Refers to those who have registered in the real estate trading center, completed the initial registration and general registration, and listed again. Second-hand housing is relative to the commercial housing in the hands of developers, and it is commonly known as the secondary market of real estate property rights transactions, including commercial housing, second-hand public housing (housing reform housing) that allows listing transactions, poor housing, demolition housing, self-built housing, affordable housing, price-limited housing and so on. Second-hand housing transaction is a very active phenomenon in Beijing, Shanghai, Shenzhen and other big cities, with considerable development prospects.

2 intermediary costs

: According to the relevant documents of the Price Bureau, if the real estate transaction amount [1] is less than 654.38+10,000 yuan (including 654.38+10,000 yuan), it will be charged at 2%; If the amount exceeds 6,543,800 yuan to 6,543,800 yuan (including 6,543,800 yuan), it will be charged at 654.38+ 0%; If it exceeds 6,543,800,000 yuan, it shall be charged at 0.5%, and the service fee charged by the intermediary shall be calculated according to the amount of each transaction, instead of the buyer and the seller separately. For example, the turnover of a real estate is 500,000 yuan, and the calculation method of agency fee is: agency fee = 654.38+10,000 yuan× 2%+400,000 yuan× 654.38+0% = 2,000 yuan+4,000 yuan = 6,000 yuan, that is, the total agency commission that buyers and sellers need to pay to real estate agents is 60,000 yuan. For another example, the turnover of a real estate is 6.5438+0.25 million yuan, and the calculation method of agency fee is: agency fee = 6.5438+0.000 yuan × 2%+900,000 yuan × 654.38+0%+250,000 yuan × 0.5% = 2,000 yuan+9,000 yuan+654.38+. [1] Transaction tax 1, business tax (the tax rate is 5.65% paid by the seller) According to the new real estate policy of 20 10, business tax is levied in full on non-ordinary houses sold for less than five years, and business tax is levied on non-ordinary houses sold for more than five years or ordinary houses sold for less than five years according to the difference between the two transactions, and ordinary houses sold for more than five years are exempted from business tax. There are two main points here: ① The purchase time is more than 5 years. Here, first look at the property right certificate, then look at the deed tax invoice, and then look at the bill (special bill for the sale income of state-owned housing reform). These three documents are calculated according to the earliest time. Generally speaking, the bill is earlier than the deed tax invoice, and the deed tax invoice is earlier than the real estate license. The earliest time in the housing reform is the deposit bill received by the housing reform. ② Whether the property sold is an ordinary house or an unusual house. In addition: if the property sold is non-residential such as shops, writing rooms and factories, it is not necessary to demonstrate whether the business tax needs to be levied in full after 5 years. [2]2. Individual income tax: (the seller pays 65438+ 0% of the total transaction amount or 20% of the difference between the two transactions) collection conditions. Families selling non-unique houses need to pay individual housing transfer income tax. There are two conditions here: the only house in the family; The purchase time is over 5 years. If both conditions are met at the same time, individual income tax can be exempted; If you don't meet any conditions, you have to pay personal income tax. Note: If it is the only residence of the family, but the purchase time is less than 5 years, it needs to be paid in the form of tax deposit first. If you can re-purchase real estate and obtain property rights within one year, you can refund the tax deposit in whole or in part. The specific refund amount is 1% of the lower transaction price of two properties. Note: The Local Taxation Bureau will examine whether there are other properties under the name of the seller's husband and wife as the basis for the family's sole residence, including the properties registered in the housing management department (excluding non-residential properties) although the property ownership certificate has not been handled. Note: If the property sold is a non-residential property, individual income tax will be paid under any circumstances. Moreover, the local taxation bureau must also levy 20% of the difference in business tax payment during the tax collection process. 3. Stamp duty: (the tax rate is 1%, which is shared equally between the buyer and the seller), but the state has temporarily exempted it since 2009. 4. Deed tax: (the basic tax rate is 3%, and the preferential tax rates are 1.5% and 1% to be paid by the buyer) Collection method: 3% of the total transaction amount is collected at the basic tax rate, and the buyer pays/kloc of the total transaction amount for the first time to purchase ordinary houses with an area of less than 90 square meters and ordinary houses with an area of more than 90 square meters (including 90 square meters). The discount of deed tax is calculated by individuals, and you can enjoy the discount as long as you pay the deed tax for the first time. If the property purchased by the Buyer is non-ordinary residence or non-residence, 3% of the total transaction amount shall be paid. [3]5. Surveying and mapping fee 1.36 yuan/square meter, total = 1.36 yuan/square meter * actual surveying and mapping area (standard of surveying and mapping fee for housing reform under the new policy after April 2008: 200 yuan under 75 square meters, 300 yuan over 75 square meters,1400 yuan over 44 square meters). 6. Total transaction cost of second-hand house: residential 6 yuan/m2 * actual survey area, non-residential 10 yuan/m2. 7. Registration fee: (production fee) 80 yuan, * * * ownership certificate: 20 yuan.

3 required materials

: (1) The local taxation bureau needs the ID card of the seller's husband and wife, a copy of the household registration book (if the seller's husband and wife are not in the same household registration book, provide a copy of the marriage certificate), a copy of the buyer's ID card, an online sale agreement and a copy of the real estate license (if the seller's spouse is dead, a copy of the death certificate of the police station is required) (2) The Housing Authority needs the online sale agreement, the original real estate license, two new mapping maps, and a copy of the tax exemption certificate or tax payment certificate For example, for the houses directly reconstructed in the province, two copies of the Confirmation Form of Public Housing Purchased and the attached table 1 are required. Note: The joint signature of spouses is required when changing rooms. If the spouse has died but used the length of service, if it is after the housing reform, it is necessary to do inheritance notarization before the transaction transfer; The original death certificate issued by the police station should be submitted before the housing reform. Provincial housing reform also needs to fill in the "confirmation form of purchased public housing" in duplicate, which will be confirmed by the unit and the provincial housing reform office, and the original housing reform bill will be submitted.

4 tax calculation

: buyer 1, deed tax: transaction price or appraised price (higher) × 1.5% (the tax rate for commercial buildings or buildings larger than 144 square meters is 3%)2. Transaction service fee: construction area (m2) ×3 yuan 3. Transaction stamp duty: transaction price or evaluation price (higher) × 0.05. 80 yuan, where the buyer is the unit) seller 1, transaction service fee: construction area (square meter) ×3 yuan 2, transaction stamp duty: transaction price or evaluation price (higher) ×0. 05%3. Land transfer fee: transaction price or evaluation price (higher) × 1%4. Housing for needy people: transaction price or evaluation price (higher). Commercial house: the land transfer fee is based on the benchmark land price × 3% × unpaid construction area of the land transfer fee. 6. Cost sharing: transaction price/total area × shared area ×10% (below10 floor). Transaction price/total area × allocated area ×20%( 10 floor or above). 7. Personal income tax: transaction price or assessment.

Five preventive measures

(1) Whether the house formalities are complete. The real estate license is the only proof that the owner owns the house. There is a great risk for the buyer not to get the house if he conducts the house transaction without the real estate license. The owner can mortgage or resell the real estate license, even if it is not obtained in the future, the owner can mortgage and resell it. Therefore, it is best to choose a house with real estate license for trading. (2) Is the property right of the house clear? Some houses have many owners. If there are heirs, family and husband and wife, the buyer shall sign house sales contracts with all owners. If only some * * * people dispose of the property owned by * * without authorization, the sales contract signed by the buyer with other * * * people is generally invalid. (3) Is the transaction house being rented? Some second-hand houses have a material burden when they are transferred, that is, they are also rented out by others. If buyers only look at the property ownership certificate and pay attention to the transfer procedures, but not whether there is a lease, then it is very likely that buyers will get a property that cannot be moved in or used in time. Because China, including most countries, recognizes that "buying and selling does not break the lease", that is to say, the housing sales contract cannot compete with the previously established lease contract. This point is ignored by many buyers and intermediary companies in practice, and is also used by many sellers, which leads to more disputes. (4) Is the land situation clear? Second-hand housing buyers should pay attention to the nature of land use, whether it is allocated or sold. The allocated land is generally used for free, and the government can recover it for free. Transfer means that the owner has paid the land transfer fee and the buyer enjoys more complete rights to the house; Also pay attention to the service life of the land. If the land use right of a house is only 40 years and the owner has used it for more than ten years, then it is a bit uneconomical for the buyer to measure whether it should be based on the price of commercial housing with the land use right of the same lot for 70 years. (5) Does the municipal planning affect the sale of second-hand houses by some homeowners? They may already know that the house will be demolished in about 5 to 10 years, or that high-rise residential buildings will be built near the house, which may affect the municipal planning such as lighting and price, so they are eager to sell. As buyers, they should fully understand the details when buying. (6) Is the welfare house legal? Housing reform, housing projects and affordable housing are all welfare policy-oriented housing, which have certain restrictions on transfer, and these houses have certain national regulations on the nature of land and the scope of housing ownership. Buyers should avoid conflicts between sales contracts and national laws when purchasing. (7) Does the unit room infringe the general unit room? There are cost-based employee housing and standard-priced employee housing. The nature of the two plots of land is allocated, and the land use fee should be paid when transferring. Furthermore, for the standard-priced housing, the general unit enjoys part of the property rights, and the unit enjoys the preemptive right when the employees transfer their ownership. If the buyer does not pay attention to these, it may infringe upon the legitimate rights and interests of the unit together with the owner. (8) Is the property management fee in arrears? When some owners transfer their ownership, their property management fees, electricity fees and gas (natural gas, heating and gas) fees have been in arrears for a long time, and they have already owed a lot of fees. The buyer bought the house without knowing it, and the buyer may have to bear all the expenses. (9) Is the intermediary company illegal? Some intermediary companies illegally provide intermediary services. For example, second-hand housing loans, they provide zero down payment service for buyers, that is, all the money paid by buyers can be defrauded from banks. Buyers think they have taken advantage. I don't know if the bank finds out, all the responsibilities may be borne by him. (10) Is the contract clear? Although the second-hand housing sales contract does not need to be as comprehensive as the commercial housing sales contract, it should also clarify some details, such as the contract subject, rights protection, housing price, transaction mode, liability for breach of contract, dispute settlement, signing date and so on. [4]

6 taxes and fees for the sale of second-hand houses

The regulations are numerous and complicated, and the accumulated amount of taxes and fees is relatively large, so it is very necessary to calculate the tax burden. According to national regulations, the buyer should bear the deed tax and stamp duty, and the seller should bear the business tax, urban construction tax, education surcharge and personal income tax under certain conditions. According to the nature of buying and selling houses and the actual situation in various places, land value-added tax, property tax, handling fee, transaction management fee and other taxes may also occur. In addition, factors such as the nature, size, use and registration time of property rights may also change the tax rate of deed tax. According to the actual situation of the house to be traded, the buyer and the seller can specifically understand the tax items and tax rates from professionals or relevant departments. Legal points

1. Buyers must pay attention to transaction security: one purpose, eight musts.

One purpose is that all transactions must be subject to the purpose that the subject rights and legal rights of the real estate to be transferred can be obtained according to the agreement. Eight musts means: 1. When concluding a real estate sales contract, especially when paying the down payment, be sure to find out whether the right of the real estate you want to buy is mortgaged, sealed up or frozen. (You can spend 30 yuan RMB in the trading center where the house is located to inquire about the real estate rights information that needs to be traded); 2. When paying the house price (or paying most of the house price), you must have completed the transaction application and obtained the acceptance receipt issued by the real estate trading center; 3. A certain amount of house payment must be reserved, and it can only be paid if the house expropriation inspection conforms to the contract; 4. When concluding a sales contract, the other party must be required to transfer the name of the maintenance fund, water, electricity, coal, telephone and other accounts of the transferred property at the same time under certain conditions; 5. If the down payment for buying a house is used for the seller to repay the bank loan, it is necessary to grasp the time limit for the bank to cancel the mortgage and issue a receipt room for accepting the transaction to the real estate trading center (the shorter the time limit, the better, because if the seller is involved in litigation, it will be immediately seized by the court); 6. To fully understand whether the transferred real estate is leased; 7. Before paying the deposit and the house payment, it is necessary to find out whether the main body of the contract is the property owner; 8. When concluding a sales contract, it must be agreed that the seller will move out all the registered permanent residence, and can go to the local police station to jointly investigate the registered permanent residence with the seller before signing the contract. In case of historical problems, it must be clearly stipulated in the contract.

1. Sellers must pay attention to transaction security: one purpose, three main points.

One purpose is that all transactions must be subject to the purpose that the price of housing sales can be paid in full. Three musts mean: 1. In the case of not receiving most of the house payment, in principle, do not apply for a transaction. If the buyer who has already traded does not pay the house price, you should take remedial measures including litigation; 2. When the house is handed over and all the keys are delivered, all the house payment will be charged; 3. If the buyer takes the sales contract concluded with the seller as the mortgage loan, and the mortgage loan is used to pay the house price of the seller, the loan bank shall issue a letter of guarantee to the seller before applying for the transaction, or the buyer and the seller agree with the bank that the loan will be paid directly to the seller by the bank.

7 transaction process

The whole process of second-hand housing transaction can be roughly divided into the following stages: (1) The buyer and the seller establish information communication channels, and the buyer knows the overall situation and property rights of the house and asks the seller to provide legal documents, including house ownership certificate, identity certificate and other documents. (2) If the house provided by the seller is legal and can be traded on the market, the buyer can pay the house purchase deposit (paying the house purchase deposit is not a necessary procedure for the sale of commercial housing), and the buyer and the seller sign a house sales contract (or a house sales contract). After the buyer and the seller reach an agreement on the location, property right, transaction price, delivery time, delivery method and property right disposal of the house through consultation, both parties shall sign at least three house sales contracts. (3) The buyer and the seller apply to the real estate transaction management department for review. After the buyer and the seller apply to the real estate management department, the management department shall examine the relevant documents, review the property rights, and grant the transfer procedures for the houses that meet the listing conditions. If there is no property right or some property rights without the written consent of other property rights, the application will be refused and the listing transaction will be prohibited. (4) contract. The real estate transaction management department shall, according to the property right status and the purchase object of the transaction house, report to the transaction department for approval step by step according to the approval authority set in advance, and both parties to the transaction may go through the formalities for signing the deed. Beijing has cancelled the contract for the sale of real estate during the transaction, which is also commonly known as the "white deed". (5) Pay taxes and fees. The composition of taxes and fees is more complicated, depending on the nature of the transaction house. For example, the tax composition of commercial housing such as housing reform, rebuilding and demolition, and affordable housing is different. (6), handle the transfer of property rights transfer procedures. After the real estate transaction management department completes the registration of property right change, both parties will hand over the transaction data to the issuing department, and the buyer will apply to the issuing department for a new property right certificate with the notice of receiving the property ownership certificate. (7) For the buyer of the loan, after signing the house sales contract with the seller, the buyer and the seller go to the loan bank to handle the loan formalities. The bank will review the buyer's credit status, evaluate the house that both parties want to trade, and then approve the buyer's loan. After the two parties complete the registration change of property rights and the buyer obtains the house ownership certificate, the bank will issue a one-time loan. (8) After the buyer has obtained the ownership certificate of the house and paid off all the house price, and the seller has delivered the house and settled all the property fees, all the second-hand house sales contracts of both parties have been fulfilled.

8 transaction risk

How to avoid the risk of second-hand housing transaction 1 When signing the purchase contract with the second-hand house owner, the purchaser should consider the hidden dangers brought by factors such as rising house prices in advance, stipulate the liability for breach of contract, and handle the transfer formalities as soon as possible to avoid the other party's remorse. Before buying a house, the buyer should fully understand the various procedures required for the sale of the house. It is best to choose professionals to provide legal advice and then sign the contract carefully. 3. When signing the house purchase contract, the buyer shall ask the other party to provide the certificate that ensures the right to dispose of the house sold or the certificate that the husband and wife and other people agree to dispose of it. 4. Buyers and sellers of second-hand houses should choose formal intermediary agencies when trading, and agree on the contents agreed by both parties in writing. 5. In order to know the real situation of the purchased house, buyers should know the situation from the property, neighbors and developers before buying a house, and it is best to go to the scene to see the house and make a written agreement on how to bear the responsibility for quality problems. 6. The law clearly stipulates that houses built on rural homestead cannot be listed and traded, and it is suggested that urban residents should not buy such houses, which are not protected by law.

9 five passes

The five key points of second-hand housing transaction are house price evaluation. For inexperienced owners, it is difficult to find buyers if the price is set high, and they will suffer economic losses if it is set low. Suggestion: entrust the house to a reputable intermediary company, and then make a fair evaluation of the customer's house through market comparison method, income method and cost method. The common market comparison method requires appraisers to have rich trading experience, be familiar with the market price, and be able to make a more accurate evaluation of the house price according to the location, orientation, decoration degree and age of the house. Contracts related to second-hand housing transactions often cause disputes because the contracts are not standardized. When signing a contract, we often pay attention to many details, such as indoor facilities, payment methods, specific delivery time, tax payment and so on. Suggestion: If a formal intermediary company is entrusted and a sale transaction is finally reached, the intermediary company will provide a standardized and detailed text of the sale contract, which will reduce a lot of trouble for buyers and sellers and avoid disputes arising from irregular contracts. Subsequently, the seller should settle all the property fees and heating fees to prepare for the next link of the title deed transfer. Handling the title deed transfer of the house is the most time-consuming and labor-intensive step in the process of buying and selling. Handling the transfer involves a series of policies and regulations, and the procedures are cumbersome. Due to the lack of real estate transaction knowledge, relevant experience and procedures of relevant departments, buyers often run off their legs, and things are not done satisfactorily, which consumes a lot of human and financial resources. Suggestion: Some formal intermediary companies can handle the transfer on their behalf, and the staff of their accreditation departments are familiar with relevant policies, regulations and processes and have rich experience. Therefore, entrusting a professional intermediary company to handle property transfer is the first choice for most consumers, which saves time, effort and worry. Paying off the house payment is a link that customers are most worried about, ranging from hundreds of thousands to hundreds of thousands. Once there is a problem, the buyer will suffer huge losses. In the sale of houses, there is a real estate delivery risk. Buyers are worried about the transfer of property rights and can't get the title certificate; The seller is worried that the title certificate is in the buyer's name and the buyer is in arrears with the house payment. Suggestion: In view of the above situation, some large formal intermediary companies have launched the "intermediary mediator" service. The buyer will hand over the house payment to the intermediary company for safekeeping, and the seller will hand over the original title certificate to the intermediary company for safekeeping. The intermediary handles the transfer of property rights for both parties. After getting the new title certificate, the intermediary pays the house price to the seller on the one hand and the new title certificate to the buyer on the other, which ensures the interests of both parties. Property delivery is the last link of the transaction. If it can be successfully completed, customers can stay in peace of mind, and the original owner is no longer responsible for the house. Suggestion: When the real estate is submitted for examination, the intermediary company will provide a real estate submission form for the buyers and sellers to fill in and confirm. The contents of house inspection mainly include: whether the house property conforms to the contract; Whether the furniture in the house has been emptied; Whether the key has been delivered; Whether the utilities, gas, telephone and cable viewing fees have been settled.

10 Ten Skills of Second-hand Housing Transaction

1\ Choosing a brand intermediary is more reliable. Although with the development of the second-hand housing market, intermediary transactions are moving towards standardization step by step, various transaction disputes in reality still plague buyers and property buyers. An industry insider said that when many citizens choose to buy a house, they generally regard large companies as their first choice. On the one hand, the operation is relatively standardized; On the other hand, housing is also abundant.

Expert advice: It is best for the seller to entrust the house to some larger intermediary companies. In addition to ensuring more customers, the most important thing is to ensure the safety of the transaction and avoid worries.

2\ The two kinds of agency methods have their own advantages and disadvantages. There are generally two ways to entrust an intermediary to sell second-hand houses: exclusive agency and general way. Customers who choose the exclusive agency method may not entrust the same house to another intermediary; Generally speaking, the same house can be sold by several intermediary agents at the same time.

According to reports, larger companies generally tend to sign exclusive agency contracts with customers, while small intermediaries prefer general contracts. The two methods have their own advantages and disadvantages: generally speaking, the exclusive agency contract can ensure the security of the transaction; General contracts can provide more customers, which is beneficial to early transactions, but there may be certain risks in the transaction process.

The validity of agency should be short, not long. What if the house can't be sold for a long time after signing the exclusive agency contract? This requires a valid period when signing a contract. If a transaction cannot be reached within the valid period, the contract can be automatically terminated. How long is the validity period better?

Experts believe that the validity of the agency should be short and not long, generally one month is appropriate. Because if the house can't be sold within one month, but you are satisfied with the service of the intermediary company, you can also choose to renew the contract, and the intermediary company is generally willing.

4. "Skipping" the intermediary is risky. Some "smart" sellers will "skip" the intermediary and deal directly with the buyer, so as to save an intermediary fee after meeting the buyer through the intermediary. Experts believe that on the one hand, it is a sign that customers who sell houses violate integrity, on the other hand, it also increases transaction risks and sometimes reduces transaction efficiency.

Second-hand housing transaction is a complicated process, which requires a lot of documents and procedures. Once the intermediary is skipped, the buyer and the seller must handle these affairs in person, which will consume a lot of energy and time and reduce the efficiency of the transaction.

5. Can't sign the "hand-to-hand price" According to some intermediary companies, many customers only need to sign a "hand-to-hand price" with the company when entrusting them to sell houses, because they feel that the contract details are too troublesome, that is, how much money to get directly. In this regard, the intermediary company is quite embarrassed, because only signing "hand price" with customers belongs to the illegal operation of the intermediary company.

In the process of second-hand housing transaction, in addition to the housing itself, it also involves deed tax, transaction fee, agency fee and other expenses. If you only sign a "hand price", it will inevitably leave a lot of room for the intermediary to operate. If you meet some illegal intermediaries, it will create a hotbed of "black-box operation", and in the end, buyers and sellers will suffer. Therefore, experts suggest that in the process of signing a contract, all funds must be made clear, and never just sign a "price"

6. Calmly reporting house prices In recent days, the transaction volume of second-hand houses in Shanghai has decreased. One of the main reasons is that the price of second-hand houses has been rising for half a year, which has led many homeowners to expect too much from the property, and blind quotation has appeared, which has made it difficult to clinch a deal.

Experts suggest that homeowners must be calm and objectively estimate the price of their property when quoting. If you are not at ease, you can ask several intermediaries and then make a comprehensive offer.

7. Be careful when turning the key. After signing the contract with the intermediary company, many second-hand house owners give their keys to the intermediary company in order to avoid the trouble of looking at the house again and again. Experts remind that in second-hand housing transactions, turnkey needs to be cautious.

Many intermediary companies also do not advocate the practice of homeowners turning the key. Although the turnkey is convenient for the intermediary company to look at the house, in case of unexpected situations such as theft, the problem of responsibility attribution is very troublesome. Therefore, many large intermediaries are also cautious about turnkey.

8. Don't hand over the house in advance easily. During the transaction, some property buyers may put forward various reasons to request to move in before completing the transfer formalities. Experts remind that even if the house purchase contract is signed, the owner still needs to think about the requirements of handing over the house in advance before handling the transfer formalities.

Although the time for property transfer has been greatly shortened, it still takes about 15 days, and some disputes may still occur during this time. After the dispute, because the current law gives priority to the protection of the rights and interests of existing residents, it may bring some unnecessary losses to the owners.

9. The details of the contract should be clarified. Some brokers report that sometimes there will still be disputes between buyers and sellers after the transaction. These disputes mainly focus on some details, such as maintenance fund, cable TV fee, telephone fee and so on.

Due to the lack of experience in housing transactions, buyers and sellers often pay more attention to the relatively large expenses such as house payment and agency fees in the transaction process, but pay little attention to some details. If these details were agreed in advance before signing the contract, these "sequelae" would not have happened. 10. Selling a house by yourself is learned. There are also some homeowners' second-hand housing transactions in the market, not through intermediaries, but through the introduction of relatives and friends to find buyers. For this phenomenon of selling second-hand houses, experts remind that it is necessary to carefully study the relevant policies, procedures and processes of second-hand housing transactions, otherwise it will be difficult to successfully complete the whole transaction process. If you are unfamiliar, at least find a knowledgeable friend to accompany you. [9] Details remind home buyers to buy.

Pay attention to seven details when buying a second-hand house.

1, find out the ownership before you shoot. Before buying a house, be sure to find out the ownership of the house, whether it is partial property right, * * * property right or no property right. If the property right of the house is unclear or there is a property right dispute, it is not suitable to buy the house no matter how good it is. 2. It is not a loss to distinguish housing property rights. There are many restrictions on the transaction of houses with only the right to use. When buying a house, we should pay attention to whether the title certificate reflects the complete property right or only the right to use it. It is very important to know the age of the house. Some homeowners are eager to sell their houses and may deliberately hide the completion time of their houses. When looking at the house, they should pay attention to the data on the mapping page of the real estate license in order to understand the approximate age of the house. 4. Find out the building area and usable area. Distinguish whether the building area and usable area of the house are consistent with the property right certificate of the house, and whether there is the phenomenon of unauthorized construction, so as to avoid the shrinkage of the purchased house area. 5. Learn more about property management, security equipment, residential environment, water and electricity supply, etc. These factors may directly affect the quality of life in the future. 6. Comprehensively check the surrounding environment of the house. Focus on noise, harmful odor, water pollution, garbage, community health and cleanliness. 7. Beware of black intermediaries. Buy second-hand housing to find a formal intermediary company, in case of their own operational mistakes or black intermediary profit from it.