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买房留心眼儿,防止被坑的那些陷阱

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日期:01-28点击数:1050

华人偏爱买房早已不是什么新鲜事儿了,无论是国人在国内自住买房,还是在海外投资置业,亦或者新移民来到一个新的国度,心心念念有一个属于自己的“蜗居”,买房都是每一个家庭的头等大事。在华裔聚集的温哥华和多伦多,每时每刻都在上演着独居特色的海外买房的故事。有些刚刚落地、人生地不熟的新移民,在买房后就抱怨房子买错了;有些抢Offer的朋友们在买到房子以后觉得自己买贵了。买房其实并不是那么简单的一件事,需要经验、眼光、经济前景等诸多因素的考量,也需留心各种潜在陷阱,无论自住还是投资,都需要切看切分析,切买切留心。

地产经纪千差万别,买房水平参差不齐

外行看热闹,内行看门道。不同水平的地产经纪,买到的房子却差别很大。虽然大家看起来一招一式都差不多,选区域、选房子、定价格、谈判、抢Offer、验房。每个经纪人都做全套的服务,招式相差无异,但是胜负早已分明。

第一,选对Location,事半功倍。

有经验的地产经纪会引导客户选择最适合他们的房子,选出对这个家庭成员未来的工作发展、子女教育最合适的社区,最合适的房型。并运用自己多年的从业经验找到依然有大幅升值空间的投资洼地,自住投资两不误。这第一步如果走偏,之后再如何努力也是弥补不了的。

第二,房子买得是否划算,说到底还是价格是否合适。

每个房子的价格其实是可以精算的,不同的位置、不同的区域,不同房型价格看起来差异很大,但是有经验的专业地产经纪人经过比较精算历年的数据、这个局域相似房源近些年的销售价格等数据,是完全可以精算比较出一个房子的确切价格的。

第三,慎重选择熟人或者亲朋作为地产经纪。

选经纪人一定要查看他/她的业绩水平如何,为人是否认真诚实,是否具有谈判的能力,如何制定买房策略,是否有全景的眼光和经验。这些因数是一个买房在慎重选择地产经纪的时候需要考量的因数。唯独没有的一项,就是你对这个地产经纪人的了解程度。在国内大家都讲究熟人知根知底,好办事,有这一层关系在,他/她也不至于骗我。也不是说熟人地产经纪人就不可以用,如果他刚好具备我们上述所说的各种技能,有知根知底,当然再好不过。但是最怕的就是熟人是个刚刚入行的地产经纪,你委托他帮助你买房子,这样的结果就很难保证了。比如有些刚刚入行,或者水平有限的地产经纪,自己都不知道市场到底是一个什么样子,也完全不了解房子的走势和未来的方向,并不是他诚心不好好为你买房子,而是水平有限,能力有限。许多买家找这样的熟人买房子,最后住进去了,才发现许多不合适的地方,心生怨恨、一拍两散,不仅生意没有做好,也赔了朋友,得不偿失。

买房验屋有必要吗?

除非你买的是共管公寓、2年内的新独立屋或者新Townhouse, 否则你无论如何都应该验房。动辄几十万甚至上百万的房子,验房是买家最后的把关,一个有经验的专业经纪可以提前帮你发现许多问题并提出解决方案,但一个有经验的验房师则能帮你系统地把握这个房子的状况,即便是抢OFFER,也不要轻易放弃验房条件。实在不行,可以提前验房,才能做到心中有数。在多伦多由于地质结构的多样化,往往会造成沉降的不均匀,极有可能导致房屋地基的扭曲和结构的问题,而这样的问题,无一例外都是花费巨大的问题,万不可忽视。往往越豪宅越尊贵的地区,越需要验房这一必不可少的服务和把关,由于土质结构的复杂化和多样化,许多问题是肉眼无法分辨和看到的,必须专业验房师的系统检查才行。

另外一定要自己聘请专业验房师,而不是让经纪推荐,否则这个验房师可能碍于面子,以促成交易为主,并不告诉你房子的缺陷,等你入住之后才发现房子有很多缺点,但为时已晚。尽量避免使用地产经纪推荐的验房师和贷款经纪,这三者之间如有互相推荐的,应该尽量避免使用。

谨慎选择保姆型地接经纪

可以选择一站式移民中介指定的地接式地产经纪吗?可以,但是这并非是最好的选择,移民公司指定的地产经纪一定不是最好的选择,即便这个经纪再专业。移民公司指定地接服务用行话说叫做“靶向输送”,其本质是要榨取投资移民身上最后一个利润点。他们一般会向指定经纪索取高额“指定转介绍费用”,而这些最终会影响到新移民的买房过程,羊毛出在羊身上,最终也还是由新移民来买单。

“卖身契”签还是不签?

按照地产局的规定,有两份文件需要在看房子之前签署。一份是Work With Realtor, 这份文件主要是告之客户的两种类型(Client 或Customer)与合作关系(代理或服务)而已。另一份是买家代理协议BuyerRepresentation Agreement,这份文件本身是一个权力义务的说明以及契约关系的确立。签署买家代理协议后,地产经纪的职责已经变化,因为这时候的客户只能是Client关系,而按照地产局REBBA2002之规定,这时候地产经纪所担负的责任已经开始变得比较苛刻。这份文件的签署同样对客户也产生限制,这时候,由于权力义务绑定,客户发生的交易,在规定时间,地点,只能通过这位地产经纪所属的公司完成。

许多购房的客人不愿意签署,特别是代理协议,他们非常担心会被绑在这个貌似还不熟悉,不能完全信任的地产经纪身上,买房置业毕竟是一大笔钱,如果白纸黑字的签字了,好像就草率的卖身了一样,以后如果相处的不愉快,也不能取消这种代理权了。

但是如果没有签署这份代理协议,地产经纪会对客人缺乏安全感,担心被其他的地产经纪撬走,如果买家对某套物业感兴趣,有些地产经纪会隐瞒物业的缺点或劝说客户出高价从而避免这单生意错不成,这就得不偿失了。并且如果客户一旦发现吃了亏,由于没有由于没有之前有效的代理协议作为保护,事后的往往也很难去讨说法。

用人不疑,疑人不用,保护自己和他人的手段还是需要的,作为买方客户,保护自己利益的一个手段就是在认可某个地产经纪能力,并且决定雇佣他为自己代买房子之后,签署买方代理协议,但是时间不要签署太长,比如一年,不确定因数太多,就是和不可取的。虽然签署了这份协议,也不意味着就此卖身,不可以更改了,如果再买房的过程中一旦发现经纪的能力和水平达不到要求,也可以取消代理关系,重新作出选择。

2016年开年,祝所有新、老移民、留学生、有海外投资意向的朋友们,都可以规避买房中的陷阱和危险,买到最适合的房子,作出最合理的规划。大家红红火火买房,热热闹闹置业,开开心心赚钱。

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