legal subjectivity:

Real estate is a comprehensive and complicated concept. From the physical phenomenon, it is composed of buildings and land. Land can be divided into undeveloped land and developed land. Buildings are attached to land and combined with it. Pre-design process of real estate project (decision-making period): from land acquisition to scheme finalization-focusing on decision-making (the overall situation has been decided); Mid-term (implementation period): from construction drawing design to occupation-focusing on implementation; Later period (operation period): from occupation to house demolition-focusing on service and summarizing feedback. The basic principles of real estate development refer to the basic principles that should be observed in the real estate development and implementation of real estate development management within the scope of state-owned land in urban planning areas. According to the provisions of Chinese laws, the basic principles of real estate development in China mainly include: the principle of development is to engage in real estate development within the scope of state-owned land in urban planning areas that have obtained land use rights according to law. In China, it is a prerequisite for real estate development to obtain the right to use state-owned land according to law through transfer or allocation, and real estate development must be state-owned land. Another type of land in China, that is, rural collective-owned land, cannot be directly used for real estate development, and collective land can only become real estate development land after being requisitioned and converted into state-owned land according to law. Principles of Urban Planning Urban planning is an important measure for the urban people's government to carry out macro-control and micro-management, a program for urban development, and an effective means to rationally control urban real estate development and realize rational allocation of land resources. Scientific formulation and implementation of urban planning is the guarantee for rational use of urban land, reasonable arrangement of various constructions and guidance of orderly and coordinated urban development. The principle of unification adheres to the principle of unification of economic benefits, social benefits and environmental benefits. Economic benefit is the size of economic benefits generated by real estate, which is a necessary condition for the survival and development of development enterprises. Social benefits refer to the effects and benefits brought by real estate development to society. Environmental benefit refers to the positive impact of real estate development on urban natural environment and human environment. The above three aspects are dialectical relations of contradiction and unity, which are both related and different, and will also produce conflicts. This requires the government to carry out comprehensive integration and management from the height of the overall interests of the country and society. The principle of comprehensive development should adhere to the principles of overall planning, rational layout, comprehensive development and supporting construction. The principle of comprehensive development. Compared with the previous decentralized construction, comprehensive development has incomparable advantages. Comprehensive development is conducive to realizing the overall urban planning and accelerating the change of the city's face; It is conducive to the coordinated development of urban construction, promoting production, facilitating life, shortening the construction period and improving economic and social benefits. In line with the principles of policy, national industrial policy and national economic and social development plan. National industrial policy and national economic and social development plan are the basic principles and general strategic guidelines to guide the development of industries related to national economy. As the tertiary industry, real estate industry should be restricted by national industrial policy and national economic and social development plan. Legal objectivity:

Procedures of development project I. Development contract. Work basis: Service Specification for Engineering Construction Management, Regulations on Urban Real Estate Development and Management, and Regulations on Urban Real Estate Development and Management in Shandong Province. Time: After obtaining the land use right certificate and planning confirmation. Submit: 1. Feasibility study report; 2. Qualification documents; 3, real estate development project approval; 4, land procedures (land certificate or land auction plan and transaction confirmation); 5, the planning department identified planning plan, location map, vertical map, pipeline map; 6. Early property management contract (agreement); 7. Proof of payment of relevant fees 8. Supervision agreement on project development funds. Issuance: development contract, project manual. II. Basis for the development and operation license: Service Specification for Engineering Construction Management, Regulations on Urban Real Estate Development and Management, and Regulations on Urban Real Estate Development and Management in Shandong Province. Time: After obtaining the development contract. After examination and approval by the Housing Management Branch, it shall be reported to the Municipal Bureau for handling. Three, the single project review work according to the "urban real estate development and management organization", "Shandong urban real estate development and management organization". Time: after signing the development contract, planning permit, reviewing the construction drawings of the project initiated by the Planning Commission, but before the planning permit of the construction project. Submission: 1. The approval of the Planning Commission in that year; 2. Construction drawings of single project (reviewed by the Drawing Review Center); 3. Construction plan and investment plan; 4. Development contract and development business license. Issuance: single project review form. 4. Basis for pre-sale permit: Management Rules for Urban Real Estate Development and Operation, Measures for the Management of Pre-sale of Urban Commercial Housing, and Trial Measures for Quality Assurance and Instruction for Commercial Housing in Shandong Province. Time: the investment in single project construction has reached one quarter, and the construction permit has been obtained. Submission: 1. Business license: 2. Qualification certificate, development contract and development business license; 3. Land use right certificate or legal land use document; 4, the construction project planning permit; 5. Work permit; 6, single project review table; 7. Construction contract; 8, the project construction schedule; 9. Proof materials of more than 25% investment in engineering construction; 1. Pre-sale plan for commercial housing; 11. Record the receipt; 12, floor plan, building table; 13, commercial housing pre-sale funds supervision agreement; 14, "commercial housing residential quality guarantee", "instruction manual". Issue: Pre-sale permit. Five, the real estate development project completion comprehensive acceptance (phased comprehensive acceptance) certificate. Work basis: Urban Real Estate Management Law and Administrative Measures for Construction, Delivery and Use of Newly-built Houses and Supporting Facilities in Shandong Province. Time: after planning, greening, quality inspection and acceptance, before the initial registration and use of the house. Submit: 1. Application for comprehensive acceptance of development projects; 2, development project completion drawings; 3, single project review table; 4, planning, greening, quality inspection and acceptance report; 5. Report on the implementation of property management. Issuance: Certificate of conformity for comprehensive acceptance (comprehensive acceptance by stages). VI. Initial registration time of the house: after comprehensive acceptance (comprehensive acceptance by stages). Submission: 1. Land use right certificate or legal land use document; 2, the construction project planning permit; 3. Construction project commencement certificate; 4, the construction project completion acceptance certificate; 5. Floor plan of the building; 6, the initial registration of housing application form; 7. Liaocheng Housing Questionnaire; 8. A copy of the business license; 9, comprehensive acceptance (comprehensive acceptance by stages) documents. Issued: house property certificate. VII. Time of transfer registration: After the house purchase contract needs to be filed. Documents to be submitted: 1. Copy of ID card, 2. Purchase contract, 3. Liaocheng housing questionnaire, 4. Purchase invoice, 5. Deed tax invoice, 6. Commercial housing transfer settlement agreement, 7. Housing transfer registration application and approval, 8. Surveying and mapping invoice, 9. Maintenance fund payment certificate. Issued: house property certificate.