You have to be especially careful when selling real estate because a large amount of money moves.In addition, it is necessary to have a deep knowledge of real estate sales and a perspective to see through a good company, and there are a wide variety of documents to prepare and procedures to follow.There are more things to prepare than you think, and I think that it is often confusing for the first time.Why do you need to pay a brokerage fee to a real estate company?What kind of documents do you need?This time, I will explain the points to note when selling.
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Brokerage fees of real estate brokers
The world of real estate is governed by many laws, and a well-established chain of events for sale.However, if there are too many necessary procedures and you are unfamiliar with it, it is difficult to sell alone.Therefore, in many cases, it is necessary to ask a real estate company to sell the property.Customers of real estate companies include buyers as well as sellers.In other words, the real estate company earns a brokerage commission by intermediating the needs to sell and the needs to buy.
When the seller and the buyer use the same real estate company, it is called "both hands", and the real estate company can receive commissions from both parties.On the other hand, suppose that another real estate agent introduces the buyer to the real estate agent that the seller uses.In this case, it is called "one hand", and the seller and the buyer pay the commission to each real estate company.In addition, there are cases where the real estate company on the buyer's side asks for cooperation from other companies, and this is called "separation", and there are cases where the commission is divided.
By the way, the method of calculating the brokerage fee is within 200% for the portion of 5 million yen or less, within 200% for the portion between 400 million yen and 4 million yen, and within 400% for the portion of 3 million yen or more, so 3,000 million yen If the sale is completed in yen, the commission received by the real estate company will be as follows.
- 3,000% of 200 million yen out of 5 million yen = 10 yen
- 3,000% of 200 million yen out of 4 million yen = 8 yen
- 3,000% of the remaining 2600 million yen out of 3 million yen = 78 yen
= Brokerage fee of 1 yen + consumption tax
In the case of real estate transactions of 400 million yen or more, the brokerage fee can be calculated using a simple calculation method.
Simple calculation method
3% of sales price excluding consumption tax + 6 yen
Applying the above example, 3,000% of 3 million yen + 6 yen = 96 yen + consumption tax.
Related article:A must-see for owners who want to sell real estate!Introducing the procedure for selling real estate
Consult a real estate company
Request a consultation for sale consideration from a real estate company from a website or assessment site.
If you know at least the address, building name, number of rooms, land area, building area, year of construction, and current status (rent if rented), you can make a simple assessment online.At this time, if you tell us when you want to sell and the amount you want, we may make a proposal that meets your needs.
The more information you have, the better.
It is a good idea to get quotes from multiple companies before meeting.
Further details will be discussed at the interview.In addition to the details of the property, how you got it, why you want to sell it, when you want to sell it, the amount you want, and whether you intend to replace it, we will also tell you about the history of repairs, accidents, disasters, and troubles with tenants.By discussing negative content in detail, we will search for a buyer who understands it, so the buying and selling activity will be smooth.On the other hand, if you hide it, it will definitely cause trouble later, so let's talk about it in as much detail as possible.
Documents that are good to have by this time are:
- Sales contract
- Registered right certificate (registration identification information)
- land survey map
- Boundary certificate
- Building confirmation certificate and inspection certificate
- Architectural design documents
- Construction records
- Materials related to management rules (current management costs, reserve funds for repairs, management association fees, etc.)
- Seismic diagnosis report
- Asbestos Use Survey Report
- Geotechnical report
- housing performance evaluation
- Existing house performance evaluation report
- Important matter explanation
There are so many, and I think it's difficult to prepare all of them at the interview, but they will have to be prepared at the time of sale.At least organize what you currently have and what you don't have.
An appraisal report will be sent to you after a property survey by a real estate company on-site, such as site access roads, adjoining land boundaries, buried objects, water supply and sewerage, gas pipes, and management status.In the appraisal, the grounds are described based on indicators such as roadside prices and official land prices, taking into account past transaction cases similar to the appraisal subject and market trends.If you are satisfied with the contents presented, we will enter into a sales contract.
Related article:Types of brokerage contracts for real estate sales
Discounts are often negotiated.Notes on price negotiation
In real estate transactions where large amounts of money move, the buyer wants to buy as cheaply as the seller who wants to sell as high as possible.
If you want to sell as high as possible, but if the market price is too high, you will not be able to sell it.Once you have shown your intention to buy, it is normal to negotiate a discount (limit price) from there.Buyers have their own circumstances, such as because it is the limit of borrowing, or because they think that the market price should be even lower.There is no same property in real estate, and the buyer chooses from multiple properties and indicates the intention to purchase, so if you receive a bid, it may be okay to ask the situation without getting emotional.
If the price is too high, they won't even have the intention to buy it, but you have to keep it a little higher even if there is a discount... This exquisite adjustment is difficult.Is this really the limit or can the buyer pay a little more? These negotiations often involve human power in the end, and there are cases where the other party makes concessions by showing a willingness to compromise.As a result, it is also an opportunity for real estate companies to show their skills by negotiating in a way that benefits both the seller and the buyer.
A set of documents that the seller should prepare for the delivery of the property
・Drawing of property *Not required if only land
Equipment and floor plans can be checked
・ Sales contract
What you exchanged with the previous owner when you acquired the property last time.The contract date, delivery date, deposit, transaction price, property status and incidental special agreement are described.
・Registration copy or certificate of registered matters
A certified copy of the register can be obtained at the counter of the Legal Affairs Bureau.In addition, the certified copy of the register is digitized and called a certificate of registered matters and can be obtained online.
・Registered title or registered identification information
Before XNUMX, there was a "registered title certificate" issued by the Legal Affairs Bureau when the registration of ownership acquisition was completed, and now it is "registration identification information".This is a document to be submitted to the Ministry of Justice when taking procedures to change the name of the buyer when selling real estate, or when setting up a mortgage when refinancing a mortgage.
・Land survey map or boundary confirmation
Boundary stakes (boundary stakes) made of stone or metal are buried at the boundary of the land, and the document that clearly describes this is the land survey map.Boundaries clarify the delineation between adjacent land and roads.There are definite survey maps, parcel survey maps, and current survey maps in descending order of credibility.Boundary confirmation is a document that certifies the established boundary after surveying to clarify the boundary of the land with the neighboring land in the same way.
・Building confirmation certificate and inspection certificate
A building confirmation certificate is a document that examines whether the plan complies with the Building Standards Act before the construction of the building starts.By the way, on May 11, 5, the revised Building Standard Law was enforced, and the name was changed from "building confirmation notice" to "building confirmation certificate".
When building or renovating a property, it is essential to have a building confirmation certificate issued.An inspection certificate is issued when the building has passed the Building Standards Act in the intermediate inspection during construction and the completion inspection.
In principle, the building confirmation certificate and inspection certificate cannot be reissued, so be sure to keep them in a safe place.
・Architectural design documents
Also called a facility plan document, it is a document necessary for the implementation of construction that describes the details of the design such as design drawings, site explanatory notes, and structural calculation sheets.
・Construction record
It describes what work has been done so far.It is a useful document for remodeling.
・Seismic diagnosis report
This is a document that describes the results of the seismic diagnosis.This is a document that can be used to confirm whether or not a property has undergone a seismic diagnosis when buying or selling a second-hand property before the introduction of the new earthquake resistance standards.
・Survey report on the use of asbestos
It is not obligatory to conduct a survey to determine whether or not asbestos is used, but if the results of the survey are recorded, the details must be explained in accordance with Article 35, Paragraph 1, Item 14 of the Building Lots and Buildings Transaction Business Act. Masu.
・Ground survey report
A ground survey is a survey to determine whether the ground can safely support a building by investigating the strength of the land, and how to build it safely.Submission is not obligatory at the time of buying and selling, but when rebuilding, a ground survey will be conducted because it is necessary for the business operator to take out defect warranty insurance to cover repair costs.
・Description of important matters when purchasing a property
It is said that it is important to explain this document in the explanation of important matters related to the property, etc. A real estate broker will do it.
・Equipment specifications *Not required if land only
It is written in numbers and sentences about the interior etc. which is difficult to understand in the drawing.
・Property tax payment notice and property tax assessment certificate
Fixed property tax is a tax calculated based on the value of the land, houses and depreciable assets as of January 23st of each year, and is levied by the Tokyo Metropolitan Government in each municipality or XNUMX wards where the property is located. is.It will be proof of how much it has cost so far.
The fixed asset tax payment notice is a document that confirms the tax amount, and the fixed asset evaluation certificate is the certificate itself for the land and buildings listed in the fixed asset tax ledger.
・Condominium management rules or detailed usage rules *In the case of a sectioned condominium
・Documents related to condominium maintenance costs
The above are the documents related to the property that are necessary before requesting the sale.
The following are the required documents for handing over the property when the buyer is decided and the contract is concluded.
- Personal identification documents
・Registered seal
・Seal certificate
・Resident card
・Bank account passbook (bank transfer information)
・Loan balance certificate or loan repayment schedule
Selling real estate like this takes a lot of effort.Real estate companies with excellent real estate sales know-how have strong connections in various fields such as judicial scriveners, so partnering with them will be a powerful help in selling real estate.
Summary
Points to note in price negotiations when selling real estate, and what documents are required for property delivery?
- When asking a real estate company, a sales fee is required
- Get quotes from multiple real estate companies
- At the time of the interview, prepare the necessary documents as much as possible to make the conversation go smoothly
- Discounts are often negotiated.There are cases in which the other party makes concessions by showing a compromised attitude.
- The help of a real estate company is convenient because there are so many documents that the seller needs to prepare for the delivery of the property.
At Rich Road Co., Ltd., we will consistently support all aspects of investment real estate, from complete beginners to experienced people, from a wide range of real estate selection, loan consultations, post-purchase management, and renovations.
