就是为了孩子就近读书问题，给孩子上户口很重要。如果卖家的户口没有及时迁出，我们的户口也迁不进来，就会发生纠纷。目的没达到，那房子都等于白买（这种事，真还听过不少）。
|
||
</p>
|
||
<p data-pid="xRF1dvYM">
|
||
因此，买房前可到相关部门（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。
|
||
</p>
|
||
<p class="ztext-empty-paragraph">
|
||
<br />
|
||
</p>
|
||
<p data-pid="p5Jt5aEV">
|
||
<b>五、签订合同时的注意事项</b>（步骤四要注意的）<b>：</b>
|
||
</p>
|
||
<p data-pid="liQQBynO">
|
||
<b>1、合同的建立：</b>
|
||
</p>
|
||
<p data-pid="DRP3BWdf">
|
||
<b>房管局</b>大多会提供二手房买卖<b>合同范本</b>并要求交易双方使用，可以直接拿来在范本的基础上做改动，民间合同多由卖方提供。买房就要注意，<b>卖方做了哪些改动</b>，提出自己的意见看法，以达成最后的同一。<br />
|
||
</p>
|
||
<p data-pid="q6bpzPBz">
|
||
<b>2、约定付房款</b>：
|
||
</p>
|
||
<p data-pid="FTJqe_k5">
|
||
一般有<b>一次性付款</b>或者<b>按揭付款</b>两种方式。凭自身实力选择。作为一个理财者，强烈建议，就算有实力，也请选后者。为什么？房贷利息低呗！知道民间借贷利息是房贷的几倍？
|
||
</p>
|
||
<p data-pid="jxZvXUqS">
|
||
<b>3、确定交房细节：</b>
|
||
</p>
|
||
<p data-pid="q0kqmS92">
|
||
<b>（1）交房的时间和条件。</b>
|
||
</p>
|
||
<p data-pid="LfS7_4at">
|
||
时间好办，条件可以提哪些？比如<b>卖方要负责清空房间，整理干净</b>等（想想看：开门，一个堆满垃圾的屋子）。
|
||
</p>
|
||
<p data-pid="ZoAHdu9A">
|
||
<b>（2）物业费、水电费等</b>
|
||
</p>
|
||
<p data-pid="wY0lLjle">
|
||
上面说过了，要他提供最后一个月的缴费证明。
|
||
</p>
|
||
<p data-pid="cc6KISs8">
|
||
<b>（3）过户</b>：<br />
|
||
</p>
|
||
<p data-pid="SOfokvAA">
|
||
<b>①时间：</b>确定到房管局办理买卖合同登记和过户的时间。
|
||
</p>
|
||
<p data-pid="EcyxvHfD">
|
||
<b>②费用：</b>过户所涉税收和费用谁出。这些要在合同里订好。
|
||
</p>
|
||
<p data-pid="qU36UvWQ">
|
||
二手房交易税费包括：营业税、个人所得税、土地增值税、印花税、<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%9F%8E%E5%B8%82%E7%BB%B4%E6%8A%A4%E5%BB%BA%E8%AE%BE%E7%A8%8E&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">城市维护建设税<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>、契税、<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%95%99%E8%82%B2%E8%B4%B9%E9%99%84%E5%8A%A0&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">教育费附加<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>等。其中比较大块的是营业税、个人所得税、契税三项，（其余几项都很少一般就是几百块钱）。<u>“交易税费由乙方承担”是合同中的常见陷阱</u>，一般来说营业税、个人所得税由卖方负责，买方负责契税。
|
||
</p>
|
||
<p data-pid="44BUsFW_">
|
||
前几年都是卖方市场，不少买方为了抢房，都主动承担了所有税费，现在房价没那么夸张了，才会开始注意具体谁负责。还有一种情况是，事先谈好，以房价让利为条件，乙方可以同意在合同里写交易税费由乙方承担，同时房价低了税费也可以少交几百块。
|
||
</p>
|
||
<p data-pid="GSZBCYc2">
|
||
<b>③上证的人数</b>：房产证上要写几个人的名字？<b>老婆、孩子的</b>如果要加，现在就一起写上，以后再加，麻烦的很。
|
||
</p>
|
||
<p data-pid="TfEonkAV">
|
||
<b>④户口迁出</b>：上一大点的最后一个问题，现在就订好卖方户口迁出的时限。
|
||
</p>
|
||
<p data-pid="hJYE32aw">
|
||
<b>4、明确<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E8%BF%9D%E7%BA%A6%E8%B4%A3%E4%BB%BB&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">违约责任<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>：</b>
|
||
</p>
|
||
<p data-pid="vtTybG9I">
|
||
这事真常有，如果合同签完，原房主A哥突然发现：我去，房价飙升了！！！！要你退房了。咋办？买了个表的，现在就先明确违约责任，注意以下几点：
|
||
</p>
|
||
<p data-pid="zF5NnLWQ">
|
||
<b>（1）</b>合同上的时间必须都是<b>精确的日期</b>，不要用什么的“之前”、“之后”的傻字眼。
|
||
</p>
|
||
<p data-pid="ZGVHC-QZ">
|
||
<b>（2）每项</b>主要义务<b>都要有</b>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）
|
||
</p>
|
||
<p data-pid="Kl9WYXw2">
|
||
<b>（3）</b>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<b>违约方要承担守约方主诉讼费、律师费等</b>等各种花费。
|
||
</p>
|
||
<p class="ztext-empty-paragraph">
|
||
<br />
|
||
</p>
|
||
<p data-pid="vVR6s2VU">
|
||
<b>六、步骤五之后都是对公环节，只要前面合同订好，基本没太大问题。</b>
|
||
</p>
|
||
<p data-pid="GcfiVZ-b">
|
||
稍微讲一点，有办贷款的话，会涉及到<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%88%BF%E5%B1%8B%E8%AF%84%E4%BC%B0&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A25094759%7D" target="_blank">房屋评估<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>。<b>评估费</b>一般是<b>千分五</b>开始算，过百万递减。如果是商贷，可以自己找评估公司，评估费还可以进一步降低。
|
||
</p>
|
||
<p data-pid="zt-1lypk">
|
||
记得换锁。
|
||
</p>
|
||
<p class="ztext-empty-paragraph">
|
||
<br />
|
||
</p>
|
||
<p data-pid="ag8C5MFs">
|
||
结束，休息。
|
||
</p>
|
||
<p data-pid="A3QOio89">
|
||
————————————————————————————————————————
|
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</p>
|
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<p data-pid="OFNDF7gI">
|
||
很久没上，评论里累计了好几页的提问，除了和前面有重复的基本回复了，一些回答估计过了各位的买卖时机，已经没用，现在才回，对不住了。
|
||
</p>
|
||
<p data-pid="MYKfODVt">
|
||
最近在玩一些别的东西，以后上知乎的次数会更少，为了不耽误大家，先抱歉申明今后评论里的问题，恕不能一一回答，不好意思了各位。
|
||
</p>
|
||
<p data-pid="XRprBpGP">
|
||
玩去了，ヾ(￣▽￣)Bye~Bye~。
|
||
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|
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|
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|
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<div class="ContentItem-time">
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<a target="_blank" href="//www.zhihu.com/question/23603839/answer/25094759"><span data-tooltip="发布于 2014-04-30 21:07" aria-label="发布于 2014-04-30 21:07">编辑于 2017-09-18 23:50</span></a>
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<div class="ContentItem AnswerItem" data-za-index="3" data-zop="{"authorName":"匿名用户","itemId":39954179,"title":"购买二手房应该注意哪些问题？整个流程是怎样的？","type":"answer"}" name="39954179" itemprop="suggestedAnswer" itemtype="http://schema.org/Answer" itemscope="itemscope" data-za-detail-view-path-module="AnswerItem" data-za-detail-view-path-index="3" data-za-extra-module="{"card":{"has_image":false,"has_video":false,"content":{"type":"Answer","token":"39954179","upvote_num":1444,"comment_num":79,"publish_timestamp":null,"parent_token":"23603839","author_member_hash_id":"0"}}}">
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<span><span class="Voters"><button type="button" class="Button FEfUrdfMIKpQDJDqkjte Button--plain fEPKGkUK5jyc4fUuT0QP">1,444 人赞同了该回答</button></span></span>
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<div class="css-376mun">
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<p data-first-child="" data-pid="gc1Tbv4q">
|
||
<span>排名第一的是一个系统性大而全的纲要。那么我来补充一篇实战心得</span>
|
||
</p>
|
||
<p data-pid="F8kA7K8A">
|
||
<span>--------</span>
|
||
</p>
|
||
<p data-pid="pVesozh6">
|
||
<span>答主背景：上海刚刚购入一套二手房，置换性质</span>
|
||
</p>
|
||
<p data-pid="sG4l3-Jv">
|
||
<span>--------</span>
|
||
</p>
|
||
<p data-pid="H_lCmMrW">
|
||
<span>答主14年11月份左右也看过房子，但那个时候行情不明朗，抛出来的很少，可选择范围太少</span>
|
||
</p>
|
||
<p data-pid="wbEVqfuY">
|
||
<span>今年政府为了刺激房市，推出一系列利好政策，在一片房价要涨的呼声中，答主再次投身市场。</span>
|
||
</p>
|
||
<p data-pid="GyM3O0c6">
|
||
<span>买房最重要的一点是自己的态度：这里我们只讲刚需性质。对于我们这类人来说，房子的支出占你一生收入中很大的一个比例，并且这笔钱花的怎么样直接决定了你接下去几十年的生活质量。</span>
|
||
</p>
|
||
<p data-pid="RbQSinIq">
|
||
<span>因此，<b>你必须让自己花！时！间！</b>，花大把的时间去研究和看房。</span>
|
||
</p>
|
||
<p data-pid="cGmL1OC2">
|
||
<span>那些周末看了几趟房子就大喊太累，太花时间的想法要不得。</span>
|
||
</p>
|
||
<p data-pid="iQHY4bWg">
|
||
<span>为什么要花时间呢？</span>
|
||
</p>
|
||
<p data-pid="IJ0g6Yb0">
|
||
<span><b>买到一套称心的二手房本来就不是一件容易的事情</b>（无视价格的请走开）。</span>
|
||
</p>
|
||
<p data-pid="3qGJaO7_">
|
||
<span>二手房，意味着不确定因素太多，大复杂，需要大量时间对比衡量，而很多关键信息又是不透明的，还有中介在不停地干扰你，因此花几个月的时间很正常（答主这次耗费4个月的时间，最后买到的还只是相对满意的房子）。</span>
|
||
</p>
|
||
<p data-pid="HKdsBsOE">
|
||
<span>接下来说重点：既然要花时间，怎么让时间运用的更高效？</span>
|
||
</p>
|
||
<p data-pid="6l1aBnT7">
|
||
<span><b>1. 选好中介，并训练他们<br /></b>中介是你的眼睛和耳朵，他们是否听话，是否给你提供有价值的信息，决定了你买房过程的体验。</span>
|
||
</p>
|
||
<p data-pid="0B6zcdNG">
|
||
<span>中介有他们自己的利益驱动：在最短的时间内成交。本质上是和你的目标（买到最合适的房子）相悖的。因此，不要听中介：”错过了就没了“，”房价要涨了“类似的话，所有催促你成交的话都是为了他们自己的利益考虑。</span>
|
||
</p>
|
||
<p data-pid="0LXZyVLi">
|
||
<span>应该怎么做？</span>
|
||
</p>
|
||
<p data-pid="kW3smeQ2">
|
||
<span>首先，找2~3家大的中介，每家中介选2名业务员。一般来说，直接找门店经理，让他推荐会比较靠谱。</span>
|
||
</p>
|
||
<p data-pid="ZyDNQV0K">
|
||
<span>为什么 每家中介要选两名？因为可以中介内部做横向比较，看给到你的房源是否合理（当然这两名不要在一个门店里）。</span>
|
||
</p>
|
||
<p data-pid="Lj_5oqd5">
|
||
<span>其次，把你的条件明确的告诉他们：包括预算。</span>
|
||
</p>
|
||
<p data-pid="aKBkEngW">
|
||
<span>接下来就很重要了：过滤他们提供的<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%88%BF%E6%BA%90%E4%BF%A1%E6%81%AF&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A39954179%7D" target="_blank">房源信息<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>，根据质量给反馈。中介一般会先带你看几套不咋样的房子，然后再带你看一两套条件稍好的房子，然后就开始鼓动你出手。</span>
|
||
</p>
|
||
<p data-pid="1p7PrRtN">
|
||
而你要做的，就是SAY NO，并且要做出很挑剔的姿态。如果你不挑剔，中介的下限会越来越低，给你不好的房源，浪费你的时间。
|
||
</p>
|
||
<p data-pid="fSR6greu">
|
||
做好和中介打持久战的准备，中介投入的时间成本越多，越是会提供好房源给你
|
||
</p>
|
||
<p data-pid="18fF-Io3">
|
||
<b>2. 收集信息<br /></b>你的目标是把选定片区的小区全部看遍，确认房型、采光、交通、基准价格等硬指标，在这个基础上建立候选清单。
|
||
</p>
|
||
<p data-pid="xJdgoUo1">
|
||
谈谈基准价格，基准价格用于衡量不同二手房价格的合理性。我自己是这么做的：
|
||
</p>
|
||
<p data-pid="8mn0zOkg">
|
||
先看片区内房源的大致均价，我看的区域3.2W每平，然后给各种的条件设定价值，
|
||
</p>
|
||
<p data-pid="ytOuAeGz">
|
||
<b>房龄折旧</b>：每差一年价格下降1%（越新折的越快，越老折的越慢）。
|
||
</p>
|
||
<p data-pid="okqnBdqL">
|
||
<b>地段</b>：到地铁、菜场、超市等的距离和价值的关系，不同购房者的需求点不同，权重各有高低，根据自己的情况来。
|
||
</p>
|
||
<p data-pid="UnrxR0Qe">
|
||
<b>楼层</b>：一般来说 多层：3>4>5>2>1>6>7 电梯房：中高层 > 顶层 > 底层，电梯房的一个简单算法是：每高一层，加1W
|
||
</p>
|
||
<p data-pid="UJA-pW8A">
|
||
<b>采光</b>：采光分两个层次，1.是否全明，每个房间是否都有窗。2.阳光照射时间，很多年轻人对这点可能不太重视而年长者会苦口婆心地劝说。从市场情况看，朝南的房子基本上比朝北的要高出3~5K每平。我把光照时长分成3档：从早晒到晚 > 4、5个小时左右 > 3个小时以下。
|
||
</p>
|
||
<p data-pid="oBIbskRz">
|
||
基本条件就这些，如果还有一些自己比较在意的，也折算成相应的价值。
|
||
</p>
|
||
<p data-pid="Do5qBzct">
|
||
在了解所有小区情况和制定基准价格后，对不同房源的开价就心中有数了：我看到最后，中介给我的房源，我都不用上门看，直接出价，节省了大量时间。
|
||
</p>
|
||
<p data-pid="iu_MG_-g">
|
||
提醒一点：如果这套房不是你最后一套，那么有些条件即使你自己的需求不大，考虑到保值，方便以后出手，也要尽量选好的。这次买房很深刻的一个体会是：各方面条件好的二手房，抛出来的非常少，总是有一些硬伤，换句话说如果房子好，住的很舒服，卖的意愿就很小。
|
||
</p>
|
||
<p data-pid="1p_wUFft">
|
||
<b>3. 议价</b>
|
||
</p>
|
||
<p data-pid="-9dHYU_8">
|
||
楼主不是这方面的高手，只能采取中规中矩的策略：
|
||
</p>
|
||
<p data-pid="r_S5tU1F">
|
||
1. 理解大环境是买方市场还是<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%8D%96%E6%96%B9%E5%B8%82%E5%9C%BA&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A39954179%7D" target="_blank">卖方市场<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>。这点决定了在买卖时你应该持有的姿态，上海这边基本上还是买方市场，意味着可以有充足的时间可以做比较。
|
||
</p>
|
||
<p data-pid="mN1Mc3xC">
|
||
2. 房东状态。
|
||
</p>
|
||
<p data-pid="245wHD2f">
|
||
a) 置换，价格合适就卖，这是碰到最多的情况。有时间约束和价格约束。
|
||
</p>
|
||
<p data-pid="OPW7TcOz">
|
||
b) 急卖，主要是时间约束。
|
||
</p>
|
||
<p data-pid="9PMytVpH">
|
||
c) 卖个好价钱，房子一般都不错，期望值很高，主要是价格约束。
|
||
</p>
|
||
<p data-pid="_q9gcb3m">
|
||
3. 出价。楼主最后使用的都是开门见山式，这样最直接省事，根据基准价格算出房子的合理价格，然后再砍掉5%，看房东反应。一般来说，他这时要给出让步，但还不会是最低价。你可以不理他，如果他属于前面说的a或b类，隔段时间还会找你。你要记得，这是买方市场。
|
||
</p>
|
||
<p data-pid="7UUNoKSB">
|
||
<b>4. 时间</b>
|
||
</p>
|
||
<p data-pid="ouFuD4R9">
|
||
1. 好房子一般很少抛出来，必须耐心等待。
|
||
</p>
|
||
<p data-pid="NBwO0vxH">
|
||
2. 房子刚出来时房东的期望值一般都比较高，必须耐心等待。
|
||
</p>
|
||
<p data-pid="NxhuwG_o">
|
||
<b>4. 其他小TIPS</b>
|
||
</p>
|
||
<p data-pid="lbE_QdtU">
|
||
1. 中介会试图让你交一笔所谓的保证金，说这样好跟房东谈价格，不！要！理！睬！
|
||
</p>
|
||
<p data-pid="PosSr1xf">
|
||
2. 和小区里的门卫，大爷大妈聊聊，获取房子的信息
|
||
</p>
|
||
<p data-pid="Mv7YXQ6V">
|
||
3. <span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%B8%AD%E4%BB%8B%E8%B4%B9&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A39954179%7D" target="_blank">中介费<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>是可以打折扣的
|
||
</p>
|
||
</div>
|
||
</div>
|
||
<div>
|
||
<div class="ContentItem-time">
|
||
<a target="_blank" href="//www.zhihu.com/question/23603839/answer/39954179"><span data-tooltip="发布于 2015-02-17 11:00" aria-label="发布于 2015-02-17 11:00">编辑于 2015-02-25 10:51</span></a>
|
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|
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难道这次我抱紧你未必落空...
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<span><span class="Voters"><button type="button" class="Button FEfUrdfMIKpQDJDqkjte Button--plain fEPKGkUK5jyc4fUuT0QP">403 人赞同了该回答</button></span></span>
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<div class="css-376mun">
|
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<p data-first-child="" data-pid="NcuP1krM">
|
||
<span>浏览下来，确定没人发这20条注意事项，那就只好攒着大招来发了，害羞ing...</span>
|
||
</p>
|
||
<p data-pid="HVzI8FVO">
|
||
<span>一、确认产权的可靠度</span>
|
||
</p>
|
||
<p data-pid="zLZXeWlT">
|
||
<span> 1.注意产权证上的房主是否与卖房人是同一个人；</span>
|
||
</p>
|
||
<p data-pid="oa4F0lUH">
|
||
<span> 2.产权证所确认的面积与实际面积是否有不符之处；</span>
|
||
</p>
|
||
<p data-pid="jqdcKiU4">
|
||
<span> 3.一定要验看产权证的正本，而且到房管局查询此产权证的真实性。</span>
|
||
</p>
|
||
<p data-pid="a0j6qfOw">
|
||
<span>二、考察原单位是否允许转卖</span>
|
||
</p>
|
||
<p data-pid="0IVDyYco">
|
||
<span> 1.确认标准价购买的公房出让时是否已经按成本价补足费用或者与原单位按比例分成；</span>
|
||
</p>
|
||
<p data-pid="-EdhGJyj">
|
||
<span> 2.大部分公房进行房改时原单位都保留优先回购权，因此要确认原单位是否同意出让；</span>
|
||
</p>
|
||
<p data-pid="7gGOoVqN">
|
||
<span> 3.一般来说，军产、院(医院)产、校(学校)产的公房必须要原单位盖章后才能出让。</span>
|
||
</p>
|
||
<p data-pid="-QR2_6US">
|
||
<span>三、查看是否有私搭私建部分</span>
|
||
</p>
|
||
<p data-pid="zKakUFVW">
|
||
<span> 1.是否有占用屋顶的平台、走廊的情况；或者屋内是否有搭建的小阁楼；</span>
|
||
</p>
|
||
<p data-pid="2n0jNomd">
|
||
<span> 2.是否改动过房屋的内、外部结构，如将阳台改成卧室或厨房、将一间分隔成两间；</span>
|
||
</p>
|
||
<p data-pid="t_SHELE8">
|
||
<span> 3.阳台是不是房主自己封闭的，这牵涉到阳台面积应该怎么计算的问题。</span>
|
||
</p>
|
||
<p data-pid="BrZ76S9K">
|
||
<span>四、确认房屋的准确面积</span>
|
||
</p>
|
||
<p data-pid="8KFEr5sB">
|
||
<span> 1.包括建筑面积、使用面积和户内的实际面积；</span>
|
||
</p>
|
||
<p data-pid="4G1dYn3y">
|
||
<span> 2.产权证上一般标明的是建筑面积；</span>
|
||
</p>
|
||
<p data-pid="tlqWebBo">
|
||
<span> 3.最保险的办法是测量一下房屋内从一端墙角到另一端墙角的面积，即所谓地毯面积。</span>
|
||
</p>
|
||
<p data-pid="RdhwOaK-">
|
||
<span>五、观察房屋的内部结构</span>
|
||
</p>
|
||
<p data-pid="dqFVq0Jn">
|
||
<span> 1.户型是否合理，有没有特别不适合居住的缺点；</span>
|
||
</p>
|
||
<p data-pid="dbq6y0QJ">
|
||
<span> 2.管线是否太多或者走线不合理；</span>
|
||
</p>
|
||
<p data-pid="SX34pVhk">
|
||
<span> 3.天花板是否有渗水的痕迹，墙壁是否有裂纹或者脱皮等明显问题。</span>
|
||
</p>
|
||
<p data-pid="8kpjHp6N">
|
||
<span>六、考核房屋的<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%B8%82%E6%94%BF%E9%85%8D%E5%A5%97&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">市政配套<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span></span>
|
||
</p>
|
||
<p data-pid="77h71hLm">
|
||
1.打开水龙头观察水的质量、水压；
|
||
</p>
|
||
<p data-pid="9ZV-L4xy">
|
||
2.打开电视看一看图像是否清楚，能收视多少个台的节目；
|
||
</p>
|
||
<p data-pid="xS0tsUDF">
|
||
3.确认房子的供电容量，避免出现夏天开不了空调的现象；
|
||
</p>
|
||
<p data-pid="z8bmSXNM">
|
||
4.观察户内、外电线是否有老化的现象；
|
||
</p>
|
||
<p data-pid="CUsoYul4">
|
||
5.电话线的接通情况，是普通电话线还是ISDN电话线；
|
||
</p>
|
||
<p data-pid="uTY5Eoj-">
|
||
6.煤气的接通情况，是否已经换用天然气；
|
||
</p>
|
||
<p data-pid="Iff5HU-W">
|
||
7.小区有无热水供应，或者房屋本身是否带有热水器；
|
||
</p>
|
||
<p data-pid="16zd069X">
|
||
8.冬天暖气的供应以及费用的收取，暖气片数够不够，暖气温度够不够。
|
||
</p>
|
||
<p data-pid="kO0oMOox">
|
||
七、了解装修的状况
|
||
</p>
|
||
<p data-pid="be2fup0_">
|
||
1.原房屋是否带装修，装修水平和程度如何，是不是需要全部打掉；
|
||
</p>
|
||
<p data-pid="NKEgPHRs">
|
||
2.了解住宅的内部结构图，包括管线的走向、<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%89%BF%E9%87%8D%E5%A2%99&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">承重墙<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>的位置等，以便重新装修。
|
||
</p>
|
||
<p data-pid="atLSw-yl">
|
||
八、查验物业管理的水平
|
||
</p>
|
||
<p data-pid="UYmT4OVN">
|
||
1.水、电、煤、暖的费用如何收取，是上门代收还是自己去缴，三表是否出户；
|
||
</p>
|
||
<p data-pid="ayeMaUnh">
|
||
2.观察电梯的品牌、速度及管理方式，观察公共楼道的整洁程度及布局；
|
||
</p>
|
||
<p data-pid="7dVGWOaX">
|
||
3.小区是否封闭，保安水平怎样，观察一下保安人员的数量和责任心；
|
||
</p>
|
||
<p data-pid="FSq_jjbZ">
|
||
4.小区绿化工作如何，<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E7%89%A9%E4%B8%9A%E7%AE%A1%E7%90%86%E5%85%AC%E5%8F%B8&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">物业管理公司<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>提供哪些服务。
|
||
</p>
|
||
<p data-pid="95RmIIP7">
|
||
九、了解以后居住的费用
|
||
</p>
|
||
<p data-pid="BX3jPq65">
|
||
1.水、电、煤、暖的价格；
|
||
</p>
|
||
<p data-pid="2Cnyrnf5">
|
||
2.<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E7%89%A9%E4%B8%9A%E7%AE%A1%E7%90%86%E8%B4%B9&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">物业管理费<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>的收取标准；
|
||
</p>
|
||
<p data-pid="3a7JFq44">
|
||
3.车位的费用。
|
||
</p>
|
||
<p data-pid="iHcbt1pQ">
|
||
十、追溯旧房的历史
|
||
</p>
|
||
<p data-pid="BOWN-FJi">
|
||
1.哪一年盖的，还有多长时间的<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%9C%9F%E5%9C%B0%E4%BD%BF%E7%94%A8%E6%9C%9F%E9%99%90&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">土地使用期限<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>；
|
||
</p>
|
||
<p data-pid="hn472U2e">
|
||
2.哪些人住过，什么背景，是何种用途；
|
||
</p>
|
||
<p data-pid="6oWvmWzi">
|
||
3.是否发生过不好的事情，是否欠人钱或者发生过盗窃案；
|
||
</p>
|
||
<p data-pid="ZK40Lp4o">
|
||
4.是否欠物业管理公司的费用，以及水、电、煤、暖的费用。
|
||
</p>
|
||
<p data-pid="3Zbmyi8T">
|
||
十一、了解邻居的组合
|
||
</p>
|
||
<p data-pid="czQADn1e">
|
||
1.好邻居会让你生活愉快，选不同的时间在社区内看人来人往，通过衣首和生活规律判断人的<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E7%A4%BE%E4%BC%9A%E5%B1%82%E6%AC%A1&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">社会层次<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>；
|
||
</p>
|
||
<p data-pid="BL0RqkPK">
|
||
2.拜访上、下、左、右邻居，了解他们在此居住是否顺心；
|
||
</p>
|
||
<p data-pid="Fprd12-A">
|
||
3.与居委会或者传达室的值班人员聊天，了解情况。
|
||
</p>
|
||
<p data-pid="pgiShNnK">
|
||
十二、算计一下房价
|
||
</p>
|
||
<p data-pid="lLN8khYi">
|
||
1.自己通过对市场上公房的反复比较判断房屋的价值；
|
||
</p>
|
||
<p data-pid="gaRNUl8t">
|
||
2.委托信得过的中介公司或者评估事务所进行评估；
|
||
</p>
|
||
<p data-pid="4xE4kWJS">
|
||
3.银行提供按揭时会做保值评估这个价格可以看成是房屋的最低保值价。
|
||
</p>
|
||
<p data-pid="6LEPLCor">
|
||
十三、<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%BA%8C%E6%89%8B%E6%88%BF%E6%8C%89%E6%8F%AD&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">二手房按揭<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>的条件
|
||
</p>
|
||
<p data-pid="BuPAXwq6">
|
||
1.年满18岁，有<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%9F%8E%E9%95%87%E6%88%B7%E5%8F%A3&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">城镇户口<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>，本地、外地均可；
|
||
</p>
|
||
<p data-pid="a13CibXl">
|
||
2.能提供稳定的收入支付本息的证明；
|
||
</p>
|
||
<p data-pid="f6I_kKk1">
|
||
3.愿意将所卖的房子作为抵押，或者能提供其它符合条件的抵押；
|
||
</p>
|
||
<p data-pid="5uWScvCd">
|
||
4.所购<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%88%BF%E5%B1%8B%E4%BA%A7%E6%9D%83&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">房屋产权<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>所属真实可靠；
|
||
</p>
|
||
<p data-pid="hJZeTIqm">
|
||
5.支付有关手续费。
|
||
</p>
|
||
<p data-pid="NT1KayNv">
|
||
十四、请律师
|
||
</p>
|
||
<p data-pid="bkZ6IPHA">
|
||
1.<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%BA%8C%E6%89%8B%E6%88%BF%E4%B9%B0%E5%8D%96&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">二手房买卖<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>的情况比商品房更为复杂，因此有律师提供建议参考更可靠；
|
||
</p>
|
||
<p data-pid="eb2UuaK7">
|
||
2.建议请一位尽可能熟悉业务的律师做全面顾问。
|
||
</p>
|
||
<p data-pid="A5oDgSQN">
|
||
十五、找代理行
|
||
</p>
|
||
<p data-pid="ai2K3aO8">
|
||
1.代理公司的二手房信息要比个人更全面，但是目前来看信息的准确程度还需要验证；
|
||
</p>
|
||
<p data-pid="BtmBTStU">
|
||
2.在把你的业务交给代理行之前应该了解：代理行提供的服务有哪几项？是否可以帮助申请二手房按揭？买卖过程中若发生了问题，代理行是否有义务、有能力负责赔偿损失？代理行的<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E6%9C%8D%E5%8A%A1%E6%94%B6%E8%B4%B9&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">服务收费<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>标准是多少？是否能保证买到称心的二手房？
|
||
</p>
|
||
<p data-pid="M2p7NlUz">
|
||
十六、考察代理公司是否可靠
|
||
</p>
|
||
<p data-pid="Qf_BFWrU">
|
||
1.有效的当地工商局颁发的营业执照，当地房屋<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%9C%9F%E5%9C%B0%E7%AE%A1%E7%90%86&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">土地管理<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>局颁发的<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E4%B8%AD%E4%BB%8B%E4%BB%A3%E7%90%86&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">中介代理<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>行资质证书；
|
||
</p>
|
||
<p data-pid="K1fNwlsC">
|
||
2.<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E8%B5%84%E8%B4%A8%E8%AF%81%E4%B9%A6&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">资质证书<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>是行业管理部门颁发的，对保证代理行的可靠性更有作用。
|
||
</p>
|
||
<p data-pid="DvQigUE-">
|
||
十七、及时了解政策、程序、费用上的变化
|
||
</p>
|
||
<p data-pid="zPt6O1Gz">
|
||
1.要注意报纸的新消息；
|
||
</p>
|
||
<p data-pid="Y0ZvigaG">
|
||
2.向律师及中介代理公司咨询；
|
||
</p>
|
||
<p data-pid="DXxL80Rk">
|
||
3.最可靠的还是向有关房管部门咨询，及时了解最新的信息。
|
||
</p>
|
||
<p data-pid="s0IltCc-">
|
||
十八、产权是否完整
|
||
</p>
|
||
<p data-pid="dyWmRv2d">
|
||
1.确认产权的完整性，有没有抵押(包括私下抵押)、共有人等等。要知道即使在法律十分完善的香港，也会出现这样的纠纷；
|
||
</p>
|
||
<p data-pid="yuj0Z0Qh">
|
||
2.只可相信自己的眼睛，一定要在过完户以后才能将房款转移到原户主手上。
|
||
</p>
|
||
<p data-pid="R5adLb55">
|
||
十九、小心房款和产权的交接
|
||
</p>
|
||
<p data-pid="gvJ0bZSL">
|
||
1.不要随便相信对方的信誉，先交钱再过户还是先过户再交钱是一个重要问题；
|
||
</p>
|
||
<p data-pid="YlHE2orb">
|
||
2.可以考虑将房款押在一个双方都信得过的单位，如<span><a class="RichContent-EntityWord css-pgtd2j" data-za-not-track-link="true" href="https://www.zhihu.com/search?q=%E5%BE%8B%E5%B8%88%E6%A5%BC&search_source=Entity&hybrid_search_source=Entity&hybrid_search_extra=%7B%22sourceType%22%3A%22answer%22%2C%22sourceId%22%3A58574515%7D" target="_blank">律师楼<svg width="10px" height="10px" viewbox="0 0 15 15" class="css-1dvsrp">
|
||
<path d="M10.89 9.477l3.06 3.059a1 1 0 0 1-1.414 1.414l-3.06-3.06a6 6 0 1 1 1.414-1.414zM6 10a4 4 0 1 0 0-8 4 4 0 0 0 0 8z" fill="currentColor"></path></svg></a></span>或信誉较好的代理公司处，等过户完成后，再将房款转入卖方的账户。
|
||
</p>
|
||
<p data-pid="bxR2yClz">
|
||
二十、保证产权顺利过户
|
||
</p>
|
||
<p data-pid="kPSitWOU">
|
||
1.必须要经当地房屋土地管理局办理完产权才算完成过户手续。有代理公司、律师、公证的保证等等都不算是完成交易过程；
|
||
</p>
|
||
<p data-pid="-bSkAl2o">
|
||
2.从买房的角度来说，一定是产权过完户以后这套房才真正属于你，在此之前，卖方随时可以毁约。
|
||
</p>
|
||
</div>
|
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<a target="_blank" href="//www.zhihu.com/question/23603839/answer/58574515"><span data-tooltip="发布于 2015-08-10 16:36" aria-label="发布于 2015-08-10 16:36">发布于 2015-08-10 16:36</span></a>
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data-pid=\"Jho4rEri\"\u003E 武汉没去过不懂，不过各地大同小异。前几年买单身公寓当投资的时候，关注过几个二房。废话少说，开始：\u003C\u002Fp\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"WZYGYbEG\"\u003E 整理了一下昨天的思路，觉的有必要把\u003Cb\u003E流程\u003C\u002Fb\u003E放前面（\u003Cb\u003E有贷款的流程\u003C\u002Fb\u003E，一次性付清的到第五步就结束了）：\u003C\u002Fp\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"c7ZRa_KV\"\u003E首先是\u003Cb\u003E（步骤一）上网或去中介查看房源信息\u003C\u002Fb\u003E→→\u003C\u002Fp\u003E\u003Cp data-pid=\"IVBjgs8z\"\u003E\u003Cb\u003E （步骤二）实地考察看房，确定购房意向\u003C\u002Fb\u003E→→\u003C\u002Fp\u003E\u003Cp data-pid=\"4XhpwX8z\"\u003E\u003Cb\u003E （步骤三）产权调查、和房主商议合同细节\u003C\u002Fb\u003E→→\u003C\u002Fp\u003E\u003Cp data-pid=\"xLPhmX6F\"\u003E\u003Cb\u003E （步骤四）签订买卖合同\u003C\u002Fb\u003E→→\u003C\u002Fp\u003E\u003Cp data-pid=\"iqshTy1J\"\u003E\u003Cb\u003E （步骤五）办理贷款手续、支付首款\u003C\u002Fb\u003E→→\u003C\u002Fp\u003E\u003Cp data-pid=\"2V6mwfu0\"\u003E\u003Cb\u003E （步骤六）产权（房产、地产）过户，房屋交割\u003C\u002Fb\u003E→→\u003C\u002Fp\u003E\u003Cp data-pid=\"OBDxqRWh\"\u003E\u003Cb\u003E （步骤七）领房产证（卖方收到银行贷款）、交易完成每月还贷\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"mqvVhlsD\"\u003E\u003Cb\u003E一、去正规的网站和中介\u003C\u002Fb\u003E（步骤一要注意的）：\u003C\u002Fp\u003E\u003Cp data-pid=\"eSU9GbbN\"\u003E 如果买二手房有中介参与，要找相对大的、知名的中介。中介的收费、服务情况要先问清。\u003C\u002Fp\u003E\u003Cp data-pid=\"W4GIOhOt\"\u003E 还要和中介谈好，中介费的付款时间，一般来说是签完合同付一部分，过户后付一部分，省的太早付完钱，中介就不管事了。付完记得要发票。\u003C\u002Fp\u003E\u003Cp data-pid=\"pYDE08zG\"\u003E 中介如果提供贷款服务，让他玩去。贷款之类的问题，别怕麻烦，自己去找银行。\u003C\u002Fp\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"DfflWnbh\"\u003E\u003Cb\u003E二、实地考察房屋情况\u003C\u002Fb\u003E（步骤二要注意的）：\u003C\u002Fp\u003E\u003Cp data-pid=\"mFomMTn1\"\u003E\u003Cb\u003E1、房屋自身建筑情况\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"vXN3u2bI\"\u003E 如房屋\u003Cb\u003E户型、结构、朝向、通风、采光、质量、面积、层高、装修、配送的家具\u003C\u002Fb\u003E等，其中比较容易被忽视的是\u003Cb\u003E下水道堵塞\u003C\u002Fb\u003E和\u003Cb\u003E墙面渗水\u003C\u002Fb\u003E等问题。\u003C\u002Fp\u003E\u003Cp data-pid=\"j-PAwhjg\"\u003E\u003Cb\u003E2、房屋周边状况\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"FtS0UjtP\"\u003E 如\u003Cb\u003E周边交通、生活配套、小区绿化、噪声、电梯、保安、物业管理、街道居委会\u003C\u002Fb\u003E等。\u003C\u002Fp\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"ZdSpo_jO\"\u003E\u003Cb\u003E三、看房子产权是否清晰\u003C\u002Fb\u003E（步骤三要注意的）\u003Cb\u003E：\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"noQLZsxk\"\u003E1、\u003Cb\u003E看房产证\u003C\u002Fb\u003E（房产证薄薄的几页纸有什么好看？可好看了~~）。看以下几点\u003Cb\u003E：\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"YTV7msFl\"\u003E\u003Cb\u003E（1）有没有房产证。没有的直接PASS\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"tkOH8cPu\"\u003E 没有房产证的房屋，一般是房主将其抵押或转卖。有的房主会说，你给他钱，他就能把房产证赎回，再给你。让他滚！让他借钱把证赎回，再找你。（我会告诉你，我们这80年代有个骗子，用没证的房子同时卖给3个傻瓜的故事吗？）\u003C\u002Fp\u003E\u003Cp data-pid=\"ol_a3HHu\"\u003E 除非非常非常非常非常非常中意，不买就会死的房子，不然只选择有房产证的房屋进行交易。\u003C\u002Fp\u003E\u003Cp data-pid=\"73N8YPAj\"\u003E\u003Cb\u003E（2）看房主是谁\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"Smh7x_Cu\"\u003E 卖方必须是房主，对他的\u003Cb\u003E房产证\u003C\u002Fb\u003E和\u003Cb\u003E身份证\u003C\u002Fb\u003E，看身份证号是否一致（当然先要看看是不是假的，多半不会）。\u003C\u002Fp\u003E\u003Cp data-pid=\"_HLPGZ7j\"\u003E 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\u003Cb\u003E要和全部共有人签订买卖合同\u003C\u002Fb\u003E。只和其中一个或是几个签的无效。\u003C\u002Fp\u003E\u003Cp data-pid=\"cnS-21QE\"\u003E\u003Cb\u003E（3）看房屋有没正在贷款\u003C\u002Fb\u003E \u003C\u002Fp\u003E\u003Cp data-pid=\"bk39S_Z9\"\u003E 有的房子贷款买的，房产证并没被银行收走，但房产证上应该都有注明，看清楚。\u003C\u002Fp\u003E\u003Cp data-pid=\"2qfBq8pw\"\u003E\u003Cb\u003E2、看土地证\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"PSytMf_f\"\u003E 我们这郊区的房子土地的使用性质，有一种情况是\u003Cb\u003E划拨地\u003C\u002Fb\u003E，\u003Cb\u003E划拨地政府可无偿收回\u003C\u002Fb\u003E，这种情况就要注意，土地证上有注明\u003Cb\u003E“出让”\u003C\u002Fb\u003E的，就是\u003Cb\u003E出让地，就对房屋享有较完整的权利\u003C\u002Fb\u003E。\u003C\u002Fp\u003E\u003Cp data-pid=\"POUWmvdD\"\u003E\u003Cb\u003E 划拨地\u003C\u002Fb\u003E的房，\u003Cb\u003E能无限期使用\u003C\u002Fb\u003E(政府不收回的话)\u003Cb\u003E，但不能出售\u003C\u002Fb\u003E。要出售就\u003Cb\u003E要缴纳土地出让金，变为出让地\u003C\u002Fb\u003E，使用年限70年，这时就和商品房差不多了。一般土地出让金由卖家交，但卖家一般会把这块算到房价里，由买家承担。\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"TvK3tFtu\"\u003E 还有国人都懂的\u003Cb\u003E70年年限，\u003C\u002Fb\u003E如果运气好，碰到个40、50甚至60年的老房子（70年的运气不是更好？滚蛋！祖国母亲大人都还没70岁），要搞清楚怎么搞......怎么搞？我也没碰过这种情况，我也不知道怎么搞。问去......\u003C\u002Fp\u003E\u003Cp data-pid=\"T5xd9qkH\"\u003E\u003Cb\u003E3、去房管局核实以上情况\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"l3mrmFgB\"\u003E 卖家手上的东西可以隐瞒做手脚，怎么办？去房管局看看吧。\u003C\u002Fp\u003E\u003Cp data-pid=\"8P_R06uX\"\u003E 顺便搞清楚你看上的二手房是不是\u003Cb\u003E房改房、安居工程、经济适用房、单位房屋。\u003C\u002Fb\u003E这些住房，在转让时有一定限制，要避免买卖合同与政策、法律冲突。\u003C\u002Fp\u003E\u003Cp data-pid=\"4qxXAUTw\"\u003E 再顺便问问70岁的房子怎么搞。\u003C\u002Fp\u003E\u003Cp data-pid=\"FR0tzmDL\"\u003E\u003Cb\u003E4、看房子是否在租\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"Bn4zOOIj\"\u003E 原房主A，2014年1月把房子租给一个哥们B，租期2年，就是租到2015年12月。\u003C\u002Fp\u003E\u003Cp data-pid=\"WIW1QL6x\"\u003E 兄弟你今天2014年4月30日，和原房主A房屋交易成功，你给了他几十、百来万，高高兴兴的拿到房产证。然后想搬家......等下，B哥不让你进，他且住着呢。\u003C\u002Fp\u003E\u003Cp data-pid=\"uSu5KyYN\"\u003E 反了他了！他有权利吗？？？有！因为我国认可“\u003Cb\u003E买卖不破租赁\u003C\u002Fb\u003E”，也就是说房屋买卖合同不能对抗在先成立的租赁合同。\u003C\u002Fp\u003E\u003Cp data-pid=\"1SwkpzuM\"\u003E 怎么办？买之前，让A哥先把B哥，搞定整走了，再来和你谈！做人要专一不是！！\u003C\u002Fp\u003E\u003Cp data-pid=\"-Cc9COxx\"\u003E\u003Cb\u003E5、近期是否会拆迁\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"Aops583Z\"\u003E 如果会，不要告诉别人，买吧！连邻居几栋都买了吧，现在我们这有拆有赚。\u003C\u002Fp\u003E\u003Cp data-pid=\"ZnjwkzUL\"\u003E 不知道武汉怎么样，如果武汉拆迁，房主会亏，就要先了解清楚。\u003C\u002Fp\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"Oq07M5we\"\u003E先到这，我玩去了，控制上网时间，享受生活。\u003C\u002Fp\u003E\u003Cp data-pid=\"BLqdF8zs\"\u003E———————————————————————————————————————————\u003C\u002Fp\u003E\u003Cp data-pid=\"UZoezkq3\"\u003E五一继续，我是有多敬业(╯‵□′)╯︵┻━┻\u003C\u002Fp\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"g30yf2Po\"\u003E\u003Cb\u003E四、交易前要注意的问题\u003C\u002Fb\u003E（也是步骤三要注意的）\u003Cb\u003E：\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"djXb04Zi\"\u003E\u003Cb\u003E1、看二手房的物管费用是否拖欠：\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"I667RnPX\"\u003E 有些房主在卖房子时，有些费用长期拖欠，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\u003Cb\u003E全部承担这些费用\u003C\u002Fb\u003E吧。新房一般就没这些问题，哪些费用要注意？？？？慢慢来：\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"HcwF8uQC\"\u003E\u003Cb\u003E（1）水费。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"Jwwy45cG\"\u003E 要问卖家是否已付清水费，可以向他要\u003Cb\u003E交房日上个月份已缴纳的水费账单收据\u003C\u002Fb\u003E。\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"iNw67QNS\"\u003E\u003Cb\u003E（2）电费。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"VgxIMxPZ\"\u003E 不像水费那么简单。除了向他要交房日上个月份已缴纳的\u003Cb\u003E电费账单收据\u003C\u002Fb\u003E，你最好亲自查一下\u003Cb\u003E电表\u003C\u002Fb\u003E有否\u003Cb\u003E移动、改装、走表是否正常\u003C\u002Fb\u003E等（有听中介的人说过，原房主改装过电表，新房主被罚款的故事），不过不是专业人士不是很容易看的懂，怎么办？带个看的懂的哥们一起看房。\u003C\u002Fp\u003E\u003Cp data-pid=\"E_HChxyF\"\u003E\u003Cb\u003E（3）煤气费。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"2yE2A8rw\"\u003E 同上，这些都要办好过户。北方好像还有\u003Cb\u003E暖气费\u003C\u002Fb\u003E，我们没有，就写一起了。\u003C\u002Fp\u003E\u003Cp data-pid=\"_8JTRRiP\"\u003E\u003Cb\u003E（4）电话、宽带、有线电视等。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"L3pyHA3z\"\u003E 一般让原房主迁走，把自己原来的号码迁来。\u003C\u002Fp\u003E\u003Cp data-pid=\"8TmrBtjB\"\u003E\u003Cb\u003E（5）物业相关费用。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"xE5AnJ24\"\u003E 去物业公司问，有没欠啥钱，还有过户什么的。\u003C\u002Fp\u003E\u003Cp data-pid=\"vD1ojoTH\"\u003E\u003Cb\u003E2、注意迁移户口问题。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"JzBS0fEB\"\u003E 有时候我们这买二手房，就是为了孩子就近读书问题，给孩子上户口很重要。如果卖家的户口没有及时迁出，我们的户口也迁不进来，就会发生纠纷。目的没达到，那房子都等于白买（这种事，真还听过不少）。\u003C\u002Fp\u003E\u003Cp data-pid=\"xRF1dvYM\"\u003E 因此，买房前可到相关部门（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。\u003C\u002Fp\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"p5Jt5aEV\"\u003E\u003Cb\u003E五、签订合同时的注意事项\u003C\u002Fb\u003E（步骤四要注意的）\u003Cb\u003E：\u003C\u002Fb\u003E \u003C\u002Fp\u003E\u003Cp data-pid=\"liQQBynO\"\u003E\u003Cb\u003E1、合同的建立：\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"DRP3BWdf\"\u003E\u003Cb\u003E 房管局\u003C\u002Fb\u003E大多会提供二手房买卖\u003Cb\u003E合同范本\u003C\u002Fb\u003E并要求交易双方使用，可以直接拿来在范本的基础上做改动，民间合同多由卖方提供。买房就要注意，\u003Cb\u003E卖方做了哪些改动\u003C\u002Fb\u003E，提出自己的意见看法，以达成最后的同一。\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"q6bpzPBz\"\u003E\u003Cb\u003E2、约定付房款\u003C\u002Fb\u003E：\u003C\u002Fp\u003E\u003Cp data-pid=\"FTJqe_k5\"\u003E 一般有\u003Cb\u003E一次性付款\u003C\u002Fb\u003E或者\u003Cb\u003E按揭付款\u003C\u002Fb\u003E两种方式。凭自身实力选择。作为一个理财者，强烈建议，就算有实力，也请选后者。为什么？房贷利息低呗！知道民间借贷利息是房贷的几倍？\u003C\u002Fp\u003E\u003Cp data-pid=\"jxZvXUqS\"\u003E\u003Cb\u003E3、确定交房细节：\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"q0kqmS92\"\u003E\u003Cb\u003E（1）交房的时间和条件。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"LfS7_4at\"\u003E 时间好办，条件可以提哪些？比如\u003Cb\u003E卖方要负责清空房间，整理干净\u003C\u002Fb\u003E等（想想看：开门，一个堆满垃圾的屋子）。\u003C\u002Fp\u003E\u003Cp data-pid=\"ZoAHdu9A\"\u003E\u003Cb\u003E（2）物业费、水电费等\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"wY0lLjle\"\u003E 上面说过了，要他提供最后一个月的缴费证明。\u003C\u002Fp\u003E\u003Cp data-pid=\"cc6KISs8\"\u003E\u003Cb\u003E（3）过户\u003C\u002Fb\u003E：\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"SOfokvAA\"\u003E\u003Cb\u003E ①时间：\u003C\u002Fb\u003E确定到房管局办理买卖合同登记和过户的时间。\u003C\u002Fp\u003E\u003Cp data-pid=\"EcyxvHfD\"\u003E\u003Cb\u003E ②费用：\u003C\u002Fb\u003E过户所涉税收和费用谁出。这些要在合同里订好。\u003C\u002Fp\u003E\u003Cp data-pid=\"qU36UvWQ\"\u003E 二手房交易税费包括：营业税、个人所得税、土地增值税、印花税、城市维护建设税、契税、教育费附加等。其中比较大块的是营业税、个人所得税、契税三项，（其余几项都很少一般就是几百块钱）。\u003Cu\u003E“交易税费由乙方承担”是合同中的常见陷阱\u003C\u002Fu\u003E，一般来说营业税、个人所得税由卖方负责，买方负责契税。\u003C\u002Fp\u003E\u003Cp data-pid=\"44BUsFW_\"\u003E 前几年都是卖方市场，不少买方为了抢房，都主动承担了所有税费，现在房价没那么夸张了，才会开始注意具体谁负责。还有一种情况是，事先谈好，以房价让利为条件，乙方可以同意在合同里写交易税费由乙方承担，同时房价低了税费也可以少交几百块。\u003C\u002Fp\u003E\u003Cp data-pid=\"GSZBCYc2\"\u003E\u003Cb\u003E ③上证的人数\u003C\u002Fb\u003E：房产证上要写几个人的名字？\u003Cb\u003E老婆、孩子的\u003C\u002Fb\u003E如果要加，现在就一起写上，以后再加，麻烦的很。\u003C\u002Fp\u003E\u003Cp data-pid=\"TfEonkAV\"\u003E\u003Cb\u003E ④户口迁出\u003C\u002Fb\u003E：上一大点的最后一个问题，现在就订好卖方户口迁出的时限。\u003C\u002Fp\u003E\u003Cp data-pid=\"hJYE32aw\"\u003E\u003Cb\u003E4、明确违约责任：\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"vtTybG9I\"\u003E 这事真常有，如果合同签完，原房主A哥突然发现：我去，房价飙升了！！！！要你退房了。咋办？买了个表的，现在就先明确违约责任，注意以下几点：\u003C\u002Fp\u003E\u003Cp data-pid=\"zF5NnLWQ\"\u003E\u003Cb\u003E（1）\u003C\u002Fb\u003E合同上的时间必须都是\u003Cb\u003E精确的日期\u003C\u002Fb\u003E，不要用什么的“之前”、“之后”的傻字眼。\u003C\u002Fp\u003E\u003Cp data-pid=\"ZGVHC-QZ\"\u003E\u003Cb\u003E（2）每项\u003C\u002Fb\u003E主要义务\u003Cb\u003E都要有\u003C\u002Fb\u003E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）\u003C\u002Fp\u003E\u003Cp data-pid=\"Kl9WYXw2\"\u003E\u003Cb\u003E（3）\u003C\u002Fb\u003E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\u003Cb\u003E违约方要承担守约方主诉讼费、律师费等\u003C\u002Fb\u003E等各种花费。\u003C\u002Fp\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"vVR6s2VU\"\u003E\u003Cb\u003E六、步骤五之后都是对公环节，只要前面合同订好，基本没太大问题。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"GcfiVZ-b\"\u003E 稍微讲一点，有办贷款的话，会涉及到房屋评估。\u003Cb\u003E评估费\u003C\u002Fb\u003E一般是\u003Cb\u003E千分五\u003C\u002Fb\u003E开始算，过百万递减。如果是商贷，可以自己找评估公司，评估费还可以进一步降低。\u003C\u002Fp\u003E\u003Cp data-pid=\"zt-1lypk\"\u003E 记得换锁。\u003C\u002Fp\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"ag8C5MFs\"\u003E 结束，休息。\u003C\u002Fp\u003E\u003Cp data-pid=\"A3QOio89\"\u003E————————————————————————————————————————\u003C\u002Fp\u003E\u003Cp data-pid=\"OFNDF7gI\"\u003E 很久没上，评论里累计了好几页的提问，除了和前面有重复的基本回复了，一些回答估计过了各位的买卖时机，已经没用，现在才回，对不住了。\u003C\u002Fp\u003E\u003Cp data-pid=\"MYKfODVt\"\u003E 最近在玩一些别的东西，以后上知乎的次数会更少，为了不耽误大家，先抱歉申明今后评论里的问题，恕不能一一回答，不好意思了各位。\u003C\u002Fp\u003E\u003Cp data-pid=\"XRprBpGP\"\u003E 玩去了，ヾ(￣▽￣)Bye~Bye~。\u003C\u002Fp\u003E","contentMark":{},"createdTime":1398863229,"decorativeLabels":[],"editableContent":"","excerpt":"武汉没去过不懂，不过各地大同小异。前几年买单身公寓当投资的时候，关注过几个二房。废话少说，开始： 整理了一下昨天的思路，觉的有必要把 流程放前面（有贷款的流程，一次性付清的到第五步就结束了）： 首先是 （步骤一）上网或去中介查看房源信息→→ （步骤二）实地考察看房，确定购房意向→→ （步骤三）产权调查、和房主商议合同细节→→ （步骤四）签订买卖合同→→ （步骤五）办理贷款手续、支付首款→→ （步骤六…","extras":"","id":25094759,"isCollapsed":false,"isCopyable":true,"isLabeled":false,"isMine":false,"isNormal":true,"isSticky":false,"isVisible":true,"markInfos":[],"question":{"created":1398853443,"id":23603839,"questionType":"normal","relationship":{},"title":"购买二手房应该注意哪些问题？整个流程是怎样的？","type":"question","updatedTime":1507894339,"url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fquestions\u002F23603839"},"reactionInstruction":{},"relationship":{"isAuthor":false,"isAuthorized":false,"isNothelp":false,"isRecognized":false,"isThanked":false,"upvotedFollowees":[],"voting":0},"relevantInfo":{"isRelevant":false,"relevantText":"","relevantType":""},"reshipmentSettings":"allowed","rewardInfo":{"canOpenReward":false,"isRewardable":false,"rewardMemberCount":0,"rewardTotalMoney":0,"tagline":""},"stickyInfo":"","suggestEdit":{"reason":"","status":false,"tip":"","title":"","unnormalDetails":{"description":"","note":"","reason":"","reasonId":0,"status":""},"url":""},"thanksCount":8455,"thumbnailInfo":{"count":0,"thumbnails":[],"type":"thumbnail_info"},"type":"answer","updatedTime":1505749810,"url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fanswers\u002F25094759","visibleOnlyToAuthor":false,"voteupCount":10592,"zhiPlusExtraInfo":""},"39954179":{"adminClosedComment":false,"annotationAction":null,"answerType":"normal","attachedInfo":"ogEOCAQQAxiDzoYTIP\u002FUoAuSAiIKCDExMzczNjkyEggzOTk1NDE3ORgEIgpJTUFHRV9URVhU","author":{"avatarUrl":"https:\u002F\u002Fpic1.zhimg.com\u002Fv2-d41c2ceaed8f51999522f903672a521f_l.jpg?source=1940ef5c","avatarUrlTemplate":"https:\u002F\u002Fpic1.zhimg.com\u002Fv2-d41c2ceaed8f51999522f903672a521f.jpg?source=1940ef5c","badge":[],"badgeV2":{"detailBadges":[],"icon":"","mergedBadges":[],"nightIcon":"","title":""},"followerCount":0,"gender":1,"headline":"","id":"0","isAdvertiser":false,"isBlocked":false,"isBlocking":false,"isCelebrity":false,"isFollowed":false,"isFollowing":false,"isOrg":false,"isPrivacy":false,"name":"匿名用户","type":"people","url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fpeople\u002F0","urlToken":"","userType":"people"},"canComment":{"reason":"","status":true},"collapseReason":"","collapsedBy":"nobody","commentCount":79,"commentPermission":"all","content":"\u003Cp data-pid=\"gc1Tbv4q\"\u003E排名第一的是一个系统性大而全的纲要。那么我来补充一篇实战心得\u003C\u002Fp\u003E\u003Cp data-pid=\"F8kA7K8A\"\u003E--------\u003C\u002Fp\u003E\u003Cp data-pid=\"pVesozh6\"\u003E答主背景：上海刚刚购入一套二手房，置换性质\u003C\u002Fp\u003E\u003Cp data-pid=\"sG4l3-Jv\"\u003E--------\u003C\u002Fp\u003E\u003Cp data-pid=\"H_lCmMrW\"\u003E答主14年11月份左右也看过房子，但那个时候行情不明朗，抛出来的很少，可选择范围太少\u003C\u002Fp\u003E\u003Cp data-pid=\"wbEVqfuY\"\u003E今年政府为了刺激房市，推出一系列利好政策，在一片房价要涨的呼声中，答主再次投身市场。\u003C\u002Fp\u003E\u003Cp data-pid=\"GyM3O0c6\"\u003E买房最重要的一点是自己的态度：这里我们只讲刚需性质。对于我们这类人来说，房子的支出占你一生收入中很大的一个比例，并且这笔钱花的怎么样直接决定了你接下去几十年的生活质量。\u003C\u002Fp\u003E\u003Cp data-pid=\"RbQSinIq\"\u003E因此，\u003Cb\u003E你必须让自己花！时！间！\u003C\u002Fb\u003E，花大把的时间去研究和看房。\u003C\u002Fp\u003E\u003Cp data-pid=\"cGmL1OC2\"\u003E那些周末看了几趟房子就大喊太累，太花时间的想法要不得。\u003C\u002Fp\u003E\u003Cp data-pid=\"iQHY4bWg\"\u003E为什么要花时间呢？\u003C\u002Fp\u003E\u003Cp data-pid=\"IJ0g6Yb0\"\u003E\u003Cb\u003E买到一套称心的二手房本来就不是一件容易的事情\u003C\u002Fb\u003E（无视价格的请走开）。\u003C\u002Fp\u003E\u003Cp data-pid=\"3qGJaO7_\"\u003E二手房，意味着不确定因素太多，大复杂，需要大量时间对比衡量，而很多关键信息又是不透明的，还有中介在不停地干扰你，因此花几个月的时间很正常（答主这次耗费4个月的时间，最后买到的还只是相对满意的房子）。\u003C\u002Fp\u003E\u003Cp data-pid=\"HKdsBsOE\"\u003E接下来说重点：既然要花时间，怎么让时间运用的更高效？\u003C\u002Fp\u003E\u003Cp data-pid=\"6l1aBnT7\"\u003E\u003Cb\u003E1. 选好中介，并训练他们\u003Cbr\u002F\u003E\u003C\u002Fb\u003E中介是你的眼睛和耳朵，他们是否听话，是否给你提供有价值的信息，决定了你买房过程的体验。\u003C\u002Fp\u003E\u003Cp data-pid=\"0B6zcdNG\"\u003E中介有他们自己的利益驱动：在最短的时间内成交。本质上是和你的目标（买到最合适的房子）相悖的。因此，不要听中介：”错过了就没了“，”房价要涨了“类似的话，所有催促你成交的话都是为了他们自己的利益考虑。\u003C\u002Fp\u003E\u003Cp data-pid=\"0LXZyVLi\"\u003E应该怎么做？\u003C\u002Fp\u003E\u003Cp data-pid=\"kW3smeQ2\"\u003E首先，找2~3家大的中介，每家中介选2名业务员。一般来说，直接找门店经理，让他推荐会比较靠谱。\u003C\u002Fp\u003E\u003Cp data-pid=\"ZyDNQV0K\"\u003E为什么 每家中介要选两名？因为可以中介内部做横向比较，看给到你的房源是否合理（当然这两名不要在一个门店里）。\u003C\u002Fp\u003E\u003Cp data-pid=\"Lj_5oqd5\"\u003E其次，把你的条件明确的告诉他们：包括预算。\u003C\u002Fp\u003E\u003Cp data-pid=\"aKBkEngW\"\u003E接下来就很重要了：过滤他们提供的房源信息，根据质量给反馈。中介一般会先带你看几套不咋样的房子，然后再带你看一两套条件稍好的房子，然后就开始鼓动你出手。\u003C\u002Fp\u003E\u003Cp data-pid=\"1p7PrRtN\"\u003E而你要做的，就是SAY NO，并且要做出很挑剔的姿态。如果你不挑剔，中介的下限会越来越低，给你不好的房源，浪费你的时间。\u003C\u002Fp\u003E\u003Cp data-pid=\"fSR6greu\"\u003E做好和中介打持久战的准备，中介投入的时间成本越多，越是会提供好房源给你\u003C\u002Fp\u003E\u003Cp data-pid=\"18fF-Io3\"\u003E\u003Cb\u003E2. 收集信息\u003Cbr\u002F\u003E\u003C\u002Fb\u003E你的目标是把选定片区的小区全部看遍，确认房型、采光、交通、基准价格等硬指标，在这个基础上建立候选清单。\u003C\u002Fp\u003E\u003Cp data-pid=\"xJdgoUo1\"\u003E谈谈基准价格，基准价格用于衡量不同二手房价格的合理性。我自己是这么做的：\u003C\u002Fp\u003E\u003Cp data-pid=\"8mn0zOkg\"\u003E先看片区内房源的大致均价，我看的区域3.2W每平，然后给各种的条件设定价值，\u003C\u002Fp\u003E\u003Cp data-pid=\"ytOuAeGz\"\u003E\u003Cb\u003E房龄折旧\u003C\u002Fb\u003E：每差一年价格下降1%（越新折的越快，越老折的越慢）。\u003C\u002Fp\u003E\u003Cp data-pid=\"okqnBdqL\"\u003E\u003Cb\u003E地段\u003C\u002Fb\u003E：到地铁、菜场、超市等的距离和价值的关系，不同购房者的需求点不同，权重各有高低，根据自己的情况来。\u003C\u002Fp\u003E\u003Cp data-pid=\"UnrxR0Qe\"\u003E\u003Cb\u003E楼层\u003C\u002Fb\u003E：一般来说 多层：3>4>5>2>1>6>7 电梯房：中高层 > 顶层 > 底层，电梯房的一个简单算法是：每高一层，加1W\u003C\u002Fp\u003E\u003Cp data-pid=\"UJA-pW8A\"\u003E\u003Cb\u003E采光\u003C\u002Fb\u003E：采光分两个层次，1.是否全明，每个房间是否都有窗。2.阳光照射时间，很多年轻人对这点可能不太重视而年长者会苦口婆心地劝说。从市场情况看，朝南的房子基本上比朝北的要高出3~5K每平。我把光照时长分成3档：从早晒到晚 > 4、5个小时左右 > 3个小时以下。\u003C\u002Fp\u003E\u003Cp data-pid=\"oBIbskRz\"\u003E基本条件就这些，如果还有一些自己比较在意的，也折算成相应的价值。\u003C\u002Fp\u003E\u003Cp data-pid=\"Do5qBzct\"\u003E在了解所有小区情况和制定基准价格后，对不同房源的开价就心中有数了：我看到最后，中介给我的房源，我都不用上门看，直接出价，节省了大量时间。\u003C\u002Fp\u003E\u003Cp data-pid=\"iu_MG_-g\"\u003E提醒一点：如果这套房不是你最后一套，那么有些条件即使你自己的需求不大，考虑到保值，方便以后出手，也要尽量选好的。这次买房很深刻的一个体会是：各方面条件好的二手房，抛出来的非常少，总是有一些硬伤，换句话说如果房子好，住的很舒服，卖的意愿就很小。\u003C\u002Fp\u003E\u003Cp data-pid=\"1p_wUFft\"\u003E\u003Cb\u003E3. 议价\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"-9dHYU_8\"\u003E楼主不是这方面的高手，只能采取中规中矩的策略：\u003C\u002Fp\u003E\u003Cp data-pid=\"r_S5tU1F\"\u003E1. 理解大环境是买方市场还是卖方市场。这点决定了在买卖时你应该持有的姿态，上海这边基本上还是买方市场，意味着可以有充足的时间可以做比较。\u003C\u002Fp\u003E\u003Cp data-pid=\"mN1Mc3xC\"\u003E2. 房东状态。\u003C\u002Fp\u003E\u003Cp data-pid=\"245wHD2f\"\u003Ea) 置换，价格合适就卖，这是碰到最多的情况。有时间约束和价格约束。\u003C\u002Fp\u003E\u003Cp data-pid=\"OPW7TcOz\"\u003Eb) 急卖，主要是时间约束。\u003C\u002Fp\u003E\u003Cp data-pid=\"9PMytVpH\"\u003Ec) 卖个好价钱，房子一般都不错，期望值很高，主要是价格约束。\u003C\u002Fp\u003E\u003Cp data-pid=\"_q9gcb3m\"\u003E3. 出价。楼主最后使用的都是开门见山式，这样最直接省事，根据基准价格算出房子的合理价格，然后再砍掉5%，看房东反应。一般来说，他这时要给出让步，但还不会是最低价。你可以不理他，如果他属于前面说的a或b类，隔段时间还会找你。你要记得，这是买方市场。\u003C\u002Fp\u003E\u003Cp data-pid=\"7UUNoKSB\"\u003E\u003Cb\u003E4. 时间\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"ouFuD4R9\"\u003E1. 好房子一般很少抛出来，必须耐心等待。\u003C\u002Fp\u003E\u003Cp data-pid=\"NBwO0vxH\"\u003E2. 房子刚出来时房东的期望值一般都比较高，必须耐心等待。\u003C\u002Fp\u003E\u003Cp data-pid=\"NxhuwG_o\"\u003E\u003Cb\u003E4. 其他小TIPS\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"lbE_QdtU\"\u003E1. 中介会试图让你交一笔所谓的保证金，说这样好跟房东谈价格，不！要！理！睬！\u003C\u002Fp\u003E\u003Cp data-pid=\"PosSr1xf\"\u003E2. 和小区里的门卫，大爷大妈聊聊，获取房子的信息\u003C\u002Fp\u003E\u003Cp data-pid=\"Mv7YXQ6V\"\u003E3. 中介费是可以打折扣的\u003C\u002Fp\u003E","contentMark":{},"createdTime":1424142053,"decorativeLabels":[],"editableContent":"","excerpt":"排名第一的是一个系统性大而全的纲要。那么我来补充一篇实战心得 --- 答主背景：上海刚刚购入一套二手房，置换性质 --- 答主14年11月份左右也看过房子，但那个时候行情不明朗，抛出来的很少，可选择范围太少 今年政府为了刺激房市，推出一系列利好政策，在一片房价要涨的呼声中，答主再次投身市场。 买房最重要的一点是自己的态度：这里我们只讲刚需性质。对于我们这类人来说，房子的支出占你一生收入中很大的一个比例…","extras":"","id":39954179,"isCollapsed":false,"isCopyable":true,"isLabeled":false,"isMine":false,"isNormal":true,"isSticky":false,"isVisible":true,"markInfos":[],"question":{"created":1398853443,"id":23603839,"questionType":"normal","relationship":{},"title":"购买二手房应该注意哪些问题？整个流程是怎样的？","type":"question","updatedTime":1507894339,"url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fquestions\u002F23603839"},"reactionInstruction":{},"relationship":{"isAuthor":false,"isAuthorized":false,"isNothelp":false,"isRecognized":false,"isThanked":false,"upvotedFollowees":[],"voting":0},"relevantInfo":{"isRelevant":false,"relevantText":"","relevantType":""},"reshipmentSettings":"allowed","rewardInfo":{"canOpenReward":false,"isRewardable":false,"rewardMemberCount":0,"rewardTotalMoney":0,"tagline":""},"stickyInfo":"","suggestEdit":{"reason":"","status":false,"tip":"","title":"","unnormalDetails":{"description":"","note":"","reason":"","reasonId":0,"status":""},"url":""},"thanksCount":919,"thumbnailInfo":{"count":0,"thumbnails":[],"type":"thumbnail_info"},"type":"answer","updatedTime":1424832713,"url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fanswers\u002F39954179","visibleOnlyToAuthor":false,"voteupCount":1444,"zhiPlusExtraInfo":""},"58574515":{"adminClosedComment":false,"annotationAction":null,"answerType":"normal","attachedInfo":"ogEOCAQQAxizjfcbIP\u002FUoAuSAiIKCDE4ODM4NTU5Egg1ODU3NDUxNRgEIgpJTUFHRV9URVhU","author":{"avatarUrl":"https:\u002F\u002Fpicx.zhimg.com\u002F83b816d3735771034efadf8ec75c1187_l.jpg?source=1940ef5c","avatarUrlTemplate":"https:\u002F\u002Fpicx.zhimg.com\u002F83b816d3735771034efadf8ec75c1187.jpg?source=1940ef5c","badge":[],"badgeV2":{"detailBadges":[],"icon":"","mergedBadges":[],"nightIcon":"","title":""},"exposedMedal":{"avatarUrl":"","description":"","medalId":"0","medalName":""},"followerCount":698,"gender":0,"headline":"难道这次我抱紧你未必落空...","id":"b2110d78e9a6582014c73adf4821e85c","isAdvertiser":false,"isFollowed":false,"isFollowing":false,"isOrg":false,"isPrivacy":false,"name":"福芙","type":"people","url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fpeople\u002Fb2110d78e9a6582014c73adf4821e85c","urlToken":"fu-fa-99-12","userType":"people"},"canComment":{"reason":"","status":true},"collapseReason":"","collapsedBy":"nobody","commentCount":16,"commentPermission":"all","content":"\u003Cp data-pid=\"NcuP1krM\"\u003E浏览下来，确定没人发这20条注意事项，那就只好攒着大招来发了，害羞ing...\u003C\u002Fp\u003E\u003Cp data-pid=\"HVzI8FVO\"\u003E一、确认产权的可靠度\u003C\u002Fp\u003E\u003Cp data-pid=\"zLZXeWlT\"\u003E 1.注意产权证上的房主是否与卖房人是同一个人；\u003C\u002Fp\u003E\u003Cp data-pid=\"oa4F0lUH\"\u003E 2.产权证所确认的面积与实际面积是否有不符之处；\u003C\u002Fp\u003E\u003Cp data-pid=\"jqdcKiU4\"\u003E 3.一定要验看产权证的正本，而且到房管局查询此产权证的真实性。\u003C\u002Fp\u003E\u003Cp data-pid=\"a0j6qfOw\"\u003E二、考察原单位是否允许转卖\u003C\u002Fp\u003E\u003Cp data-pid=\"0IVDyYco\"\u003E 1.确认标准价购买的公房出让时是否已经按成本价补足费用或者与原单位按比例分成；\u003C\u002Fp\u003E\u003Cp data-pid=\"-EdhGJyj\"\u003E 2.大部分公房进行房改时原单位都保留优先回购权，因此要确认原单位是否同意出让；\u003C\u002Fp\u003E\u003Cp data-pid=\"7gGOoVqN\"\u003E 3.一般来说，军产、院(医院)产、校(学校)产的公房必须要原单位盖章后才能出让。\u003C\u002Fp\u003E\u003Cp data-pid=\"-QR2_6US\"\u003E三、查看是否有私搭私建部分\u003C\u002Fp\u003E\u003Cp data-pid=\"zKakUFVW\"\u003E 1.是否有占用屋顶的平台、走廊的情况；或者屋内是否有搭建的小阁楼；\u003C\u002Fp\u003E\u003Cp data-pid=\"2n0jNomd\"\u003E 2.是否改动过房屋的内、外部结构，如将阳台改成卧室或厨房、将一间分隔成两间；\u003C\u002Fp\u003E\u003Cp data-pid=\"t_SHELE8\"\u003E 3.阳台是不是房主自己封闭的，这牵涉到阳台面积应该怎么计算的问题。\u003C\u002Fp\u003E\u003Cp data-pid=\"BrZ76S9K\"\u003E四、确认房屋的准确面积\u003C\u002Fp\u003E\u003Cp data-pid=\"8KFEr5sB\"\u003E 1.包括建筑面积、使用面积和户内的实际面积；\u003C\u002Fp\u003E\u003Cp data-pid=\"4G1dYn3y\"\u003E 2.产权证上一般标明的是建筑面积；\u003C\u002Fp\u003E\u003Cp data-pid=\"tlqWebBo\"\u003E 3.最保险的办法是测量一下房屋内从一端墙角到另一端墙角的面积，即所谓地毯面积。\u003C\u002Fp\u003E\u003Cp data-pid=\"RdhwOaK-\"\u003E五、观察房屋的内部结构\u003C\u002Fp\u003E\u003Cp data-pid=\"dqFVq0Jn\"\u003E 1.户型是否合理，有没有特别不适合居住的缺点；\u003C\u002Fp\u003E\u003Cp data-pid=\"dbq6y0QJ\"\u003E 2.管线是否太多或者走线不合理；\u003C\u002Fp\u003E\u003Cp data-pid=\"SX34pVhk\"\u003E 3.天花板是否有渗水的痕迹，墙壁是否有裂纹或者脱皮等明显问题。\u003C\u002Fp\u003E\u003Cp data-pid=\"8kpjHp6N\"\u003E六、考核房屋的市政配套\u003C\u002Fp\u003E\u003Cp data-pid=\"77h71hLm\"\u003E 1.打开水龙头观察水的质量、水压；\u003C\u002Fp\u003E\u003Cp data-pid=\"9ZV-L4xy\"\u003E 2.打开电视看一看图像是否清楚，能收视多少个台的节目；\u003C\u002Fp\u003E\u003Cp data-pid=\"xS0tsUDF\"\u003E 3.确认房子的供电容量，避免出现夏天开不了空调的现象；\u003C\u002Fp\u003E\u003Cp data-pid=\"z8bmSXNM\"\u003E 4.观察户内、外电线是否有老化的现象；\u003C\u002Fp\u003E\u003Cp data-pid=\"CUsoYul4\"\u003E 5.电话线的接通情况，是普通电话线还是ISDN电话线；\u003C\u002Fp\u003E\u003Cp data-pid=\"uTY5Eoj-\"\u003E 6.煤气的接通情况，是否已经换用天然气；\u003C\u002Fp\u003E\u003Cp data-pid=\"Iff5HU-W\"\u003E 7.小区有无热水供应，或者房屋本身是否带有热水器；\u003C\u002Fp\u003E\u003Cp data-pid=\"16zd069X\"\u003E 8.冬天暖气的供应以及费用的收取，暖气片数够不够，暖气温度够不够。\u003C\u002Fp\u003E\u003Cp data-pid=\"kO0oMOox\"\u003E七、了解装修的状况\u003C\u002Fp\u003E\u003Cp data-pid=\"be2fup0_\"\u003E 1.原房屋是否带装修，装修水平和程度如何，是不是需要全部打掉；\u003C\u002Fp\u003E\u003Cp data-pid=\"NKEgPHRs\"\u003E 2.了解住宅的内部结构图，包括管线的走向、承重墙的位置等，以便重新装修。\u003C\u002Fp\u003E\u003Cp data-pid=\"atLSw-yl\"\u003E八、查验物业管理的水平\u003C\u002Fp\u003E\u003Cp data-pid=\"UYmT4OVN\"\u003E 1.水、电、煤、暖的费用如何收取，是上门代收还是自己去缴，三表是否出户；\u003C\u002Fp\u003E\u003Cp data-pid=\"ayeMaUnh\"\u003E 2.观察电梯的品牌、速度及管理方式，观察公共楼道的整洁程度及布局；\u003C\u002Fp\u003E\u003Cp data-pid=\"7dVGWOaX\"\u003E 3.小区是否封闭，保安水平怎样，观察一下保安人员的数量和责任心；\u003C\u002Fp\u003E\u003Cp data-pid=\"FSq_jjbZ\"\u003E 4.小区绿化工作如何，物业管理公司提供哪些服务。\u003C\u002Fp\u003E\u003Cp data-pid=\"95RmIIP7\"\u003E九、了解以后居住的费用\u003C\u002Fp\u003E\u003Cp data-pid=\"BX3jPq65\"\u003E 1.水、电、煤、暖的价格；\u003C\u002Fp\u003E\u003Cp data-pid=\"2Cnyrnf5\"\u003E 2.物业管理费的收取标准；\u003C\u002Fp\u003E\u003Cp data-pid=\"3a7JFq44\"\u003E 3.车位的费用。\u003C\u002Fp\u003E\u003Cp data-pid=\"iHcbt1pQ\"\u003E十、追溯旧房的历史\u003C\u002Fp\u003E\u003Cp data-pid=\"BOWN-FJi\"\u003E 1.哪一年盖的，还有多长时间的土地使用期限；\u003C\u002Fp\u003E\u003Cp data-pid=\"hn472U2e\"\u003E 2.哪些人住过，什么背景，是何种用途；\u003C\u002Fp\u003E\u003Cp data-pid=\"6oWvmWzi\"\u003E 3.是否发生过不好的事情，是否欠人钱或者发生过盗窃案；\u003C\u002Fp\u003E\u003Cp data-pid=\"ZK40Lp4o\"\u003E 4.是否欠物业管理公司的费用，以及水、电、煤、暖的费用。\u003C\u002Fp\u003E\u003Cp data-pid=\"3Zbmyi8T\"\u003E十一、了解邻居的组合\u003C\u002Fp\u003E\u003Cp data-pid=\"czQADn1e\"\u003E 1.好邻居会让你生活愉快，选不同的时间在社区内看人来人往，通过衣首和生活规律判断人的社会层次；\u003C\u002Fp\u003E\u003Cp data-pid=\"BL0RqkPK\"\u003E 2.拜访上、下、左、右邻居，了解他们在此居住是否顺心；\u003C\u002Fp\u003E\u003Cp data-pid=\"Fprd12-A\"\u003E 3.与居委会或者传达室的值班人员聊天，了解情况。\u003C\u002Fp\u003E\u003Cp data-pid=\"pgiShNnK\"\u003E十二、算计一下房价\u003C\u002Fp\u003E\u003Cp data-pid=\"lLN8khYi\"\u003E 1.自己通过对市场上公房的反复比较判断房屋的价值；\u003C\u002Fp\u003E\u003Cp data-pid=\"gaRNUl8t\"\u003E 2.委托信得过的中介公司或者评估事务所进行评估；\u003C\u002Fp\u003E\u003Cp data-pid=\"4xE4kWJS\"\u003E 3.银行提供按揭时会做保值评估这个价格可以看成是房屋的最低保值价。\u003C\u002Fp\u003E\u003Cp data-pid=\"6LEPLCor\"\u003E十三、二手房按揭的条件\u003C\u002Fp\u003E\u003Cp data-pid=\"BuPAXwq6\"\u003E 1.年满18岁，有城镇户口，本地、外地均可；\u003C\u002Fp\u003E\u003Cp data-pid=\"a13CibXl\"\u003E 2.能提供稳定的收入支付本息的证明；\u003C\u002Fp\u003E\u003Cp data-pid=\"f6I_kKk1\"\u003E 3.愿意将所卖的房子作为抵押，或者能提供其它符合条件的抵押；\u003C\u002Fp\u003E\u003Cp data-pid=\"5uWScvCd\"\u003E 4.所购房屋产权所属真实可靠；\u003C\u002Fp\u003E\u003Cp data-pid=\"hJZeTIqm\"\u003E 5.支付有关手续费。\u003C\u002Fp\u003E\u003Cp data-pid=\"NT1KayNv\"\u003E十四、请律师\u003C\u002Fp\u003E\u003Cp data-pid=\"bkZ6IPHA\"\u003E 1.二手房买卖的情况比商品房更为复杂，因此有律师提供建议参考更可靠；\u003C\u002Fp\u003E\u003Cp data-pid=\"eb2UuaK7\"\u003E 2.建议请一位尽可能熟悉业务的律师做全面顾问。\u003C\u002Fp\u003E\u003Cp data-pid=\"A5oDgSQN\"\u003E十五、找代理行\u003C\u002Fp\u003E\u003Cp data-pid=\"ai2K3aO8\"\u003E 1.代理公司的二手房信息要比个人更全面，但是目前来看信息的准确程度还需要验证；\u003C\u002Fp\u003E\u003Cp data-pid=\"BtmBTStU\"\u003E 2.在把你的业务交给代理行之前应该了解：代理行提供的服务有哪几项？是否可以帮助申请二手房按揭？买卖过程中若发生了问题，代理行是否有义务、有能力负责赔偿损失？代理行的服务收费标准是多少？是否能保证买到称心的二手房？\u003C\u002Fp\u003E\u003Cp data-pid=\"M2p7NlUz\"\u003E十六、考察代理公司是否可靠\u003C\u002Fp\u003E\u003Cp data-pid=\"Qf_BFWrU\"\u003E 1.有效的当地工商局颁发的营业执照，当地房屋土地管理局颁发的中介代理行资质证书；\u003C\u002Fp\u003E\u003Cp data-pid=\"K1fNwlsC\"\u003E 2.资质证书是行业管理部门颁发的，对保证代理行的可靠性更有作用。\u003C\u002Fp\u003E\u003Cp data-pid=\"DvQigUE-\"\u003E十七、及时了解政策、程序、费用上的变化\u003C\u002Fp\u003E\u003Cp data-pid=\"zPt6O1Gz\"\u003E 1.要注意报纸的新消息；\u003C\u002Fp\u003E\u003Cp data-pid=\"Y0ZvigaG\"\u003E 2.向律师及中介代理公司咨询；\u003C\u002Fp\u003E\u003Cp data-pid=\"DXxL80Rk\"\u003E 3.最可靠的还是向有关房管部门咨询，及时了解最新的信息。\u003C\u002Fp\u003E\u003Cp data-pid=\"s0IltCc-\"\u003E十八、产权是否完整\u003C\u002Fp\u003E\u003Cp data-pid=\"dyWmRv2d\"\u003E 1.确认产权的完整性，有没有抵押(包括私下抵押)、共有人等等。要知道即使在法律十分完善的香港，也会出现这样的纠纷；\u003C\u002Fp\u003E\u003Cp data-pid=\"yuj0Z0Qh\"\u003E 2.只可相信自己的眼睛，一定要在过完户以后才能将房款转移到原户主手上。\u003C\u002Fp\u003E\u003Cp data-pid=\"R5adLb55\"\u003E十九、小心房款和产权的交接\u003C\u002Fp\u003E\u003Cp data-pid=\"gvJ0bZSL\"\u003E 1.不要随便相信对方的信誉，先交钱再过户还是先过户再交钱是一个重要问题；\u003C\u002Fp\u003E\u003Cp data-pid=\"YlHE2orb\"\u003E 2.可以考虑将房款押在一个双方都信得过的单位，如律师楼或信誉较好的代理公司处，等过户完成后，再将房款转入卖方的账户。\u003C\u002Fp\u003E\u003Cp data-pid=\"bxR2yClz\"\u003E二十、保证产权顺利过户\u003C\u002Fp\u003E\u003Cp data-pid=\"kPSitWOU\"\u003E 1.必须要经当地房屋土地管理局办理完产权才算完成过户手续。有代理公司、律师、公证的保证等等都不算是完成交易过程；\u003C\u002Fp\u003E\u003Cp data-pid=\"-bSkAl2o\"\u003E 2.从买房的角度来说，一定是产权过完户以后这套房才真正属于你，在此之前，卖方随时可以毁约。\u003C\u002Fp\u003E","contentMark":{},"createdTime":1439195788,"decorativeLabels":[],"editableContent":"","excerpt":"浏览下来，确定没人发这20条注意事项，那就只好攒着大招来发了，害羞ing... 一、确认产权的可靠度 1.注意产权证上的房主是否与卖房人是同一个人； 2.产权证所确认的面积与实际面积是否有不符之处； 3.一定要验看产权证的正本，而且到房管局查询此产权证的真实性。 二、考察原单位是否允许转卖 1.确认标准价购买的公房出让时是否已经按成本价补足费用或者与原单位按比例分成； 2.大部分公房进行房改时原单位都保留优先回购权，因…","extras":"","id":58574515,"isCollapsed":false,"isCopyable":true,"isLabeled":false,"isMine":false,"isNormal":true,"isSticky":false,"isVisible":true,"markInfos":[],"question":{"created":1398853443,"id":23603839,"questionType":"normal","relationship":{},"title":"购买二手房应该注意哪些问题？整个流程是怎样的？","type":"question","updatedTime":1507894339,"url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fquestions\u002F23603839"},"reactionInstruction":{},"relationship":{"isAuthor":false,"isAuthorized":false,"isNothelp":false,"isRecognized":false,"isThanked":false,"upvotedFollowees":[],"voting":0},"relevantInfo":{"isRelevant":false,"relevantText":"","relevantType":""},"reshipmentSettings":"allowed","rewardInfo":{"canOpenReward":false,"isRewardable":false,"rewardMemberCount":0,"rewardTotalMoney":0,"tagline":""},"stickyInfo":"","suggestEdit":{"reason":"","status":false,"tip":"","title":"","unnormalDetails":{"description":"","note":"","reason":"","reasonId":0,"status":""},"url":""},"thanksCount":352,"thumbnailInfo":{"count":0,"thumbnails":[],"type":"thumbnail_info"},"type":"answer","updatedTime":1439195788,"url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fanswers\u002F58574515","visibleOnlyToAuthor":false,"voteupCount":403,"zhiPlusExtraInfo":""},"89241588":{"adminClosedComment":false,"annotationAction":null,"answerType":"normal","attachedInfo":"ogEOCAQQAxj078YqIP\u002FUoAuSAiIKCDMxMTMxNjI5Egg4OTI0MTU4OBgEIgpJTUFHRV9URVhU","author":{"avatarUrl":"https:\u002F\u002Fpicx.zhimg.com\u002F30cedc9393baf6ead7aa8b8b4c5d3be6_l.jpg?source=1940ef5c","avatarUrlTemplate":"https:\u002F\u002Fpic1.zhimg.com\u002F30cedc9393baf6ead7aa8b8b4c5d3be6.jpg?source=1940ef5c","badge":[],"badgeV2":{"detailBadges":[],"icon":"","mergedBadges":[],"nightIcon":"","title":""},"exposedMedal":{"avatarUrl":"","description":"","medalId":"0","medalName":""},"followerCount":8629,"gender":1,"headline":"专注房产10000年","id":"20f4cafb97a6d9cb31feb3bbabe1279b","isAdvertiser":false,"isFollowed":false,"isFollowing":false,"isOrg":false,"isPrivacy":false,"name":"Andy宋","type":"people","url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fpeople\u002F20f4cafb97a6d9cb31feb3bbabe1279b","urlToken":"andysong-67","userType":"people"},"canComment":{"reason":"","status":true},"collapseReason":"","collapsedBy":"nobody","commentCount":119,"commentPermission":"all","content":"\u003Cp data-pid=\"Kr7JsZHV\"\u003E关于二手房交易的流程上面的狗狗哥哥说的很详细清晰，在这里我就不赘述了，大致的环节详略说来都是围绕以下的这几点，流程图看着比较清晰。\u003C\u002Fp\u003E\u003Cfigure\u003E\u003Cnoscript\u003E\u003Cimg src=\"https:\u002F\u002Fpica.zhimg.com\u002F50\u002Fec9a4c4ff9e5dd1dc7c3646601537883_720w.jpg?source=1940ef5c\" data-rawwidth=\"554\" data-rawheight=\"701\" class=\"origin_image zh-lightbox-thumb\" width=\"554\" data-original=\"https:\u002F\u002Fpica.zhimg.com\u002Fec9a4c4ff9e5dd1dc7c3646601537883_r.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Fnoscript\u003E\u003Cimg src=\"data:image\u002Fsvg+xml;utf8,<svg xmlns='http:\u002F\u002Fwww.w3.org\u002F2000\u002Fsvg' width='554' height='701'><\u002Fsvg>\" data-rawwidth=\"554\" data-rawheight=\"701\" class=\"origin_image zh-lightbox-thumb lazy\" width=\"554\" data-original=\"https:\u002F\u002Fpica.zhimg.com\u002Fec9a4c4ff9e5dd1dc7c3646601537883_r.jpg?source=1940ef5c\" data-actualsrc=\"https:\u002F\u002Fpica.zhimg.com\u002F50\u002Fec9a4c4ff9e5dd1dc7c3646601537883_720w.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Ffigure\u003E\u003Cp data-pid=\"adIHtiPt\"\u003E二手房交易过程繁杂，看房阶段开始，到付定金、办贷款、最后交易，风险无处不在。你买房子最后不成，最可能原因不是：我穷的买不起。而是：我哪里知道我这房子摊上这种事儿！\u003C\u002Fp\u003E\u003Cp data-pid=\"5L0hDBjb\"\u003E所以，产调问题是重中之重！\u003C\u002Fp\u003E\u003Cp data-pid=\"D6E7-PPg\"\u003E为什么要拉产调？\u003C\u002Fp\u003E\u003Cp data-pid=\"ZLkgpIv1\"\u003E买房子的过程中谁也不敢保证不会遇到这样的事：\u003C\u002Fp\u003E\u003Cp data-pid=\"CJEyuZ-K\"\u003E1，房子不在政策优惠下，契税营业税都不能免，中介却没有告诉你。,\u003C\u002Fp\u003E\u003Cp data-pid=\"lKDp3-4k\"\u003E2，房子有抵押贷款，不能过户\u003C\u002Fp\u003E\u003Cp data-pid=\"cc_vEqDr\"\u003E3，有的房子被法院查封，你却付了意向金\u003C\u002Fp\u003E\u003Cp data-pid=\"RhYejBOC\"\u003E4，你交了意向金，却发现房东跟房产证上的根本不是同一个人。\u003C\u002Fp\u003E\u003Cp data-pid=\"uk4nLgwq\"\u003E5，最可怕的是房子顺利过户后，偶然听到邻居议论，房子原来的主人是非正常死亡。心理膈应却没地方申辩。\u003C\u002Fp\u003E\u003Cp data-pid=\"_z85ypeC\"\u003E……\u003C\u002Fp\u003E\u003Cp data-pid=\"mCpi8Yuw\"\u003E所以产调必须做。\u003C\u002Fp\u003E\u003Cp data-pid=\"UYFvxjhf\"\u003E下面具体说一下产调包括的内容和操作方法。\u003C\u002Fp\u003E\u003Cp data-pid=\"fTNfm8kX\"\u003E产调的内容一共包括11项（有图），不仅仅只是房屋的一些基本信息，还有一些隐藏信息。……\u003C\u002Fp\u003E\u003Cfigure\u003E\u003Cnoscript\u003E\u003Cimg src=\"https:\u002F\u002Fpic1.zhimg.com\u002F50\u002Fe3b099eaa4ac2ec93f3a5df7119586b2_720w.jpg?source=1940ef5c\" data-rawwidth=\"554\" data-rawheight=\"497\" class=\"origin_image zh-lightbox-thumb\" width=\"554\" data-original=\"https:\u002F\u002Fpica.zhimg.com\u002Fe3b099eaa4ac2ec93f3a5df7119586b2_r.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Fnoscript\u003E\u003Cimg src=\"data:image\u002Fsvg+xml;utf8,<svg xmlns='http:\u002F\u002Fwww.w3.org\u002F2000\u002Fsvg' width='554' height='497'><\u002Fsvg>\" data-rawwidth=\"554\" data-rawheight=\"497\" class=\"origin_image zh-lightbox-thumb lazy\" width=\"554\" data-original=\"https:\u002F\u002Fpica.zhimg.com\u002Fe3b099eaa4ac2ec93f3a5df7119586b2_r.jpg?source=1940ef5c\" data-actualsrc=\"https:\u002F\u002Fpic1.zhimg.com\u002F50\u002Fe3b099eaa4ac2ec93f3a5df7119586b2_720w.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Ffigure\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"SFAi6Hq8\"\u003E\u003Cb\u003E产调怎么拉？\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"rP7s4nXh\"\u003E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。\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"qNuXkTRE\"\u003E需要该房屋的产权人配合你去。你自己不可以办理。\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"36hfcAiR\"\u003E中介如果没有提醒你去交易中心拉产调，这时候你就要当心房子是不是有抵押，有贷款，是凶宅，隐瞒了啥问题了。虽说现在很多中介公司甚至大公司称自己有五项保障承诺啥的，也还是出现了很多抵押房、查封房交易事件，压也没压住！老传统的中介们，改不了已经学会了的快速成交快速挣钱的门道，捡好听的说，不好听的不说。这是房地产行业的老问题了，现在革命来了，答主更看好类似互助买房，房多多这种第三方平台，上下家怎么成交是他们的事儿，他们自己直接联系沟通，像拉产调这类基本活儿，我知道的房多多是最少都要陪上下家做两次来确保。传统交易是中介想尽办法快快促成，新型交易是买卖家直接联系第三方平台比服务。\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"T8aYjU3t\"\u003E话说远了，说回来。建议：一定要去交易中心再另行调查交易房屋的产权信息，即使该项手续可能会花费几十元。因为，现在房屋所有权证上虽然有房屋的权利人、坐落地址、建筑面积等基本信息，但是却不包含该房屋是否有存在抵押、查封等权利限制的情况。\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"oMWOKw2g\"\u003E二手房交易的每个过程每个环节都能好好琢磨写写干货，今儿，就先这么细说最重要的产调问题，点赞破千再续。\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cbr\u002F\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"frO3e6rt\"\u003E\u003Cb\u003E----------------------我是苗条的分割线-------------------------------------------------------------------------\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"KSu-2RUW\"\u003E我还是来续内容了……虽然点赞没有破千。\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"rOh6SZRO\"\u003E 上面的内容提到房多多在做产权调查的时候，是最少做两次产权调查，做这么多是不是多此一举？\u003Cb\u003E多次产调有必要吗？\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"CYf7Jllr\"\u003E 答案是：很有必要。\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"GOHNg98G\"\u003E 为什么？\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"t7iZo4qF\"\u003E 我们知道“产调”能帮买家了解房子的详细情况，一般是发生在买家在支付定金前。那么问题来了，如果你买的房子在支付定金后到交易过户这段时间内，出现了其他问题，比如被卖家拿去抵押、或发生查封等权限情况，你是不是又得坐吃哑巴亏了？\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"lHkxly3g\"\u003E 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。\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cbr\u002F\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"4MTWbg5r\"\u003E-----------------------------\u003Cb\u003E我是苗条的分割线-----------------------------------------\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"7d6IaSlf\"\u003E应房多多买卖家微信群里小伙伴的要求，周末在家做了张详细的二手房交易流程，时间节点每个地方可能不一样，仅供参考。\u003C\u002Fp\u003E\u003Cbr\u002F\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"jGsYDNce\"\u003E\u003Cb\u003E保护眼睛，你需要做的是：点开图放大看！！！！！\u003Cbr\u002F\u003E\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cfigure\u003E\u003Cnoscript\u003E\u003Cimg src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002F585f40a2c1207e14f8c1f1662704976c_720w.jpg?source=1940ef5c\" data-rawwidth=\"1097\" data-rawheight=\"797\" class=\"origin_image zh-lightbox-thumb\" width=\"1097\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002F585f40a2c1207e14f8c1f1662704976c_r.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Fnoscript\u003E\u003Cimg src=\"data:image\u002Fsvg+xml;utf8,<svg xmlns='http:\u002F\u002Fwww.w3.org\u002F2000\u002Fsvg' width='1097' height='797'><\u002Fsvg>\" data-rawwidth=\"1097\" data-rawheight=\"797\" class=\"origin_image zh-lightbox-thumb lazy\" width=\"1097\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002F585f40a2c1207e14f8c1f1662704976c_r.jpg?source=1940ef5c\" data-actualsrc=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002F585f40a2c1207e14f8c1f1662704976c_720w.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Ffigure\u003E\u003Cfigure\u003E\u003Cnoscript\u003E\u003Cimg src=\"https:\u002F\u002Fpic1.zhimg.com\u002F50\u002Fd42172d92d90cb5ec55d39e058c069f2_720w.jpg?source=1940ef5c\" data-rawwidth=\"1102\" data-rawheight=\"406\" class=\"origin_image zh-lightbox-thumb\" width=\"1102\" data-original=\"https:\u002F\u002Fpic1.zhimg.com\u002Fd42172d92d90cb5ec55d39e058c069f2_r.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Fnoscript\u003E\u003Cimg src=\"data:image\u002Fsvg+xml;utf8,<svg xmlns='http:\u002F\u002Fwww.w3.org\u002F2000\u002Fsvg' width='1102' height='406'><\u002Fsvg>\" data-rawwidth=\"1102\" data-rawheight=\"406\" class=\"origin_image zh-lightbox-thumb lazy\" width=\"1102\" data-original=\"https:\u002F\u002Fpic1.zhimg.com\u002Fd42172d92d90cb5ec55d39e058c069f2_r.jpg?source=1940ef5c\" data-actualsrc=\"https:\u002F\u002Fpic1.zhimg.com\u002F50\u002Fd42172d92d90cb5ec55d39e058c069f2_720w.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Ffigure\u003E\u003Cbr\u002F\u003E\u003Cp data-pid=\"v8jknvVN\"\u003E\u003Cb\u003E看完图还不清楚的，小宋我也无能为力了啊！！！\u003C\u002Fb\u003E\u003C\u002Fp\u003E","contentMark":{},"createdTime":1457089361,"decorativeLabels":[],"editableContent":"","excerpt":"关于二手房交易的流程上面的狗狗哥哥说的很详细清晰，在这里我就不赘述了，大致的环节详略说来都是围绕以下的这几点，流程图看着比较清晰。 [图片] 二手房交易过程繁杂，看房阶段开始，到付定金、办贷款、最后交易，风险无处不在。你买房子最后不成，最可能原因不是：我穷的买不起。而是：我哪里知道我这房子摊上这种事儿！ 所以，产调问题是重中之重！ 为什么要拉产调？ 买房子的过程中谁也不敢保证不会遇到这样的事： 1，房子不在政策…","extras":"","id":89241588,"isCollapsed":false,"isCopyable":true,"isLabeled":false,"isMine":false,"isNormal":true,"isSticky":false,"isVisible":true,"markInfos":[],"question":{"created":1398853443,"id":23603839,"questionType":"normal","relationship":{},"title":"购买二手房应该注意哪些问题？整个流程是怎样的？","type":"question","updatedTime":1507894339,"url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fquestions\u002F23603839"},"reactionInstruction":{},"relationship":{"isAuthor":false,"isAuthorized":false,"isNothelp":false,"isRecognized":false,"isThanked":false,"upvotedFollowees":[],"voting":0},"relevantInfo":{"isRelevant":false,"relevantText":"","relevantType":""},"reshipmentSettings":"allowed","rewardInfo":{"canOpenReward":false,"isRewardable":false,"rewardMemberCount":0,"rewardTotalMoney":0,"tagline":""},"stickyInfo":"","suggestEdit":{"reason":"","status":false,"tip":"","title":"","unnormalDetails":{"description":"","note":"","reason":"","reasonId":0,"status":""},"url":""},"thanksCount":2134,"thumbnailInfo":{"count":4,"thumbnails":[{"height":701,"token":"ec9a4c4ff9e5dd1dc7c3646601537883","type":"image","url":"https:\u002F\u002Fpicx.zhimg.com\u002F80\u002Fec9a4c4ff9e5dd1dc7c3646601537883_720w.jpg?source=1940ef5c","width":554},{"height":497,"token":"e3b099eaa4ac2ec93f3a5df7119586b2","type":"image","url":"https:\u002F\u002Fpic1.zhimg.com\u002F80\u002Fe3b099eaa4ac2ec93f3a5df7119586b2_720w.jpg?source=1940ef5c","width":554},{"height":797,"token":"585f40a2c1207e14f8c1f1662704976c","type":"image","url":"https:\u002F\u002Fpica.zhimg.com\u002F80\u002F585f40a2c1207e14f8c1f1662704976c_720w.jpg?source=1940ef5c","width":1097}],"type":"thumbnail_info"},"type":"answer","updatedTime":1467097399,"url":"https:\u002F\u002Fwww.zhihu.com\u002Fapi\u002Fv4\u002Fanswers\u002F89241588","visibleOnlyToAuthor":false,"voteupCount":3762,"zhiPlusExtraInfo":""},"1170160035":{"adminClosedComment":false,"annotationAction":null,"answerType":"normal","attachedInfo":"ogEPCAQQAxij8\u002FytBCD\u002F1KALkgIlCgkyNDI4Mjc0NTISCjExNzAxNjAwMzUYBCIKSU1BR0VfVEVYVA==","author":{"avatarUrl":"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-ea30a4a6ebc7ac4de1f9cfc001984284_l.jpg?source=1940ef5c","avatarUrlTemplate":"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-ea30a4a6ebc7ac4de1f9cfc001984284.jpg?source=1940ef5c","badge":[],"badgeV2":{"detailBadges":[],"icon":"","mergedBadges":[],"nightIcon":"","title":""},"exposedMedal":{"avatarUrl":"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-f9f37a5af5a402f1122f122071c99170_l.png?source=1940ef5c","description":"回答 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data-pid=\"9R3V8Zu-\"\u003E看完这一篇，二手房交易流程还有任何不明白的地方，算我输。\u003Cbr\u002F\u003E正在二手房交易流程中，新鲜热乎事无巨细版买家视角的二手房购房注意事项+流程。\u003C\u002Fp\u003E\u003Ch2\u003E————更新：20200513已完结————\u003C\u002Fh2\u003E\u003Ch2\u003E\u003Cbr\u002F\u003E先放两条最重要的内容：\u003C\u002Fh2\u003E\u003Col\u003E\u003Cli data-pid=\"NRycrbGD\"\u003E\u003Cb\u003E中介费用。\u003C\u002Fb\u003E杭州这边统一口径都是房屋总价的2%+1W，比如总价300W的房子，中介费就是300*0.02+1W=7W（天呐中介公司还招人么，我简历准备好了。）不过基本都会打折，具体折扣看你选的中介公司以及个人口才。这里大概对于你购买房子的中介费有个大致的了解，不然现在动辄就是五六百万的房子，中介费十多万，是笔不小的支出。\u003C\u002Fli\u003E\u003Cli data-pid=\"awoIBZwP\"\u003E\u003Cb\u003E中介费是否敏感。\u003C\u002Fb\u003E这里涉及到选择中介的技巧。 如果对于中介费比较敏感、想尽可能少给的话，那么在看中意向房屋之后，就要找你认识或者觉得能给到你最低折扣的中介去谈了。不然一个中介千辛万苦两头磨嘴皮最终把价格谈好之后，你去找了别的中介签，那之前的中介可能扒了你皮的心都有了（之前有过新闻，这种情况中介动手打人了）。换位思考一下，这么做忒不地道，最好一开始就要选好。 如果对于中介费不敏感，想后续的交易流程尽可能顺畅顺利，那么在选择中介的时候，就直接去本地最大的几家中介公司，选从业时间比较长、成交数量比较多的中介（这里都是血泪的教训）。\u003Cbr\u002F\u003E之前遇到过一个号称全XX最快的男人（某店长），带我们看房时掏出手机给我看了跟好几个不同银行的客户经理的聊天记录，说在我这里签约的客户，审批、放款，永远比别人要快，能做到交易流程上按揭客户跟全款客户差不了几天~我能怎么办，只能在心里默默称赞：对对对，你最快。\u003Cbr\u002F\u003E\u003Cbr\u002F\u003E\u003C\u002Fli\u003E\u003C\u002Fol\u003E\u003Cp data-pid=\"-8T98vVs\"\u003E好了，接下来就是重头戏：\u003C\u002Fp\u003E\u003Cp data-pid=\"gNfhHj4V\"\u003E\u003Cb\u003E二手房家庭为单位购房+首套房+组合贷款的全流程（地狱难度）\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"2u6q246Q\"\u003E每变更一个以下条件，难度降低一级：单身购房、二套房、纯商贷、全款。\u003C\u002Fp\u003E\u003Ch2\u003E\u003Cbr\u002F\u003E前期准备：\u003C\u002Fh2\u003E\u003Col\u003E\u003Cli data-pid=\"kawnt3to\"\u003E购房资格。大哥大姐们，要买二手房之前务必确认一下自己的购房资格噻，自己的情况没有人比自己更清楚了，实在弄不拎清当地政策，最简单的办法就是贝壳网上的购房资格测试了，只要能把自己的情况全答出来，就能知道自己拿着那么多钱花不花得出去了~如果骚操作太多，建议直接冲进门店咨询店长或拨打12345市长热线。\u003C\u002Fli\u003E\u003Cli data-pid=\"QOwFYakV\"\u003E征信报告。最好在有购房想法的时候，就先去当地有人行征信报告机器的银行去打印一份个人详细征信报告，或者之间去人行的官网打印一份电子版。这个问题上千万别盲目自信，9103年了，不要低估征信的恐怖程度。搞不好你大学时期的一个什么助学贷款，工作时候忙忘了导致信用卡的一个无意逾期，各种借呗微粒贷白条手一贱的一次点击，就有可能成为后面房贷批不下来的污点。要注意的最重要的点就是逾期、逾期、逾期！有了逾期大概率=凉凉，先想想办法能不能求银行爸爸开证明不是恶意逾期吧。其次是睁大眼睛看看自己有没有、有几次住宅房贷记录了，很多人栽在这上面，以为自己没有。最后是从打出来报告开始到房贷最终放款这段时间，暂停各种信用卡申请，借呗微粒贷乱七八糟网贷的使用，尽量把其他的负债先结清。\u003C\u002Fli\u003E\u003C\u002Fol\u003E\u003Cfigure data-size=\"normal\"\u003E\u003Cnoscript\u003E\u003Cimg src=\"https:\u002F\u002Fpica.zhimg.com\u002F50\u002Fv2-e0f1177892ab190fc97098e86c2b1440_720w.jpg?source=1940ef5c\" data-caption=\"\" data-size=\"normal\" data-rawwidth=\"662\" data-rawheight=\"267\" data-default-watermark-src=\"https:\u002F\u002Fpic1.zhimg.com\u002F50\u002Fv2-798b2a94d75b9131c1684a23992ffa9a_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb\" width=\"662\" data-original=\"https:\u002F\u002Fpica.zhimg.com\u002Fv2-e0f1177892ab190fc97098e86c2b1440_r.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Fnoscript\u003E\u003Cimg src=\"data:image\u002Fsvg+xml;utf8,<svg xmlns='http:\u002F\u002Fwww.w3.org\u002F2000\u002Fsvg' width='662' height='267'><\u002Fsvg>\" data-caption=\"\" data-size=\"normal\" data-rawwidth=\"662\" data-rawheight=\"267\" data-default-watermark-src=\"https:\u002F\u002Fpic1.zhimg.com\u002F50\u002Fv2-798b2a94d75b9131c1684a23992ffa9a_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb lazy\" width=\"662\" data-original=\"https:\u002F\u002Fpica.zhimg.com\u002Fv2-e0f1177892ab190fc97098e86c2b1440_r.jpg?source=1940ef5c\" data-actualsrc=\"https:\u002F\u002Fpica.zhimg.com\u002F50\u002Fv2-e0f1177892ab190fc97098e86c2b1440_720w.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Ffigure\u003E\u003Col\u003E\u003Cli data-pid=\"iAoRdJIO\"\u003E公积金贷款额度。感谢马爸爸，支付宝大多数城市已经接入了当地的公积金中心，直接在城市服务里找到公积金，点进去有一个：可贷额度，可以很直白地看到你能贷到多少钱的公积金贷款。\u003C\u002Fli\u003E\u003Cli data-pid=\"8WpEd_to\"\u003E其他材料。户口本啊结婚证啊身份证啊这些能拿到手里的就先在手里放着。\u003C\u002Fli\u003E\u003Cli data-pid=\"YoDZCvQ2\"\u003E公积金缴存明细+证明。这里主要针对组合贷中，过去一年因为换工作导致的公积金缴存地省直变为市公，市公变为省直的情况。我们的情况是之前省直，近半年市公，开了省直的证明+明细，省事那边的余额也可以用来作为市公的额度，不然单看市公的缴存额，是贷不满公积金额度的。\u003C\u002Fli\u003E\u003C\u002Fol\u003E\u003Ch2\u003E\u003Cbr\u002F\u003E不需要太早准备的：\u003C\u002Fh2\u003E\u003Col\u003E\u003Cli data-pid=\"0K_pOi-W\"\u003E征信报告。谁扔我臭鸡蛋？！不是写错了，我这里指的是真正买房时的征信报告，在签订意向购房合同之前打一份最新的（一个月内），给中介，让他找熟悉一点的客户经理帮忙初审一下，以免合同都签了最终征信问题gg掉。\u003C\u002Fli\u003E\u003Cli data-pid=\"ELu9H9GT\"\u003E收入证明。组合贷公积金中心那边有一个模板，可以直接官网下载，跟上面的征信报告同一天打出来就好了，一般也有时效性，房贷审批时一个月内最好。\u003Cb\u003E要注意收入证明除以2，要覆盖你的全部负债\u003C\u002Fb\u003E。举个橙子：你这次的房贷算下来每个月还10000，你大前年买的别墅房贷现在每个月4000，你前年买的保时捷车贷每个月3000，你去年买的劳力士信用贷每个月3000，那么你的收入证明，要开到每个月（10000+4000+3000+3000）x2，也就是每个月40000以上。这里的话工资、福利、公积金、年终奖等等都有效。要注意家庭购房的话，两个人的负债都要算进去。如果跟我们一样是组合贷，打两份，一份给公积金中心审批，一份用来商贷审批。\u003C\u002Fli\u003E\u003Cli data-pid=\"jpw0V0bZ\"\u003E银行流水。个体户的流水怎么搞不清楚，可能人家都是全款买房的大佬。。。上班族的话，杭州这边是如果开出来的收入证明在月均1.5W以上，就需要银行流水。流水就是去工资行柜台或者柜机上，打印：\u003Cb\u003E最近一年、有交易摘要、显示交易对手（公司名字）\u003C\u002Fb\u003E的工资流水来。注意这个流水要跟收入证明大致能匹配上，不能太离谱，你开个年薪百万的收入证明，结果流水加起来一算只有二十万，你再狡辩一个你们公司合理避税？信不信银行合理避你。打印两份，理由同上。 \u003Cbr\u002F\u003E为啥说上面这几个不用太着急提前开，一是有时效性，二是征信、流水，开到第三份就要收费了，别问我怎么知道的。然后收入证明开多了要把之前开了没用到的送回公司去，HR小姐姐也会骂街，也别问我怎么知道的。\u003C\u002Fli\u003E\u003Cli data-pid=\"YSg8HY0i\"\u003E监管账户开户行的银行卡。如果之前有开过最好，本地的一类卡，提前把首付放进去。没有的话可能就要临时现开一个，再把钱转进去。要注意每个银行的转账限额，如果首付当天要转结果发现超过卡片限额，那就要去柜台了，现在办一个大额转账业务至少都是半个小时起。。。\u003C\u002Fli\u003E\u003C\u002Fol\u003E\u003Cfigure data-size=\"normal\"\u003E\u003Cnoscript\u003E\u003Cimg src=\"https:\u002F\u002Fpica.zhimg.com\u002F50\u002Fv2-8c8bfe734bbb8191a68ab6d4e0aa9c83_720w.jpg?source=1940ef5c\" data-caption=\"\" data-size=\"normal\" data-rawwidth=\"994\" data-rawheight=\"757\" data-default-watermark-src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-69d5721b1d9934ffce9100f3d6360198_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb\" width=\"994\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-8c8bfe734bbb8191a68ab6d4e0aa9c83_r.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Fnoscript\u003E\u003Cimg src=\"data:image\u002Fsvg+xml;utf8,<svg xmlns='http:\u002F\u002Fwww.w3.org\u002F2000\u002Fsvg' width='994' height='757'><\u002Fsvg>\" data-caption=\"\" data-size=\"normal\" data-rawwidth=\"994\" data-rawheight=\"757\" data-default-watermark-src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-69d5721b1d9934ffce9100f3d6360198_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb lazy\" width=\"994\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-8c8bfe734bbb8191a68ab6d4e0aa9c83_r.jpg?source=1940ef5c\" data-actualsrc=\"https:\u002F\u002Fpica.zhimg.com\u002F50\u002Fv2-8c8bfe734bbb8191a68ab6d4e0aa9c83_720w.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Ffigure\u003E\u003Ch2\u003E\u003Cbr\u002F\u003E\u003Cbr\u002F\u003E\u003Cb\u003E交易流程部分：\u003C\u002Fb\u003E\u003C\u002Fh2\u003E\u003Cp data-pid=\"qo7rDTk3\"\u003E\u003Cb\u003E一、签订购房意向合同。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"Vb4WM6TO\"\u003E参与者：买卖双方、中介。\u003C\u002Fli\u003E\u003Cli data-pid=\"ItaANtSS\"\u003E准备材料（仅针对买方，下同）：身份证、户口本、结婚证等证件原件，购房定金，还有上面提到的所有资料，建议准备一个档案袋全塞进去，每次都带上档案袋。\u003C\u002Fli\u003E\u003Cli data-pid=\"dspzi3IL\"\u003E具体事项：买卖双方到中介公司，签订购房意向合同以及居间服务合同，有些中介会有一份三方合同，就是把两个合并起来了，效果一样。 购房意向合同约定的主要内容基本上就是定金的金额、返还时间；网签时间、首付款金额及时间、交房时间；付款方式等。因为具体的时间无法确定，所以如果想要加快进度，尽量按照XX后X个工作日内进行XX，比如查档后一个工作日进行网签这样。 居间服务合同约定的主要是中介方要在什么节点上收齐（提交）什么材料，什么时间去做什么事儿，特别注意中介费的交付时间，尽量写在交房确认完成之后。 其他的就是买卖双方、中介方的权利义务违约情形等，都是制式合同，自己比较在意的点可以写在后面的备注栏里。\u003C\u002Fli\u003E\u003Cli data-pid=\"lDHXeX88\"\u003E\u003Cb\u003E注意点：\u003C\u002Fb\u003E\u003Cbr\u002F\u003E1.如果卖家的房子还在自住，问清楚户口在不在这里，户口清退的时间也要约定好，最好是在交房时确保户口已经迁走。\u003Cbr\u002F\u003E2.如果卖家的房子还有租约，写清楚租约的处理方式，最好的方式依然是交房时租约已经解除。\u003Cbr\u002F\u003E3.如果卖家有车位，问清楚车位是否有单独出租，以免后面停车时才发现撕逼。\u003Cbr\u002F\u003E4.交接时家里目前的东西有哪些是留下的有哪些是带走的，避免卖家说带家具家电出售，结果没写清楚，交房时留了一个柜子（家具）一个热水器（家电）。\u003Cbr\u002F\u003E5.如果买家拿到房之后打算自己装修的，尝试跟卖家或者中介约定，在正式交房前，可以协商时间允许买家带设计师来量房，毕竟做设计确定装修等等至少需要两周的。这样的话可以保证正式交房后的第一时间可以开始装修。\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cp data-pid=\"6zIpfzeT\"\u003E\u003Cbr\u002F\u003E\u003Cbr\u002F\u003E\u003Cb\u003E二、解质押（如有）\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"GCpCnCGp\"\u003E参与者：卖方。\u003C\u002Fli\u003E\u003Cli data-pid=\"6XRJT3SE\"\u003E具体事项：如果卖方的房子是有贷款的，那么在挂牌查档之前，需要先把剩下的房贷还掉，即所谓的解质押，在银行那边业务名称叫提前还款。不然房贷的本质是房子抵押给银行的，而查档就是查房子有没有抵押的，不解押掉，查档当然不会过了。解质押的节点各个地方不一样，有些是在网签之后，建议买家提前了解各个行政区（对，具体到行政区，比如杭州余杭萧山老区之间就有差别）的政策。银行爸爸你们懂的，提前还款一般顺利的话也要3个工作日。\u003C\u002Fli\u003E\u003Cli data-pid=\"wDb1H1Mn\"\u003E这个环节么不需要买家参与，躺平就行。如果着急的话可以多催卖家跟中介。\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cp data-pid=\"LSI_Alrd\"\u003E\u003Cbr\u002F\u003E\u003Cb\u003E三、挂牌查档。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"r2G-iyvv\"\u003E参与者：中介。\u003C\u002Fli\u003E\u003Cli data-pid=\"h1QVba4k\"\u003E准备材料：这里如果买房是首套资格，需要提供当地无房证明，家庭购房两个人都要提供。\u003C\u002Fli\u003E\u003Cli data-pid=\"jlpxr8ds\"\u003E具体事项：不详。哈哈哈哈这里是真的不是特别了解~大体来说查档主要是中介去做的事情，分别查买卖双方的档。买房：查有没有购房资格等；卖房：查房屋情况，有没有抵押，有没有一房多卖等产权纠纷。\u003C\u002Fli\u003E\u003Cli data-pid=\"Uu3d6-me\"\u003E这一步整体上是为了保证买卖双方接下来的交易安全性的。\u003C\u002Fli\u003E\u003Cli data-pid=\"crXQ5yxv\"\u003E这个环节买家继续躺平。\u003Cbr\u002F\u003E\u003Cbr\u002F\u003E\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cp data-pid=\"rpTZm66k\"\u003E\u003Cb\u003E四、网签。（买家，说你呢，别躺着了）\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"oG1muJT_\"\u003E参与者：买卖双方、中介。\u003C\u002Fli\u003E\u003Cli data-pid=\"VN4AVq7D\"\u003E准备材料：同上，无增项。\u003C\u002Fli\u003E\u003Cli data-pid=\"5MSFOma2\"\u003E地点：房产中介的指定网签中心。\u003C\u002Fli\u003E\u003Cli data-pid=\"qJBOld5s\"\u003E准备事项：从中介提供给你的他们合作银行的列表里选好准备贷款的银行（支行），问清楚利率以及能不能做组合贷款。网签合同上的资金监管银行基本上就是贷款的这个银行了。\u003C\u002Fli\u003E\u003Cli data-pid=\"xHjkM0Qr\"\u003E具体事项：这一步就是一个在房地产相关部门登记备案并在网上公布的过程。买卖双方跟中介，一起到中介公司的网签中心，签大概几十个字，按几十个手印。包括但不限于：正式的买卖合同、资金监管委托合同、中介机构委托合同。房屋评估合同等等。如果买卖双方不搞阴阳合同，做低做高总价的话，基本上就在这里很顺利地搞完了，所有的合同都是制式合同，对大多数人来说也来不及看的，咔咔一顿签字就完事了，流程很快。\u003C\u002Fli\u003E\u003Cli data-pid=\"qh6zd9eC\"\u003E注意点：这里就涉及到我上面说到的对中介费不敏感的话，选择大中介公司的原因。大中介公司合作的银行（支行）一般比较多，客户可以挑选的余地比较大。在目前LPR+BP的利率机制下，每家银行的LPR一样但是BP可能区别比较大，10个BP就是0.1%的利率差，每个月能不能多吃一斤猪肉可能就看这10个BP了。显而易见大家都想尽可能地选择利率低的银行（支行），而小中介公司会告诉你：不，你不想。能怎么办呢，如果没有看我这篇帖子，到了这个时候才发现，也只能下一次买二手房时选个大中介了：以前我没得选，现在我想要44个BP 的利率。。。\u003Cbr\u002F\u003E\u003Cbr\u002F\u003E\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cp data-pid=\"kJKU9uRm\"\u003E\u003Cb\u003E五、贷款送审。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"mrmnJCZY\"\u003E参与者：买方、中介。\u003C\u002Fli\u003E\u003Cli data-pid=\"UyK1Wivg\"\u003E准备材料：同上，无增项，该带的都带上。\u003C\u002Fli\u003E\u003Cli data-pid=\"SYC895gq\"\u003E地点：银行上门服务或者贷款银行网点。\u003C\u002Fli\u003E\u003Cli data-pid=\"pqFHb-MH\"\u003E具体事项：一般大的中介，在约网签的时间时，就会顺手把贷款银行的客户经理一起给约了，这样当天客户经理就会带着大概有《史记》那么厚的一本合同在那边等着你了：老板，来签啊~老板网签完之后，房东就可以滚蛋了。然后客户经理就会抱着《史记》冲过来坐在你的旁边，开始收割你的资料了。\u003C\u002Fli\u003E\u003Cli data-pid=\"JqfXjgu6\"\u003E注意点：这个环节客户经理会帮你试算你房屋的贷款金额及月供，看征信报告分析你的负债情况，然后计算出你要开到的收入证明金额，判断你的流水是否匹配。勿谓言之不预也~之前已经提醒过你们了，在决定买房的初期就要考虑征信情况，想办法降低负债了，如果这个时候客户经理看完你最新的资料之后眉头一皱，你就会发现事情并不简单了。大部分情况下如果资料还有生命体征，客户经理都还是会尽力抢救一下的，毕竟对于大多数客户经理来说，还是想拿下这个单子的。不做这样一来，轻则浪费一点时间去补各种证明、降负债，重则就要加钱提利率买理财了，万不得已还得再去借一圈儿钱提高首付比例，降低贷款金额。\u003Cbr\u002F\u003E如果资料没有太大问题，客户经理就会开始让你在《史记》的每一页签字，如果说网签大概签了几十个字的话，贷款审批这里大概会签一百多个字。网签的时候我还大概看了一眼都有哪些合同，贷款审批这里我已经连看都看不过来了。客户经理指哪我就签哪，签完一页客户经理就一把把那张拿走，然后指下一个签字的地方。此时的我仿佛一个么得感情的签字机，被逼着签完了卖身契，哭哭惹。不过纯商贷的客户要签的字会少一些，单身又会少一些。等下，全款的嘞？抱歉全款大爷们没有这个步骤的好嘛，网签完比房东滚得还快，直接往监管账户里打钱去了。 签完字以后，把首付款转账到银行监管账户时那个回执单，拿去给客户经理复印一份，所有材料就算交齐了，可以继续躺平，等贷款审批结果了。\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cp data-pid=\"jWa7Oz9z\"\u003E\u003Cb\u003E六、审批进行中。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"-wzVGqIQ\"\u003E参与者：银行、公积金中心。\u003C\u002Fli\u003E\u003Cli data-pid=\"ZXP65XBH\"\u003E准备材料：无。\u003C\u002Fli\u003E\u003Cli data-pid=\"vt0zoLg2\"\u003E具体事项：等。\u003C\u002Fli\u003E\u003Cli data-pid=\"SQMiH31j\"\u003E注意点：再次呼应开头，为什么说要找一个大点儿的中介。大中介业务量大，跟银行合作的客户经理关系也比较好，流程确实会快很多。我们这边是先审批商贷，再审批公积金贷款。截止到目前为止的审批时点如下：\u003C\u002Fli\u003E\u003Cli data-pid=\"02jId0EO\"\u003E20200327——交齐全部材料，客户经理反馈已经送审。\u003C\u002Fli\u003E\u003Cli data-pid=\"rTFbob3a\"\u003E20200402——工行APP上查询到贷款记录，节点为审批通过，显示提交审批的时间为20200331。\u003C\u002Fli\u003E\u003Cli data-pid=\"AZnetYYL\"\u003E20200403——公积金网站上可以查询到贷款进度，节点为受理审查。\u003C\u002Fli\u003E\u003Cli data-pid=\"1KLIMigk\"\u003E20200409——进行到下一个节点，贷款审批。\u003C\u002Fli\u003E\u003Cli data-pid=\"Br4aV0Qo\"\u003E20200410——公积金审批结束，进行到下一个节点，合同签订。说明审批只用了一个工作日，公积金中心效率点赞。\u003C\u002Fli\u003E\u003Cli data-pid=\"9-7Rn5V-\"\u003E20200413——进行到下一个节点，抵押登记。\u003Cbr\u002F\u003E中间穿插了一个过户，时间为20200416，下一part细讲。\u003C\u002Fli\u003E\u003Cli data-pid=\"gJTnmDOx\"\u003E20200422——进行到下一个节点，放款审核。再次痛心疾首这中间中介都去干了些什么，20200417早上九点我就已经收到了不动产登记中心的短信，提示可以去窗口领证了。\u003C\u002Fli\u003E\u003Cli data-pid=\"t5S9TuR8\"\u003E20200427——当天一次性走完了放款审核+贷款发放流程，直接进到了已发放环节，同时工行贷款进度显示变成了“抵押完成”。已经可以在公积金中心跟工行APP看到具体的贷款金额信息。\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cfigure data-size=\"normal\"\u003E\u003Cnoscript\u003E\u003Cimg src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-ededb516739c093ffc74a6299abd69dc_720w.jpg?source=1940ef5c\" data-size=\"normal\" data-rawwidth=\"828\" data-rawheight=\"1144\" data-default-watermark-src=\"https:\u002F\u002Fpica.zhimg.com\u002F50\u002Fv2-01eb178156e52a1136faa76e48f868cb_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb\" width=\"828\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-ededb516739c093ffc74a6299abd69dc_r.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Fnoscript\u003E\u003Cimg src=\"data:image\u002Fsvg+xml;utf8,<svg xmlns='http:\u002F\u002Fwww.w3.org\u002F2000\u002Fsvg' width='828' height='1144'><\u002Fsvg>\" data-size=\"normal\" data-rawwidth=\"828\" data-rawheight=\"1144\" data-default-watermark-src=\"https:\u002F\u002Fpica.zhimg.com\u002F50\u002Fv2-01eb178156e52a1136faa76e48f868cb_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb lazy\" width=\"828\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-ededb516739c093ffc74a6299abd69dc_r.jpg?source=1940ef5c\" data-actualsrc=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-ededb516739c093ffc74a6299abd69dc_720w.jpg?source=1940ef5c\"\u002F\u003E\u003Cfigcaption\u003E商业贷款进度——工行APP查询\u003C\u002Ffigcaption\u003E\u003C\u002Ffigure\u003E\u003Cfigure data-size=\"normal\"\u003E\u003Cnoscript\u003E\u003Cimg src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-4db8a52ba64cbcb7bac874088e7ce41e_720w.jpg?source=1940ef5c\" data-size=\"normal\" data-rawwidth=\"631\" data-rawheight=\"229\" data-default-watermark-src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-6725eae9088ecfbbca432dab0805bd78_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb\" width=\"631\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-4db8a52ba64cbcb7bac874088e7ce41e_r.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Fnoscript\u003E\u003Cimg src=\"data:image\u002Fsvg+xml;utf8,<svg xmlns='http:\u002F\u002Fwww.w3.org\u002F2000\u002Fsvg' width='631' height='229'><\u002Fsvg>\" data-size=\"normal\" data-rawwidth=\"631\" data-rawheight=\"229\" data-default-watermark-src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-6725eae9088ecfbbca432dab0805bd78_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb lazy\" width=\"631\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-4db8a52ba64cbcb7bac874088e7ce41e_r.jpg?source=1940ef5c\" data-actualsrc=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-4db8a52ba64cbcb7bac874088e7ce41e_720w.jpg?source=1940ef5c\"\u002F\u003E\u003Cfigcaption\u003E公积金贷款进度——公积金网站查询\u003C\u002Ffigcaption\u003E\u003C\u002Ffigure\u003E\u003Cp data-pid=\"q02zkFer\"\u003E\u003Cb\u003E七、过户、缴税。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"O12DKvii\"\u003E参与者：买卖双方、中介。\u003C\u002Fli\u003E\u003Cli data-pid=\"IoCadVlw\"\u003E准备材料：同上，该带的都带上；交各种税的钱。\u003C\u002Fli\u003E\u003Cli data-pid=\"scLxaUoW\"\u003E地点：房管局\u002F税务局\u002F市民中心。\u003C\u002Fli\u003E\u003Cli data-pid=\"M7bKBfir\"\u003E具体事项：到房管局，或者类似市民中心这种综合行政服务中心。买卖双方去了咔咔一顿签字画押就行。签完字卖家就可以走了，买家直接去隔壁的缴税窗口缴税。\u003Cbr\u002F\u003E印象中一直以为税是增值税+个税+契税，实际交完发票上好多种税，不过没多交就是了~\u003Cbr\u002F\u003E交完税买家也可以跑路了。过完户之后基本上第二天就可以在个人住房信息查询那里看到自己名下有这套房了。\u003Cbr\u002F\u003E等房管局办完过户以后，中介会去先把新证拿到公积金中心那里做抵押登记。\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cp data-pid=\"9ZfKzEfy\"\u003E\u003Cb\u003E八、抵押登记。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"4zoqeNcP\"\u003E参与者：公积金中心、中介。\u003C\u002Fli\u003E\u003Cli data-pid=\"-JgoJDnf\"\u003E准备材料：无。\u003C\u002Fli\u003E\u003Cli data-pid=\"Tuggormw\"\u003E具体事项：等。催。躺好。\u003Cbr\u002F\u003E房管局过户成功之后，（我们是第二天）会发给你一条短信，通知你可以去窗口领证。这时候就让中介过去，把该拿的东西拿好送到公积金中心那里，公积金中心会进行抵押登记。\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cp data-pid=\"k6oOOmns\"\u003E\u003Cb\u003E九、放款审核。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"IYGbaY9T\"\u003E参与者：公积金中心。\u003C\u002Fli\u003E\u003Cli data-pid=\"yVYO2-3c\"\u003E准备材料：无。\u003C\u002Fli\u003E\u003Cli data-pid=\"RCyw-oeM\"\u003E具体事项：等。躺好。 \u003Cbr\u002F\u003E公积金中心完成抵押登记之后，就会进入放款审核阶段。继续苦等放款审核通过，这个每个地方的时限不一样，等毛了就打公积金中心电话咨询，我已经准备明天中午之前还没审核完就打电话咨询了......\u003Cbr\u002F\u003E于20200426在浙江政务服务网上提了一个信访，在当天下午收到了公积金中心的回访电话，说应该会在月底之前完成发放。\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cp data-pid=\"W9v0lea0\"\u003E\u003Cb\u003E十、贷款发放。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"EjX_atCD\"\u003E参与者：公积金中心、委贷银行。\u003C\u002Fli\u003E\u003Cli data-pid=\"1GhHGmjQ\"\u003E准备材料：无。\u003C\u002Fli\u003E\u003Cli data-pid=\"jVLxBCqC\"\u003E具体事项：等。躺好。看来昨天提交的信访还是有效果，昨天回访完之后，今天（20200427）早上看到进度已经变成了贷款发放。然后下午就变成了已发放。\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cfigure data-size=\"normal\"\u003E\u003Cnoscript\u003E\u003Cimg src=\"https:\u002F\u002Fpic1.zhimg.com\u002F50\u002Fv2-6f3110e6532b837e7224f18d2d510a49_720w.jpg?source=1940ef5c\" data-caption=\"\" data-size=\"normal\" data-rawwidth=\"828\" data-rawheight=\"1497\" data-default-watermark-src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-69d81f4bf6118b0203d02d35898ac876_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb\" width=\"828\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-6f3110e6532b837e7224f18d2d510a49_r.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Fnoscript\u003E\u003Cimg src=\"data:image\u002Fsvg+xml;utf8,<svg xmlns='http:\u002F\u002Fwww.w3.org\u002F2000\u002Fsvg' width='828' height='1497'><\u002Fsvg>\" data-caption=\"\" data-size=\"normal\" data-rawwidth=\"828\" data-rawheight=\"1497\" data-default-watermark-src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-69d81f4bf6118b0203d02d35898ac876_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb lazy\" width=\"828\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-6f3110e6532b837e7224f18d2d510a49_r.jpg?source=1940ef5c\" data-actualsrc=\"https:\u002F\u002Fpic1.zhimg.com\u002F50\u002Fv2-6f3110e6532b837e7224f18d2d510a49_720w.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Ffigure\u003E\u003Cp data-pid=\"hqwhQTzi\"\u003E\u003Cbr\u002F\u003E同时在公积金贷款账户跟工行的贷款账户都已经可以看到贷款详情。\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp data-pid=\"UF3FQmMy\"\u003E\u003Cb\u003E十一、房屋交接。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"rA5Y10m_\"\u003E参与者：买卖双方、中介、物业。\u003C\u002Fli\u003E\u003Cli data-pid=\"gNUbOo6R\"\u003E准备材料：无增项，上面的都带上就行。\u003C\u002Fli\u003E\u003Cli data-pid=\"qDzz1p6E\"\u003E具体事项：\u003Cbr\u002F\u003E1.费用结清。就是让房东把截止到交房那天的水费、电费、燃气费、有线电视费等所有个人费用全部结清。每个地方根据实际抄表\u002F预充值\u002F物业代收等不同，具体情况具体操作，总之确保不要交房之后帮房东交他们之前产生的费用就好~\u003Cbr\u002F\u003E2.维修基金更名。一般新房交付时都需要业主缴纳一个维修基金，会有一个发票，有些物业可以直接变更名字，那就直接把原房东的那张发票收好就可以了。\u003Cbr\u002F\u003E3.物业更名。物业那里会登记目前的业主的资料，有事情通知联系业主或者一些投票啊福利啊乱七八糟的，所以要让物业把信息变更成你的。\u003Cbr\u002F\u003E4.车位过户。如果车位是有单独产证的，那也需要提前过户得时候进行不动产的变更，如果车位只是一个转让协议也就是所谓的使用权，那就只需要让房东把发票交给你，物业那里变更一下就好了。\u003Cbr\u002F\u003E5.宽带迁出。据我之前所知，电信宽带这里如果之前有开通过光纤，是需要去营业厅停机然后把光猫拆走，后面才可以重新开通的，不然的话你去开通得时候会告诉你目前这条线路是已经被人占了的，这一点可能很多人没有注意到，如果着急使用宽带的话就一头包~\u003Cbr\u002F\u003E6.材料清点。也就是什么门禁卡几张，水电燃气卡几张，房门钥匙几把这些，还有一手房交房时的各种资料，一般都有一个箱子跟材料清单，对照那个清单，把当时一手房交房时的所有材料都清点清楚就可以了~\u003Cbr\u002F\u003E7.交中介费。记得一定要把中介费用压到（或者压一部分）这个时候再交，这样可以确保主动权掌握在自己手里~\u003C\u002Fli\u003E\u003Cli data-pid=\"J72vQ5va\"\u003E注意事项：在交接之前，要去房子里看一眼，所谓的验房。如果讲究一些的话TB上找一个专门验房的师傅去验房。这里主要是看一眼有没有什么大的质量问题，以及如果要马上入住的话有没有漏水等需要重新装修一下的问题，我们因为基本上要拆了重装，而且是次新房，所以这一步就走了个过场。\u003C\u002Fli\u003E\u003Cli data-pid=\"9K64iIwb\"\u003EOK，基本上交接完之后就是握手拍照了。\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cfigure data-size=\"normal\"\u003E\u003Cnoscript\u003E\u003Cimg src=\"https:\u002F\u002Fpic1.zhimg.com\u002F50\u002Fv2-b9a68b716a932a8d9fff2b36c0e228be_720w.jpg?source=1940ef5c\" data-size=\"normal\" data-rawwidth=\"501\" data-rawheight=\"310\" data-default-watermark-src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-fb6bfa0e9864cdab0ec35c2ec0a96b32_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb\" width=\"501\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-b9a68b716a932a8d9fff2b36c0e228be_r.jpg?source=1940ef5c\"\u002F\u003E\u003C\u002Fnoscript\u003E\u003Cimg src=\"data:image\u002Fsvg+xml;utf8,<svg xmlns='http:\u002F\u002Fwww.w3.org\u002F2000\u002Fsvg' width='501' height='310'><\u002Fsvg>\" data-size=\"normal\" data-rawwidth=\"501\" data-rawheight=\"310\" data-default-watermark-src=\"https:\u002F\u002Fpicx.zhimg.com\u002F50\u002Fv2-fb6bfa0e9864cdab0ec35c2ec0a96b32_720w.jpg?source=1940ef5c\" class=\"origin_image zh-lightbox-thumb lazy\" width=\"501\" data-original=\"https:\u002F\u002Fpicx.zhimg.com\u002Fv2-b9a68b716a932a8d9fff2b36c0e228be_r.jpg?source=1940ef5c\" data-actualsrc=\"https:\u002F\u002Fpic1.zhimg.com\u002F50\u002Fv2-b9a68b716a932a8d9fff2b36c0e228be_720w.jpg?source=1940ef5c\"\u002F\u003E\u003Cfigcaption\u003E皮一下真的开心\u003C\u002Ffigcaption\u003E\u003C\u002Ffigure\u003E\u003Cp data-pid=\"mo8sdshX\"\u003E\u003Cb\u003E十二、水电过户、公积金按月转存、落户。\u003C\u002Fb\u003E\u003C\u002Fp\u003E\u003Cul\u003E\u003Cli data-pid=\"ZNZbDuTk\"\u003E参与者：买家。\u003C\u002Fli\u003E\u003Cli data-pid=\"kEKCN66c\"\u003E准备材料：无增项，上面的都带上就行。\u003C\u002Fli\u003E\u003Cli data-pid=\"li9jmPVE\"\u003E具体事项：去电网啊燃气公司啊什么的拿新的房产证去办理水电过户，把之前登记的房东的信息都变更成你的；然后去公积金中心办理一下公积金按月转存以后可以直接把公积金缴纳的钱转到你的银行卡上用来还房贷。\u003C\u002Fli\u003E\u003Cli data-pid=\"wNZhhYOC\"\u003E注意事项：先查清楚自己水费电费燃气费都是交在哪里的，可能会有不同的供电局燃气公司之类的区别，有一些可以直接在线过户不需要跑去营业厅。比如下面杭州这几个业务可以尝试一下在线办理。\u003C\u002Fli\u003E\u003Cli data-pid=\"QtOK8Jpv\"\u003E电表过户：必须在线搞定。下载“网上国网APP”——注册、绑定户号（不知道户号在哪就打电话查）——首页点击“更名\u002F过户”——一步一步填完，上传身份证产证等信息。等待审核即可，大概不到一个小时就有工作人员来电话确认信息了，然后没一会儿已经变更成功~\u003C\u002Fli\u003E\u003Cli data-pid=\"N-263IkF\"\u003E燃气过户：关注“杭州天然气有限公司”公众号——注册登录——“居民业务”里面找到“气表过户”——绑定地址上传资料。等待审核即可。\u003C\u002Fli\u003E\u003Cli data-pid=\"BDC_Vxct\"\u003E水表过户：我们水费是物业代收的，没有具体户号所以就不需要专门过户了~\u003C\u002Fli\u003E\u003Cli data-pid=\"kr50bLRY\"\u003E公积金按月转存：杭州市公积金，直接在市公积金的官网上——提取业务——申请提取——偿还购房贷款本息提取，然后填写信息即可，会过个几天才会完成。\u003C\u002Fli\u003E\u003Cli data-pid=\"HkheAZJM\"\u003E落户：如果想把户口迁到新买的房子里的话，准备好身份证、户口本、房产证（包括共有人的）、同意落户证明（如果产权共有）、结婚证（如果夫妻共有）去一趟新房所在地派出所就行。杭州这边的话直接浙江政务服务在线办理。但是都要去一趟派出所，交回原来的户口本，领取新的~\u003C\u002Fli\u003E\u003C\u002Ful\u003E\u003Cp class=\"ztext-empty-paragraph\"\u003E\u003Cbr\u002F\u003E\u003C\u002Fp\u003E\u003Cp 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