Cancel the pool, shout for many years, introduce a large area of property taxes, shout for many years, the story of the wolf came we listened to for many years, but when did the wolf come?
In 2021, China's real estate ushered in a period of great adjustment, and the severe pain brought about by the change and the recurrence of the epidemic seemed to have left the entire industry numb and confused.
The hot words of real estate in 2021 are: capital rupture, developer thunderstorms, three red lines, 2022 ushered in the developer's shutdown and buyers' fear of the project's bad end, the times create heroes, and the same era needs a "brave heart"!
Just past the two sessions of the National People's Congress, a number of representatives submitted proposals related to real estate.
Among them, it is proposed to completely abolish the pre-sale system of commercial housing and fully implement the sale of existing commercial housing nationwide, which has aroused widespread concern and discussion.
The pre-sale system of commercial housing is also known as the sale of real estate flowers, and like the abolition of the pool area, it is also learned from Hong Kong by the mainland. In 1994, the "Administrative Measures for the Pre-sale of Urban Commercial Housing" was promulgated, which formally determined it.
In the pre-sale mode, the buyer pays the money first, the developer does not need to precipitate a large amount of funds, and the project development can be carried out with the pre-sale money, and the cost of funds is greatly reduced. However, the pre-sale system also brings many drawbacks: delayed delivery, over-commitment, cutting corners, bad endings and other frequent incidents.
The cancellation of pre-sale, existing house sales have obvious advantages: advantage one: visible, touchable; advantage two: some cities existing house sales delivery that is, delivery of certificates, shorten the waiting time for real estate certificates, "certificate for safety"; advantage three: to solve the contradiction between the right of residence and property rights, for families with children, after handing over the house to get the certificate to settle, children can also go to the nearest school divided by the precinct.
Canceling the pre-sale of commercial housing can effectively safeguard the rights and interests of buyers, slow down the speed of land expansion of developers, and reduce the debt leverage of developers. In the long run, it is imperative to cancel the pre-sale of commercial housing.
However, the total abolition of the pre-sale system is not as simple as imagined.
This round of real estate industry crisis, not to mention those small and medium-sized housing enterprises, head players are facing huge cash flow pressure. Therefore, it is not realistic to directly cancel the pre-sale and change from selling off-plan houses to selling existing houses.
On the one hand, the comprehensive sale of existing houses will increase the cost of funds for developers and eventually feedback to house prices; on the other hand, it takes time from land acquisition to building houses, cancel pre-sales, and in the short term, the real estate market will be in short supply, boosting house prices.
Therefore, regarding the reform of the pre-sale system, it is necessary to proceed step by step and not to be rushed. Some advocates suggest that the pre-sale permit threshold can be gradually raised (multi-storey main body cap, high-rise main structure 2/3, super high-rise main body more than half), and gradually transition to existing housing sales, reducing the chain reaction of the property market caused by radical reforms; you can first choose some low-tier cities in the third, fourth, and fifth lines, pilot a small range, and then slowly expand to those first- and second-tier cities with huge demand for new houses and active transactions.
In the long run, the abolition of the pre-sale system, the zeroing of rotten buildings or the trend. However, in the short term, the complexity of the problem of rotten tail buildings cannot be solved overnight.
In the Xixian area, there are many buyers who are deeply affected by the rotten tail buildings.
First of all, let's explain what is a rotten tail building? Rotten tail building refers to a real estate project that has gone through the land use and planning procedures, and after the project starts, it is stopped for more than one year because the developer is unable to continue to invest in construction or is involved in debt disputes.
According to the complaints on the People's Daily message board, since the beginning of this year, several real estate projects in the Xixian area that have been in ruins for many years have also been exposed.
Renderings of the South China Sea family
Nanhai Jiayuan is located in the golden area of Chen Yangzhai Cross on Century Avenue in Qindu District, which is anti-trusteeship by Xianyang City, and Xianyang people are familiar with it.
It is developed and constructed by Shaanxi Ziyun Real Estate Development Co., Ltd., and the second phase has been sold to the public since April 2017, claiming that the five certificates are complete and publicized in the hall of the sales department. It has been in a state of shutdown.
What is even more jaw-dropping is that more than 100 houses in the second phase are facing the situation of "one room, two sales".
The latest information shows that Nanhai Jiayuan is currently a government-led owner self-help project. Some netizens reflected on the leadership message board this year:
I am the owner of Building 7 of Nanhai Jiayuan Phase II, and at present, the balance of the house under the leadership of the government has been paid in full; at present, Nanhai Jiayuan has been repeatedly obstructed by the original developer Ziyun Real Estate, and the project cannot be fully resumed; the online signing procedures Ziyun has been delayed in handling, and will not be handled under various pretexts; at present, we cannot see the smooth construction of the house by Ziyun; I hope that the leaders will be the masters for us, handle the online signing procedures as soon as possible, and hand over the house as soon as possible!
Real view of Building 1 of Xianyang in Jinyu
The latest information shows that some netizens reflected on the leadership message board this year:
Building 1 of Jinyu Xianyang Real Estate on Yuquan West Road in Xianyang, originally scheduled to be delivered in October 2019, has now been postponed for almost 3 years, and construction has not been seen for a long time, and more than 260 owners are homeless, requesting the government to be the master of the people and urging the developer to hand over the house as soon as possible.
Leader Reply:
On August 12, 2021, the responsible comrades of the relevant units held a special meeting in the Housing and Urban-Rural Development Bureau to supervise and promote the problem that the Jinyu Xianyang 1# building project could not be delivered on time due to the rupture of the development company's funds, and the meeting reached the "Minutes of the Meeting on the Petition of the Owners of Jinyu Xianyang", in accordance with the requirements of the minutes, the actual mortgagor unsealed some of the properties in batches, and set up a special account for the construction of the later repair project. The Housing and Urban-Rural Development Bureau will continue to strengthen communication and contact with relevant units, and urge construction and construction units to strictly follow the "Minutes of the Meeting on the Petitioning Problem of Owners of Jinyu Xianyang" and complete all the projects of Building 1#, 8# and 13# building as soon as possible.
According to the owners, the construction of the building began in 2014, and in June 2014, the house began to be sold without any formalities, and the "Commercial Housing Subscription Contract" was signed with the owner, and the earliest delivery date was September 30, 2016, and the latest delivery date was September 30, 2019. At present, it has entered 2022, and there is still no sign of resuming work.
Hong Ye Ren and Heaven and Earth Real Scene
For the reasons for the bad ending, the China Business Daily once reported:
In October 2016, the first phase of the first lot of the 1st and 2nd residential buildings was built to 23 floors, and had to pay for the project, but the project did not have the support of sales collection, so it had to find funds to ensure the progress of the project. In November 2016, two shareholders of Hongye Company mortgaged their 75% equity to the shareholders of Xi'an Sente Real Estate Co., Ltd. as a guarantee, and borrowed money from Sente Company, and the latter two companies filed lawsuits with the Xianyang Intermediate People's Court due to private lending and equity transfer disputes, and the accounts of Hongye Company were frozen, so it was impossible to close the built real estate, which also led to the inability to pay the wages of migrant workers.
I am in 2017 in Hongye Ren and Tiandi bought the house has not yet been paid, rent has rent, buy a house has a mortgage, please help to solve the problem of delivery, as soon as possible to let the developer resume work, early delivery.
In addition, located in the north of the call has not yet shown signs of resuming work, netizens broke the news since the purchase of Qinchu shops in 2013, originally agreed to hand over the house in July 2013, but until the past 9 years of this year, the house was still not handed over, causing great losses to more than 1,000 owners; the community located in the middle of Century Avenue has been in ruins for many years, and the developer has applied for bankruptcy.
Renderings of the Three Thousand Lakes of Yihe
At present, there are still some projects in the Xixian area, such as Blu-ray Future City, Blu-ray Yongjin Bay, etc. that have not yet resumed work, and some project sites have only a few sporadic workers, and the owners are very anxious.
From last year to this year, there have been more and more thunderstorm housing enterprises, resulting in many buyers being very worried about the status of the real estate they have purchased, and there are often buyers consulting the construction status, progress, and risk of bad tail of our building in the background.
Here, I would like to remind everyone that in order to avoid buying a bad house, you should carefully check the pre-sale permit before buying a house. Confirm that the building to be purchased has obtained the "Commercial Housing Pre-sale Permit", otherwise do not pay the deposit or purchase price.
Secondly, when paying the deposit and purchase price, the buyer must confirm the transfer to the regulatory account on the pre-sale certificate and refuse to transfer to any other account. In this way, it can be ensured that the purchase price is used for project construction, and avoid the misappropriation of funds, late delivery, and rotten buildings.
As far as Xianyang City is concerned, buyers can inquire about the pre-sale certificate information and regulatory account information of each property on the official website of the Xianyang Housing and Urban-Rural Development Bureau (http://zjj.xianyang.gov.cn/).
1. In the first step, enter the homepage of the official website of Xianyang Housing and Urban-Rural Development Bureau, and click on the pre-sale certificate of commercial housing to enter the specific project inquiry.
2. The second step is to find the project to be queried, make an inquiry, the specific pre-sale information and the supervision account information will show that the buyer must verify that the payment account is consistent with the pre-sale fund supervision account specified in the pre-sale license of the commercial housing before paying the purchase price. Different batches of pre-sale certificates or buildings, the supervision account is not the same, so check clearly. If you find that the payment account is inconsistent with the pre-sale payment supervision account, please stop the payment immediately and report it to the local housing authority.
In addition to the protection of the fund supervision account, the government's pocket is also an important part.
On February 24, the State Council New Office held a press conference on promoting the high-quality development of housing and urban and rural construction. At the meeting, Ni Hong, vice minister of the Ministry of Housing and Urban-Rural Development, said that the risk of late delivery of real estate projects caused by debt defaults by individual real estate enterprises should be resolutely and effectively dealt with. With the primary goal of "ensuring the delivery of buildings, ensuring people's livelihood and ensuring stability", and the principle of legalization and marketization, we will consolidate the main responsibilities of enterprises, implement the management responsibilities of territorial governments, maintain social stability, and safeguard the legitimate rights and interests of the people who buy houses.
Therefore, "guaranteeing the delivery of housing" has also become the top priority of the regulation and supervision of the real estate market this year and for some time to come. Under normal circumstances, if there is no problem with the funds in the fund supervision account, coupled with the government's bottom, the probability of a bad ending will be greatly reduced.