The Secret Corner Of Shanghai'S Second-Hand Housing: The "Additional Agreement" Under The Freezing Point Of Transaction

The story comes true.

Before that, there was a story circulated in the circle of friends of Shanghai's intermediary salesmen: "the famous paintings in the house are packaged and sold together (" famous paintings "are just random graffiti)"; Nowadays, "famous paintings" are even written into the "supplementary agreement" attached to the housing sales contract, but mostly in the name of "decoration compensation" or "parking space sales".

The amount of money in the supplementary agreement ranges from several hundred thousand to several million. Generally speaking, this fund needs to be delivered by the buyer after signing the housing sales contract and before the transfer of ownership. Such an agreement is also included in the contract as an additional document.

The 21st century economic reporter visited many agencies in the city center and suburbs, and found that after the successive introduction of Shanghai's second-hand housing regulation policies, the transaction of second-hand housing fell to the freezing point instantly, and the market liquidity was worrying. At the same time, "supplementary agreement" as a supplementary agreement to solve the price difference after the introduction of "verification price", has been widely promoted by large and small intermediaries. However, there are a few head intermediaries who do not emphasize this agreement too much, so it is suggested that buyers wait for the "detailed rules" to come out.

Shanghai second-hand housing "supplementary agreement" surface, and the past "Yin and yang contract" is obviously not the same thing. This is a way for intermediaries to facilitate transactions, which also leads to a sharp decline in transactions.

The salesman of the intermediary store told the reporter of the 21st century economic report that since the end of July, only one or two sets of stores have been sold, or even zero. In terms of price, there are only one or two sets of loose prices. Many landlords simply don't sell them when they see the market going down so fast.

According to the data of Lianjia real estate and Zhongyuan Real estate, the turnover of second-hand houses in Shanghai in July was less than 24000, which was significantly lower than 28000 in June. Moreover, July September is the traditional off-season for second-hand housing transactions. But with such a cold start, the off-season before 2021 Shanghai's "golden nine silver ten" obviously exceeded the expectations of many employees.

The reason is simple. On July 9, in response to the sudden new regulations in the second-hand housing market, Shanghai required to increase the verification of price information on the basis of the implementation of listing and inspection of housing resources. From July 19, all houses that failed to pass the verification were removed from the shelves; Since August 6, all banks in Shanghai have adopted the principle of "three prices are low" in their examination and approval of loan amount, that is, banks will examine and approve the loan amount according to the lowest price among the contract online signing price, tax related evaluation price and bank evaluation price (hereinafter referred to as "three prices are low").

In the first half of this year, Shanghai's second-hand housing market experienced a rise in both quantity and price, and the driving force behind it was the huge scale of market capital flow. Now, the second-hand housing flow after the top, perhaps to face the roller coaster market.

The number of second-hand housing listing reduced by more than 20%

"At present, 80% of the second-hand house prices released by the landlord are higher than the verification price." The staff of intermediary stores reported that after the verification price came out, the number of houses on the intranet was significantly reduced this year, at least 20%. For example, 10 houses are normally sold in a community, but now there are only 5 or 6 houses on the list.

At present, buyers and sellers in the second-hand housing market must also face a situation: the extension of loan approval cycle and transaction cycle. At present, it takes one or two months to approve each mortgage, compared with half a month in the past; After the loan comes down, the bank makes a loan to the landlord, which takes six months. If you add that it takes half a month to one month to sign a contract, the whole real estate transaction cycle will take 89 months.

In the first half of the year, Shanghai's second-hand housing prices have experienced a wave of growth. In the first half of the year, the urban second-hand housing rose by 10% - 15%, but the second-hand housing outside the outer ring increased by 20%. Taking Jiading as an example, there are three relocation communities. These relocated households buy houses with relocation compensation, and the funds flow to Jiading, Baoshan and Songjiang. The turnover of second-hand houses in these three areas has increased greatly. Therefore, some intermediaries believe that there will be a window period for second-hand housing purchase in the second half of the year.

With the increase of second-hand housing turnover, the amount of bank loans will be increased accordingly, which inevitably leads to the extension of loan policy cycle. With the regulation coming one after another, the second-hand housing has entered the adjustment period. Not only Shanghai, but also Beijing and Shenzhen have issued the second-hand housing guidance price policy, and the social security age of purchasing houses in Hangzhou and Nanjing has been increased.

"Additional agreement" emerges

What does Shanghai self verification price mean? Before listing the house, the landlord needs to take the property certificate and household registration book for verification, and then the government will give a price for verification. In the future, the transaction will be basically based on this price. For example, the verification price of a house is 4 million yuan, but if the landlord wants to sell 5 million yuan, the buyer can only apply for a loan according to the total price of 4 million yuan. In other words, the buyer needs to pay an extra 1 million down payment. Trading slowed down in an instant, and even many stores have done nothing in half a month. Zhongshan Park, an intermediary store staff feedback, Zhongshan Park plate since July 23 has not been a deal.

The staff of a head agency store outside the outer ring of Shanghai reported that at the beginning of the month, a house with a total price of 5.35 million yuan in the annex building of CITIC Pacific was sold, with the verification price of 47000 yuan / square meter, and the selling price of the landlord was 55000 yuan / square meter. The extra price was given to the landlord by the buyer in cash.

After the introduction of the "three price is low" loan policy, some intermediaries are afraid that the buyer's funds are insufficient, resulting in sales disputes, and suspended the submission of contracts, so that buyers can wait a little longer for the policy trend.

"From the end of last month to this month, we have no second-hand house transaction for the time being." An employee of an intermediary store said that the "three price is low" policy is still relatively strict, but there are also countermeasures. For example, it should be clearly stated in the supplementary agreement that there is a thing, calligraphy and painting or other luxury goods in the landlord's house, which is included in the house price and sold to the buyer together; Or a parking space worth 80000 is sold for 300000 yuan. Of course, calligraphy and painting or parking spaces are traded in cash.

"Our company will say to the customer that" decoration compensation "will be used to supplement the difference between the prices checked by the landlord, that is to say, this agreement must be written in the online signing contract." An intermediary store salesman said, for example, the total price of a house is 5 million yuan, but the government's verification price is 4 million yuan, so it is necessary to trade according to 4 million yuan, and the bank loan line is approved according to the lowest price of "contract online signing price, tax related evaluation price and bank evaluation price". According to the intermediary salesman, the extra one million can be paid in two ways. The first way is to pay the landlord in cash. However, due to the supervision mechanism of the bank, the buyer can not directly give money to the landlord, but can only be modified by purchasing parking space or valuables in the house and decoration money. As for the buyer's statement that "after the transaction of the normal process is completed, the remaining price difference will be given to the landlord", the intermediary salesman denies it, pointing out that the landlord will not allow the buyer to make payment after the transaction for the sake of risk prevention.

It is understood that the relevant departments do not check the "supplementary agreement". Such a "supplementary agreement" is obviously different from the previous "yin yang contract". The former "yin yang contract" is from the buyer's "convenience" point of view, in order to get more loans, the total price of the house transaction is increased; Or lower the total price for tax avoidance. Today's "supplementary agreement" according to the "verification price, tax assessment price, bank evaluation price" of the three prices to take the lowest price to trade, which for just in demand buyers, the impact is relatively large.

An intermediary pointed out that "the compensation agreement for decoration came out only after the three prices were lowered".

More than 50% down payment for the first suite

"To put it bluntly, checking the price is to suppress the price of the landlord, which has nothing to do with the buyer, but the price the landlord wants to sell is the market price, which actually affects the buyer." The salesman of the above-mentioned intermediary store added that the supplementary agreement was added to the purchase contract after negotiation between the buyer and the intermediary and the landlord. "The Housing Authority will not add it to you. You need to negotiate with the intermediary and the landlord to add it."“ We need to prepare 50% of the capital for the first set of housing, and 80% for the second set of housing. "

This year, the loan policy has become stricter. One background is that the sales of Shanghai's new houses in the first half of the year were far higher than that of the same period last year. Thus, the mortgage line of the first-hand housing banks has also increased rapidly. Chain home data shows that in the first half of this year, the number of new housing transactions in the city increased by 59% year on year. Once the amount of second-hand housing mortgage also increases, for banks, the pressure on housing loans also increases. It is not difficult to understand that the second-hand mortgage lending cycle has been lengthened. In addition, Shanghai has just raised the mortgage interest rate, many second-hand housing buyers began to hold a wait-and-see attitude.

In addition, in July and August, the sales of new houses decreased due to the epidemic. In September, Shanghai may usher in the opening of 43 new markets.

That's why the liquidity of Shanghai's second-hand housing market has weakened recently. But people in the industry don't think that Shanghai's house prices will fall sharply. When the market is not good, buyers can talk about the price“ Last year's Spring Festival was full loan customers. "

On August 16, Daning core area clinched a set of small three rooms, the same unit type decreased by more than 700000 yuan compared with the previous month. The staff of the intermediary store repeatedly confirmed whether the buyer could apply for the loan according to 65% of the assessed tax related price before allowing the two sides to continue the transaction. In this regard, industry insiders pointed out that the policy impact of Shanghai's second-hand housing may be more profound than that of other cities. As long as the loan is not loose, the market will fluctuate to the level of 2018-2019.