Tips For Buying Houses

Buying a home is an easy matter. Parents say, buying a house is like finding a mate, even though you have the ability to buy it, it is not necessarily easy to find the right one. Especially for those of you who live in cities, where land is getting narrower and property prices are getting higher, along with the human population.
We can buy a house from the developer or build it ourselves. Each has advantages and disadvantages, but the easiest is to buy it from developers, especially for those of you who live in dense urban areas.

The process of buying a home from a developer is more practical than building it yourself, the reasons are as follows:

- No need to bother looking for land, usually the developer has provided land as well as some adequate public facilities.

- no need to routinely supervise construction that can take months.

- no need to take care of electrical, water and sewerage installations.

- There is no need to think about disposal or collection of garbage, because a centralized landfill is usually prepared.

- No need to think about building a highway, because developers usually provide roads and supporting infrastructure. The existence of public facilities and adequate roads will increase the selling power of the house itself. Try to pay attention to large developers, usually they will invest funds for the construction of highways, bridges or other public facilities first. Easy access and adequate general functionality will be the main consideration for the majority of home buyers.

- For those of you who intend to apply for a mortgage, buying a home from a developer will make the process easier. Developers usually work with certain banks, and this makes it easy for those of you who intend to buy a house on credit.

These conveniences are not without risks, like two sides of a coin, there is also the risk of being deceived if you buy a house through a developer. For that see some of the following tips before you decide to buy a house from a particular developer, to avoid losses from your side as a buyer.

REPUTATION OF THE DEVELOPER
Reputation! This is the main consideration for choosing a developer. Do not rush when choosing a home and also when choosing a developer. Even if you find a suitable home, a cheap price with a strategic location but from a reputable developer, it's better to find another home / developer.

Buying a home from a developer with a bad reputation risks risking you, especially financially. Especially if you buy a house by credit. Some of the risks of buying a home from a developer have a bad reputation:

- houses are not built to specifications, for large profits, the specifications of the house are reduced in quality, the risk is the building is not sturdy and may only look good on the outside.

- the results of the house are likely to be neat, such as sloping walls, patchwork, porous walls, sloping floors, and so on.

- some of the promised public facilities are not built properly, for example when the process of bargaining your house is promised the streets are neatly paved or unpaved but in reality they are not.

- the developer fled while the house was still under construction and the money was paid. For this reason, you should cooperate with the bank to hold a sum of money until all developer obligations are fulfilled.

- home warranty promise, but the developer has no response when you claim a warranty for damage to a certain part of the house. Therefore, make sure the warranty of his house includes anything and how long.

- the risk of documentary matters is wrong, such as the Tax and others.

In essence, a good reputation will be accompanied by good performance too, but usually the price of the house offered is also higher if the reputation is good. Remember! Buying a house not only buys buildings and land, but also buys the environment.

Large developers usually have a good reputation, for that reason they are also able to become big developers. But there are still risks, although not as big as the risk of buying from an independent developer. One characteristic of independent developers is that they do not have the name of a PT, or a particular company. Only one person or several people who have a large amount of capital, have experience buying and selling houses, and have experience building houses.

Independent developers are usually many in non-urban areas, there are also in big cities but their existence is vaguely behind the shadow of big developers. Transactions among independent developers are usually more on the principle of mutual trust, therefore the risk becomes greater lies with the buyer. If you are going to buy a house from an independent developer, make sure it's a good reputation. See also the results of houses that have been built before, if necessary, ask the home buyer before you.

Basically buying a house from a large developer or independent developer still considers reputation. To get a cheaper price you can buy a house from an independent developer.

Make sure the down payment is refund 100% if the mortgage is denied, or simply dont pay the down payment before the mortgage is approved

Applying for a mortgage through a developer does increase the opportunity to get a mortgage from the bank, but it does not rule out your mortgage is rejected or still approved but the amount is below the ceiling you need / submit. There are two ways of Down Payments that are usually provided by developers:

- the buyer pays "cash receipts" for booking certain house slots. This deposit is usually forfeited if the KPR is rejected by the bank, and becomes part of the DP or administrative fee if the mortgage is approved by the bank. Developers who ask for cash are usually not asking for Down Payment before the mortgage is approved.

- The developer asked the Down Payment directly as a sign, usually promised that the Down Payment would return 100% if the mortgage was rejected. in this case, you have to make sure your Down Payment returns 100%, ask for an agreement on stamp, and certainty the time of returning the Down Payment if the mortgage is rejected by the bank. If you cannot return 100%, before the transaction occurs, make sure what is cut and what will be returned, so that you as a buyer do not experience losses.

Another way to pay Down Payment, depending on the facilities provided by the developer, is certainly a home buyer, you must understand well and be aware of each clause of the agreement between you and the developer. Each party must know its rights and obligations.

Certification
When you buy a house, make sure when the certificate will be renamed to you.The process that usually occurs is the transfer of name from the developer to you, but sometimes there is also a name transfer not from the developer, but from the previous owner to you. As explained earlier (in the section on developer reputation).

For home purchases through mortgages, usually the top is carried out on behalf of the mortgage lending bank, and this is listed in Approval Letter of Financing Notification.

Create Sale and Purchase Act soon as the house is finished
The Sale and Purchase Act  is legal evidence that the rights to land and buildings have been transferred to another party, based on Government Regulation concerning Land Registration.
Do and create Sale and Purchase Act as soon as the house is completed, it is better if you ask to be guided by a notary on this matter.

Manage Status of Ownership Certificate
After Sale and Purchase Act, you will usually get a Building Usage Right Certificate from the developer. You must take care of this certificate yourself as if the developer does not manage it for you.

Choose the Bank Carefully
When buying a home by way of a mortgage make sure you choose the bank carefully, because as long as the mortgage is not paid off you will still deal with this bank. Maybe in the middle of the road you want to take over credit to another bank for various reasons, but it can't be done because usually the bank requests a certificate on your behalf before taking over.

Actions when or before there is a discrepancy
Some of the risks that are very likely to occur when buying a home through a developer are as follows:

- the house does not work on schedule, aka delayed. Anticipate by making PPJB, which explains the rights and obligations of each party and its consequences. Another way, asking for cooperation from the bank to hold part of the funds until the developer's obligation is complete, talking about when the transaction is signing the Sale and Purchase Act before the notary, so that it is known to all parties.

- the house doesn't work even though the payment is paid off. This is the risk of buying a house in cash, it is better to consult a notary to reduce this risk.
- the house is not according to specifications. Anticipate by making pre aggrement which explains the rights and obligations of each party and its consequences. Another way, anticipate from the start by choosing a reputable developer.

Any problems that might arise from the developer side can be anticipated by ensuring that the developer is good and reliable. Anticipate this way before problems arise. Minimize problems by eliminating possibilities. You will suffer losses if the problem occurs, even though your legal documents are strong, but you have to pay extra fees at least to prosecute the developer legally, hire a lawyer and so on.

Understand the Sale and Purchase Agreement
The risk of buying a house is very large, anticipating various default actions that may be carried out by the developer. Understand the obligations of the developer and also your obligations, if necessary, ask in detail the intentions of the words and sentences in the agreement letter.