Getting a Consignment of Sale
Today, we would like to explain the initial investigation when we were asked to sell real estate.
Actually, one owner contacted us today and asked us to sell the detached house. Therefore, we would like to explain what we do as an initial investigation first.
Since it was in the evening when the investigation was begun, we examined the details today within the range which can be investigated on the internet. The first thing we did was to get the land and building registration transcripts. This can be investigated at the legal affairs bureau, but it is also possible to investigate on the internet. Since we are registered as a vendor, we used our login ID and password to search. Land is selected in the order of Kyoto Prefecture, Kyoto City, target ward, town name, and lot number. In the case of a building, the same procedure is used for a building, and in the case of a complete set of information, we will be charged 334 yen per piece of information. The land and building registration transcripts confirms the details of the owner, information about the property and the rights to the property. We then check to see if there are official maps and acreage survey maps of the land. Public maps can be found basically anywhere, but the acreage survey maps are not registered unless they have been surveyed. If there is no information available on the target land, we check the land adjoining the land on the public map in order to see if a survey map on the next land is available. In the case of a building, we also check if the building plan is registered.
The next step is to investigate the type of street access. This can be investigated on the website operated by Kyoto City. This time, we found out that the type of road is Article 42, Paragraph 1, Item 5 of the Law. It is a road that can be rebuilt. Since we didn't have the acreage survey map, we will visit Kyoto City Hall to get information of street width and frontage, as well as a field survey. By the way, since city hall can only be visited during limited hours on weekdays, it is carried over to the following week.
Next, we needed to investigate the zoning of the place where the subject property is located. This is also available on the website operated by Kyoto City. The site has become more and more convenient over the years, and we can check the zoning, building-to-land ratio, floor area ratio, and minimum site area for buildings. It is now possible to look up information on height district, landscape preservation, distant landscape, etc at ont place. The information on outdoor advertising, fire protection zones, built-up urban areas, housing construction control zones, and ruins maps are available on separated sites. Once the above investigation has been completed, the next step is disaster prevention.
For disaster prevention, Kyoto Prefecture has a website dedicated to this topic. We can also check the flood, earthquake, and sediment disaster warning zones. If you would like to find out information about your location, please check the following sites
Multi-Hazard Information Providing System
The above is the main content of the information that can be investigated on the Internet.
In addition, similar to the public maps, but property tax lot reference maps and building agreements can also be researched online. In fact, the above information will be used to survey the Legal Affairs Bureau, City Hall, Waterworks Bureau and the site. It is also possible to obtain information on the buried pipe status of the water supply system and the buried gas pipes via the internet.
In addition, the above is only data information, and we will proceed with the survey including confirmation of boundaries, confirmation of crossing borders, building conditions, etc. This is a job for new buyers to understand the situation, to feel secure, to be satisfied, and to purchase real estate. If you have any questions, please contact us individually.
Method of Real Estate Assessment
Today, we were contacted by a tax accountant and asked to tell him the approximate price of the land, so we will explain the method of simple price assessment. A field survey is indispensable for accurate price calculation, and it is calculated using public maps and geological survey maps. The shape of the land, the price correction by the depth of land shape, the condition of the adjacent building and the width of the roadway are also important indicators. This time, we will use the transaction case comparison method to output the assessment results.
As a way of calculating a simple price, we will first refer to nearby sales examples. The information is based on general portal sites, REINS, current sales and past sales results. No two properties are the same, even though they are examples of neighbourhoods, so check each similar and different point and think about how it affected the original price and how it affects the property to be appraised. For example, if the property is located in Shimogyo ward, the target reference properties are limited to the same area. Set the same station as the nearest station and extract several to dozens of properties that are similar to the estimated price in advance. We then investigate the shape of the land, the access road, the shape, the proximity to the station and the characteristics of the area.
This time, we have sent detailed links to each property along with the information below.
336-5 Land, Tenjinmaecho (corner lot) 156,000,000 yen (tsubo unit price 3.760 million yen)
Taigoyama-cho land 59.8 million yen (tsubo unit price 3.207 million yen)
Tourocho land 79 million yen (tsubo unit price 4.558 million yen)
Takatsuji, Nishinotoin-cho, Land 161 million yen (tsubo unit price 2.987 million yen)
Takatsuji Nishinotoin Land 174 million yen (tsubo unit price 3.004 million yen)
Details of the actual property to be assessed are omitted, but the price was set at 4 million yen based on the width of the frontage, the shape of the land, and the ratio of frontage to depth.
Since this is a simple desk assessment, the tax accountant will calculate the tax amount, cash flow, etc. referring to the above.
Once we receive a formal assessment request, we will tell you how to calculate the details next time.
Well Known Secret
Two-handed trading is a method of brokering real estate sales by both the seller and buyer of real estate. If you buy real estate only once in your life, I think it's a word that even Japanese people rarely hear. Let's start talking about this deal today.
First, if the transaction is questioned as legal or illegal, it becomes legal. In a two-handed transaction, a real estate agent acts as an agent for the seller and an agent for the buyer only by one company. There is no illegality here, and the real estate brokerage fee charged is also a regular amount.
So what is the problem with this fact? In that case, an intermediary company who has received an intermediary contract from the seller monopolizes the information and does not accept the intermediary of another company. Generally, intermediary contracts are divided into the following three types.
※There are two types of Non-Exclusive Brokerage Service Agreement: "explicit type" in which the requested party is announced and "indefinite type" in which it is not disclosed. In the case of "explicit type", if you negotiate with a company that has not announced it, you will need to pay operating expenses etc.
In general, a real estate agent proposes Privilegedand Exclusive Brokerage Service Agreement or Exclusive Brokerage Service Agreement which can monopolize information at the beginning. In this way, first of all, the real estate agent can get the agency fee of the seller's side reliably. There is nothing ethically wrong with that. However, the way the information is handled afterwards can make a big difference.
If the real estate agent thinks of the seller, expands the sales outlet as much as possible, and shares the information with other real estate agents, the seller's desired price will be broader and the information will be communicated to those who are considering purchasing. Information is provided directly to the real estate agents, and by registering with REINS, strictly speaking, real estate agents throughout Japan can introduce the property. Such real estate agents are sensible and reliable.
However, the reality is that large real estate agents, in particular, have severe sales quotas, so they choose a method that can obtain both the brokerage fee of the seller and the brokerage fee of the buyer. That is the holding of information. First of all, there are cases where the prescribed REINS is not registered. Even if it is registered, there are cases where it will be registered when they receive the purchase application through their client. In addition, even the information is registered, when they receive an inquiry from another company, there are cases where false information is provided such as it's currently in a business negotiation. At the time of the response, other companies will not be able to broker the real estate.
Such inconvenient facts will not be communicated to the seller, but only if the agent finds a buyer, it is possible that a prospective purchaser has appeared. If such a method is taken by the agent, whichever comes first if another real estate company finds a buyer, or if the real estate price goes down a bit, but the agent still gets brokerage fees for both the seller and the buyer.
This is a fact and a secret that any real estate agent knows. There is nothing wrong with a real estate agent working hard to become an agent for the seller. If the agent is a company that can take the right action, you can make a request.
Arrows International Realty Corp.