英國置業

jennybbb

原帖由 hjma 於 15-10-06 發表
但點預計到阿仔在邊區讀大學

Studying in central london

eko

jennybbb 發表於 15-10-6 12:38
Now, i am encountered a problem.  How much should i offer?  I try to look for the previous transacti ...

I am not familiar with the London market. In general, you just look at similar properties in the neighbourhood (within 1/4 to 1/2 miles radius) to compare. Don't forgot to include "Sold STC" in your search so that you can see what have been sold recently subject to contract. Also look up "sold prices" in Rightmove or Zoopla for price comparison. Zoopla also has a free online valuation search tool but just use for reference.
If you have a target property in mind, you can get an idea of its popularity by looking at the date it was listed on the website. Very popular ones are gone in a week or two.

Don't hesitate to ask the agent enough questions, like whether any offers have been made and what was the outcome. If something has been listed for a while without offer, you may try making a low ball offer. For something popular, you may have to go above the asking price to compete. Basically, it's trial and error. 睇眼光同luck.

In the UK, the asking prices are usually based on valuation advice from the agent. But different agents have different ideas of the value. The ultimate cover for you is the surveyor's valuation report. If it gives a much lower price than your offer, just walk away from your offer or use the report to renegotiate with the seller.

jennybbb

原帖由 eko 於 15-10-06 發表
I am not familiar with the London market. In general, you just look at similar properties in the nei ...

Do i need to pay any charges if i renegotiate with the owner again or turn down my offer?

jennybbb

原帖由 eko 於 15-10-06 發表
I am not familiar with the London market. In general, you just look at similar properties in the nei ...

Really, thanks for your advice.

eko

jennybbb 發表於 15-10-7 01:24
Do i need to pay any charges if i renegotiate with the owner again or turn down my offer?

No consequence as the offer is not binding until "exchanging contracts". Likewise, seller can change his mind too. You will loss money spent on the survey and any legal and search charges incurred.
One more important thing which is completely different from the hk practice. The seller can sell with "a chain",  meaning the seller can only exchange contract when he find his next property to buy. So you can imagine the chain can be very long. Some cases can take 6 months or more to complete, in particular when the chain breaks! Hence, no chain is an advantage.

jennybbb

原帖由 eko 於 15-10-07 發表
No consequence as the offer is not binding until "exchanging contracts". Likewise, seller can change ...

Thx. I got some ideas.

samkee

也分享下我的見解.

有關經紀:
- 在UK, 與香港不同, 香港的地產經紀一般係同時代理買賣雙方, 但英國一般買樓個經紀係只代表賣方, 所以物業成交買方唔駛俾佣金. 但同時要清楚在整個過程, 經紀係企在賣方那邊,  無義務或責任去幫買方, 不過當然經紀都想促成交易先收到賣方佣金啦.
- 當然亦有買方經紀, 不過呢D 通常係高價物業, 找經紀幫你找.

買賣過程
- 香港係簽臨時合約及付訂金, 然後之後再簽正式合約, 之後再成交. 簽臨約後要取消已要賠訂金及經紀費
- UK 完全唔同.  第一步係出OFFER, 接受後有個確認文件但無約束力的, 雙方也可取消, 直到去exchange contract, 等於HK 簽正式合約, 這時才付訂金.
- 出OFFER 時, 雖然不用付訂金, 但一般都會要求買方提供證明顯示有能力購買, 如銀行存款紀錄, 或銀行預批等
- 有好有唔好, 未exchange前可取消, 但係雙方都可, 如真係好想買, 未到exchange contract都未安心. 所以個exchange date唔好太耐, 但亦要預時間搞驗樓按揭等
- 另外有關chain, 在下面再說

驗樓
- 如前說, 經紀係代表賣方, 所以基本買方靠自己睇, 以及驗樓
- 驗樓都有幾種.  如果係apartment, 通常都用最基本的便可, 幫你睇下內龍有無漏水等問題便可, 一般300-500鎊
- 如係house, 睇年份, 及幾大面積, 驗埋結構內外咁, 貴D 500-1000鎊- 價錢因地區也有分別的
- 驗樓要找合資格工程師做的, 有報告書,可叫佢做埋估價
- 如果係會做按揭, 一般都要你驗樓的, 不過最好問左銀行推介工程師, 或問下你找的是否認可, 及要去到邊個要求.
- 如買平房, 除左驗樓, 可以查埋有無水浸, 污染等報告, 律師可做埋, 有收費


chain
- 呢個係幾複雜, HK買賣完全無.  CHAIN係換樓的情況, 買方可以買物業同時放緊個物業, 而賣方亦可賣同時買個物業, 所以可以串連幾個以上都可以, 萬一中間有任何阻滯, 可以全部拉倒.
- 如見到賣方有chain, 咁你要小心D 問清楚有幾多個買賣涉及在內, 風險多左
- 買家無CHAIN 都係個優勢, 佢地通常叫first time buyer, 因賣方少左個顧慮
- 咁找樓時, 都應首選標示no chain的物業先

律師
- 可找經紀介妱, 不過你預左會貴些, 因為佢地係會收佣金的
- 自己可上網找, 找該地方上的律師負責, 因佢地會熟悉該地方, 知道有乜要在成交前查清楚
- 唔好太貪平找些小型的律師行, 除非你已在當地居住, 中大型的較好
- 在exchange contract 前, 擬定合約之餘, 會做local search之類, 查清楚有無欠地方部門錢等, 有需要做埋環境評估等
- 通常在之前做左驗樓報告會大概知有無問題要跟住, 咁可以睇下要再查什麼
- 律師問價時, 也要問係咪成交唔到唔駛俾律師費, 一般都OK的.  不過search那些就要俾. 記得叫佢註明在報價單上.

eko

samkee 發表於 15-10-9 20:43
也分享下我的見解.

有關經紀:

Your summary is very comprehensive!

One major change I have just been told is that the funds need to have parked in the UK for at least 6 months before they can be used to purchase a property.  Is that true?

samkee

eko 發表於 15-10-9 21:13
Your summary is very comprehensive!

One major change I have just been told is that the funds need t ...

呢個我又唔知喎，係幾時開始實施的？
以我所知上年都無呢個限制，係咪因為要打擊洗黑錢問題？

samkee

剛睇到樓主係想買London zone 1
城市旺區買樓好唔同，zone 1 預左一定貴，同埋好誇張，多人買，在網上睇D人用搶來形容。所以未到exchange contract都未知是否真係買到。

有關出OFFER
－估價的問題，以我理解，找銀行及驗樓測量估的價只係參考，佢地都係問左你個賣家出價，或者傾好左的價錢為參考去估價，咁樣估，除非個物業有問題，或者定價真係太高，咁一般來說個估價都到價的，這便不能作為你去出價的參考。
－除左rightmove.co.uk, 可參考下zoopla.co.uk, 佢有個house price一欄，係有個網上估價的，城市旺區交投多，個估價會較接近市況，同埋可參考附近的物業成交價。
－有網友都提過在呢D網站搜尋時記得睇埋 STC (subject to contract), 即係接受左offer但又未exchange, 不過要留意STC 列出的價錢不是真正成交價，只是原有物業列出的賣價。

以網上睇資料看到的情況，London zone 1-2的成交價通常都比開出價高，同埋常有反價情況，所以未到exchange 都未安心。同埋有些會作拍賣咁，暗標價高者得。 先看多D功課看多些再出價。

eko

samkee 發表於 15-10-9 21:3
呢個我又唔知喎，係幾時開始實施的？
以我所知上年都無呢個限制，係咪因為要打擊洗黑錢問題？
...

幾個月前有朋友要買屋時經纪話有e個要求。
可能同打擊黑錢有關，又或想冷卻海外投資者。又海外買家e家要比增值稅， 以前吾使比， 整體政策方向對海外投資者冇咁好。

skIII

eko 發表於 15-10-9 21:13
Your summary is very comprehensive!

One major change I have just been told is that the funds need t ...

最近成交，律師冇呢個要求，但佢問幾次資金的來源，如果好普通咁講銀行儲蓄，佢會一路追問落去，直致有一個較容易理解及寫落去的答案，如賣左另一間屋，或者繼承遺產等，當然要出示相關文件。

eko

skIII 發表於 15-10-9 22:15
最近成交，律師冇呢個要求，但佢問幾次資金的來源，如果好普通咁講銀行儲蓄，佢會一路追免有落去，直致有一個 ...

咁奇怪？我有两個經常買屋投資既世叔伯最近都提醒我e個資金要求！可能新例出台執行吾係咁consistent? 最緊要事前問清楚律師，以免有last minute surprises.

jennybbb

Thanks for all reply.

I gave the offer last night but rejected by the vendor.  I offered the price 12% off from the asking price

Do you have any idea on the area? What criteria should be included? Now I am only choosing the apartment near tube station.

skIII

回覆 jennybbb 的帖子

係好難買，之前另一個POST關於英國樓市分享過經驗，倫敦4-5區買都好多人睇，要出暗標，如果你係香港會更麻煩。
或者係有現金的話，強調自己係CASH BUYER，可以好快exchange contract，咁會好啲，另外12月本地人較少買樓，交投較弱，可能會易買啲。

samkee

原帖由 jennybbb 於 15-10-09 發表
Thanks for all reply.

I gave the offer last night but rejected by the vendor.  I offered the price ...

1區開價12% off 成功機會應小
你在香港？在網上看再開價？
唔知詳情好難判斷，不過你應先找資料知個大約估價再去開價

jennybbb

原帖由 samkee 於 15-10-10 發表
1區開價12% off 成功機會應小
你在香港？在網上看再開價？
唔知詳情好難判斷，不過你應先找資料知個大約估 ...

我有睇楼，因裝修舊，所以回低價！要裝修厠所，大家知5知要幾多£？

jennybbb

原帖由 samkee 於 15-10-10 發表
1區開價12% off 成功機會應小
你在香港？在網上看再開價？
唔知詳情好難判斷，不過你應先找資料知個大約估 ...

個價都係Zoopla estimated. 佢有counter offer, 我考慮中！擔心裝修貴同煩！

samkee

jennybbb 發表於 15-10-10 08:45
個價都係Zoopla estimated. 佢有counter offer, 我考慮中！擔心裝修貴同煩！

八卦下，佢個counter offer係在原先賣價的之下定之上？
UK人工貴，裝修唔平，整個廁所都分分鐘幾千鎊，你可以叫經紀幫你問下，叫佢問下相熟師傅，一定貴D，但都有個參考。

你議價中係ZONE 1 一房單位？ 大約係去到乜野價位呢？

出幾多價真係你自己決定，有D人鐘意慢慢試，有D心急出高D務求中，個個唔同。不過要注意未到exchange contract都有變數。

我之前睇的不是london是其他城市的，交投無咁熱烈，我都曾問過當地律師有關exchange contract呢個問題，佢地話基本上接受offer就唔會變叫我放心，我也曾經問過一些經紀一些STC物業，佢地通常回覆話係STC賣左連問你係咪有興趣都唔會。不過，呢個情況不適用在London，在網上睇到唔少在exchange 前業主反價，有其他買家出價都常出現，呢個要留意的。

另外，見你提話舊，咁建議最好驗下樓。

jennybbb

原帖由 samkee 於 15-10-10 發表
本帖最後由 samkee 於 15-10-10 09:01 編輯

係asking price 之下！佢放左幾個月，之前完全over price，上月減價落黎，都有少少over price，佢冇裝修，應該係難賣原因！