MLS has a specific disclaimer on its website (www.MLS.com) stating that it does not verify information given to it, and that buyers should independently verify pertinent information.
【 在 gen2010 (gen) 的大作中提到: 】 MLS has a specific disclaimer on its website (www.MLS.com) stating that it does not verify information given to it, and that buyers should independently verify pertinent information. MLS都不用核实实际面积, 别说zillow这些网站了, 只不过都是广告。
The buyer agent has the responsibilty to make sure the information of the house is correct. Usually, the buyer agent get sued first if the house is not what it is said on the documents going through buyer agent. You certainly can not sue buyer agent if the information does not go through the buyer agent's hand. In this case, the seller agent has responsiblity to disclose the information that impacts the house buying decision like the real living area of the house. If the seller agent does not disclose it or state it wrong, you can backout the deal safely with the claim of missing or misled information.
【 在 gen2010 (gen) 的大作中提到: 】 MLS has a specific disclaimer on its website (www.MLS.com) stating that it does not verify information given to it, and that buyers should independently verify pertinent information. MLS都不用核实实际面积, 别说zillow这些网站了, 只不过都是广告。
就你这水平还给瞎出啥主意,你知道在美国有一半的州没有律师执照不能给legal advise么?我们建议找律师不算legal advise,你这胡说房子面积随便写是合法的,这可算是practice law without a license阿。我建议你好好看大家怎么说学习学习,这样你下次买房卖房也不会被人骗了。真心为你好
【 在 daemonself (mit行为艺术专业博士后导师) 的大作中提到: 】 就你这水平还给瞎出啥主意,你知道在美国有一半的州没有律师执照不能给legal advise么?我们建议找律师不算legal advise,你这胡说房子面积随便写是合法的,这 可算是practice law without a license阿。我建议你好好看大家怎么说学习学习,这 样你下次买房卖房也不会被人骗了。真心为你好
我也认为这样是可以的。只要找到书面证据,证明卖家提供了不实数据,应该可以sue them for fraud. 当然要问问你的负责close的律师。合同签好之后,律师的作用比中 介要大。
【 在 runflywalk (runflywalk) 的大作中提到: 】 if your agent claimed it is 2400, and you cannot find that extra 500. Your agent is in trouble for misreprenting you and you can sue your agent for not doing the job to recover the loss. If you found extra 500, but it was built with no permission. If the seller didn't disclose it the extra 500 without permssion, you can back out with : claiming of seller's misinformation. If your agent informed you is 1900 plus 500 without permssion, you need to find out where 500 is. If you cannot find it, you can backout the deal. If you find that extra 500, then it is on borderline now. First check if your agent misrepresent you or not, then check if the seller ...................
There is a difference. If it is due to family emergency, it's beyond the borrower's control. Then it won't be his responsibility.
Yes, he can "fake" this emergency, but no lawyers or agents will openly tell you to lie. Why would say? They can pretend not to know that you are lying, but why would they train you how to lie? How would they gain?
【 在 kiz (泥偶) 的大作中提到: 】 That's not true. My dad has a life emergency which need dollars to save his life and I have to use downpayment to pay for it. How can they say I am cheating?
关键在于:“卖家列明是appraisal面积”而不是County record. There are no laws that say the seller has to disclose county record area as the advertised area. If he chooses to use appraised area, it's legal. But there are laws against purposely giving false information, like saying this is "county record area" when it clearly is no. Put it simply: The seller can be wrong, but the seller cannot lie.
现在楼主在误解房子面积的前提下出了这个价钱,如果这个房子再拿出去买,在不隐瞒实情的情况下,其他买家愿意出的价格才是真实价格。Appraisal price is all paper money. Worthless. 而一般买家会和楼主一样,会不愿意为这不存在的400尺付钱。所以很可能市场价是低于现在的合同价的。这个差距就是因为合同价是个基于错误信息的价格。
I am not saying this what happened in this case, but
the number listed could be "typo", could be "different ways of counting", for example, including the garage space, even though the agent told the buyer differently
Unless the buyer recorded the conversations withthe agent's consent. as long as these info is not clearly and specifically listed in the contract, you have no chance to prove the seller is guilty of fraud.
【 在 naalii (naalii) 的大作中提到: 】 我也不明白,怎么一到买房子这么多人没有法律常识呢?Fraud is fraud, doesn't : matter if it's a car, a TV, a burger, or a millon-dollar house...
This is the buyer agent's duty to make sure buyers know what the house is. The buyer should sue the buyer agent first when the similar case happens.
【 在 gen2010 (gen) 的大作中提到: 】 请问如何证明是fraud 卖家有卖家的量法 他可以算地下室 车库 : [在 naalii (naalii) 的大作中提到:] :我也不明白,怎么一到买房子这么多人没有法律常识呢?Fraud is fraud, doesn' ;t :matter if it's a car, a TV, a burger, or a millon-dollar house...
【 在 runflywalk (runflywalk) 的大作中提到: 】 This is the buyer agent's duty to make sure buyers know what the house is. The buyer should sue the buyer agent first when the similar case happens.
The buyers paid up to 3% of the house price to the buyer agent, it is the buyer agent's responsibility to ensure the house is what the contract described. If the house is not what is described in contract, the buyer agent has full responsibilty to help the buyer to get out of contract or get sued for neglecting the duty. It is the way of living in countries ruled by laws. Respecting to consumer laws, every one is equal no matter what your are citizen or not.
【 在 runflywalk (runflywalk) 的大作中提到: 】 The buyers paid up to 3% of the house price to the buyer agent, it is the : buyer agent's responsibility to ensure the house is what the contract described. If the house is not what is described in contract, the buyer agent has full responsibilty to help the buyer to get out of contract or get sued for neglecting the duty. It is the way of living in countries ruled by laws. Respecting to consumer laws, every one is equal no matter what your are citizen or not.
[在 runflywalk (runflywalk) 的大作中提到:] The buyers paid up to 3% of the house price to the buyer agent, it is the buyer agent's responsibility to ensure the house is what the contract described. If the house is not what is described in contract, the buyer agent has full responsibilty to help the buyer to get out of contract or get sued for neglecting the duty. It is the way of living in countries ruled by laws. Respecting to consumer laws, every one is equal no matter what your are citizen or not.
we have plot map with the coordinate for the house/home stead partition, and house construction plan from county record. We hired professional surveyer to survey the land according to the map. Is that a surprise to you?
【 在 gen2010 (gen) 的大作中提到: 】 没买过房就别胡扯 你看过哪个contract有面积信息的 : [在 runflywalk (runflywalk) 的大作中提到:] :The buyers paid up to 3% of the house price to the buyer agent, it is the :buyer agent's responsibility to ensure the house is what the contract :described. If the house is not what is described in contract, the buyer :agent has :full responsibilty to help the buyer to get out of contract or get sued for neglecting the duty. It is the way of living in countries ruled by laws. : :Respecting to consumer laws, every one is equal no matter what your are :citizen or not.
【 在 runflywalk (runflywalk) 的大作中提到: 】 we have plot map with the coordinate for the house/home stead partition, and house construction plan from county record. We hired professional surveyer to survey the land according to the map. Is that a surprise to you? for
You and daemonself are the best in this thread! Thanks.
【 在 runflywalk (runflywalk) 的大作中提到: 】 we have plot map with the coordinate for the house/home stead partition, and house construction plan from county record. We hired professional surveyer to survey the land according to the map. Is that a surprise to you? for
问问律师最简单了,buyer agent可能会黑你,律师肯定不会
title和有无抵押等法律手续。
:)
:)
我们刚新list出来的房子 网站上标明四千尺 可实际还不到2000尺
最重要的指标是地税,agent还能看到这个房子的估计价格,是按照周围最近交易和房
价增长算出来的。
:)
https://www.realtor.ca/
你现在想知道你买值了没有,不能只看这面积,你看看你小区的和你同样的房型,价钱和你买的这房型差多少,如果其他和你一样房型,就是标的面积是1900, 但价钱和你
的买价差不了多少,那你还计较这数字,有什么意思呢? 如果, 价钱和你买价差很多很多,你再后悔也不迟, 然后你再, 要么认命,要么拼了。
房屋面积不真,可以告agent 和agent office, agent office 都有买error 保险的,主要针对这些。你房子close以后,也可以告双方agent,主要是listing agent。
你现在想退,最大可能,只能从mortgage上,动手脚。一朋友银行的,back deal, 银行就出证明了。你可以和银行broker 好好讲讲,反正你要买,这单生意一定会让
broker做的。
要么,你要求从新房检。
如果满意房子,差不多,就算了。我们曾买过一座,刚出完deal,同样房子降价8万卖
了,亏吧?不过等我们卖时,赚了10万。所以,不知说什么了。
如果,deal 比须成,就forget 这面积的恶心,hug你的房子,高高兴兴的搬家,就对
了。人生那能总让你是赢家?
果超出, 你一样可以不买, 没有人在美国可以逼你,只不过担保金没有了.
我之前有个房子因为房主算错400sqft, 在inspection后我就拒了.
现在,是因为有这种service, realtor 机构垄断这市场,等社会,科技发展了,sell by owner 系统好了,可以不用agent。
靠人不如靠己!谁都不会,也不敢替你做主!
我找agent, 从来不找人说的大agent, 名声大的agent,traffic 多, 他那有空让你折腾,那有空给你多化时间,卖房也是,反正装修,agent也不会替你做,你货不好,
再大agent也没用,traffic少的agent,可以把你当宝贝。
appraisal的面积和缴税的一样。另外,美国人讲面积是指居住面积,而中国讲面积是
指建筑面积:)
且一般给合同时候都会附上disclosure, 面积学区都是third party info,错了老子没
有一毛钱责任。有些agent入行时间短没见过downturn,upturn的market大家都是你好
我好,等到一旦downturn, 大家房子都under water要foreclosure了,什么破事都是能打官司
买房子的时候,ZILLOW列1800,应该算进地下室了。但是实际在TOWN里面的DEED是1400,我们做APPRAISAL的时候也是1400.那又怎样,你想买,对方不讲价,就买呗。我们卖的时候就写的1400,然后说明地下室又装修了400SQ. 你这400是不是也是地下室的面积
啊。
按你的说法 zillow上一半房子面积不符合 一半交易都能打官司?
我刚刚买的房 这些东西都了解过
does not verify information given to it, and that buyers should
independently verify pertinent information.
MLS都不用核实实际面积, 别说zillow这些网站了, 只不过都是广告。
他们怎么量,你的appraiser也会告诉你他怎么量,什么算在面积里什么不算,车库算
多少钱,地下室算多少钱。这里可以有误差,MLS的系统都是很清楚的,你估计也不知
道什么是MLS,你要是从county pull的面积没责任,你自己吧3000的房子写成4000没有disclosure,嘿嘿,打官司你肯定输,下次买房多学习,不要光找给rebate忽悠学区的agemt。你作为买家愿意吃亏我们agent喜闻乐见,等你卖的时候希望也能找到一个二傻子
告跟我打官司?搞不搞笑啊
种官司, 因为房产交易买家有责任做due diligence
house is correct. Usually, the buyer agent get sued first if the house is
not what it is said on the documents going through buyer agent. You
certainly can not sue buyer agent if the information does not go through the buyer agent's hand. In this case, the seller agent has responsiblity to
disclose the information that impacts the house buying decision like the
real living area of the house.
If the seller agent does not disclose it or state it wrong, you can backout the deal safely with the claim of missing or misled information.
给你稍微科普以下,专业的case就不给你找了,那英文你不一定看得懂http://articles.latimes.com/2012/oct/14/business/la-fi-lew-20121014
顺便告诉你我老还知道不少地产律师专门找这种面积不对的房子来干seller,一小时
500块的律师费就等着seller给掏了
来美国比你久, 你是托吧, 鼓动楼主打官司。美国垃圾就在于你这种垃圾和律师
advise么?我们建议找律师不算legal advise,你这胡说房子面积随便写是合法的,这可算是practice law without a license阿。我建议你好好看大家怎么说学习学习,这样你下次买房卖房也不会被人骗了。真心为你好
给你解释了这么多次了,mls, redfin, zillow他们的disclaimer很清楚,sqft是
listing的人提供的,他们不会负责,你搞不了他们。但是你瞎写就可以搞你,明白了么
买家赢了么?
在美国谁都能打官司, 闲着没事才去打这种官司。何况所有的agent都会有disclaimer
那我们agent以后不如这样,2房我们给写个5房,先把人忽悠过来看,万一有个把眼瘸
的买了我们就赚了。你看合适不?
地只能盖1500尺房子, 这个房子listing说3000尺
http://www.zillow.com/homes/for_sale/Queens-New-York-NY-11358/32048937_zpid/62070_rid/2-_beds/490000-2500000_price/1853-9454_mp/globalrelevanceex_sort/40.787462,-73.767229,40.735844,-73.82216_rect/13_zm/
misrepresentation,因为交易过程中大家都会知道实际尺寸是什么,而且很大可能是
zillow的马宫太弱,pull ny mls listing info的时候都pull 错位置,估计这一片都
这样。
介要大。
borrower's control. Then it won't be his responsibility.
Yes, he can "fake" this emergency, but no lawyers or agents will openly tell you to lie. Why would say? They can pretend not to know that you are lying, but why would they train you how to lie? How would they gain?
area. If he chooses to use appraised area, it's legal. But there are laws
against purposely giving false information, like saying this is "county
record area" when it clearly is no. Put it simply: The seller can be wrong, but the seller cannot lie.
我越到过和你类似的问题,最后圆满解决。情况特殊,我就不说我的例子了。不过有一点,你要放下感情因素,想一想,你的底线是什么:假设你能退出,但是没法让他降价,你是想退出还是实在喜欢这个房子?如果非要他降价,降到多少你才可以接受。
我当年也很气愤,但是理智的想想,还是太喜欢那个房子,只是希望价格低些。所以采取了一些策略,最后达到了我的目的。
现在楼主在误解房子面积的前提下出了这个价钱,如果这个房子再拿出去买,在不隐瞒实情的情况下,其他买家愿意出的价格才是真实价格。Appraisal price is all paper money. Worthless. 而一般买家会和楼主一样,会不愿意为这不存在的400尺付钱。所以很可能市场价是低于现在的合同价的。这个差距就是因为合同价是个基于错误信息的价格。
其实我觉得美国的房地产中介市场是一个很黑的体制,没有什么人是真正为买家服务的。当然资本主义普遍都这样。只是收了2.5%的高额费用还这样,真是吸血鬼。
matter if it's a car, a TV, a burger, or a millon-dollar house...
remember, banks pay 80% of the deal with buyers who put 20% down
the number listed could be "typo", could be "different ways of counting",
for example, including the garage space, even though the agent told
the buyer differently
Unless the buyer recorded the conversations withthe agent's consent.
as long as these info is not clearly and specifically listed in the
contract, you have no chance to prove the seller is guilty of fraud.
The buyer should sue the buyer agent first when the similar case happens.
家去打官司?你真是吃瓜群众嫌事不够大。
buyer agent's responsibility to ensure the house is what the contract
described. If the house is not what is described in contract, the buyer
agent has
full responsibilty to help the buyer to get out of contract or get sued for neglecting the duty. It is the way of living in countries ruled by laws.
Respecting to consumer laws, every one is equal no matter what your are
citizen or not.
我买的房子因为觉得价格合适,而且装潢之类都很好,所以没还价给了offer.结果
appraise出来发现少了560尺.这个大约是10%的面积。但appraise出来的价值正好是我
的出价。贷款的代理和我的agent都试图让我接受原价格。他们的理由是买房不是买面
积,只要appraise的价格不低于offer的价格,他们就没有贷款问题,我也没有理由反
悔(后来仔细读了合同,发现有条款规定appraise的价值低可以作为不成交的理由。他这个是一手房,面积是builder按设计图算的,county的登记面积也是这个比较多的面积。后来我说不行,面积不同将来我卖的价格肯定受影响。最后我提出折中方案,按面积计算平均价格,少的面积按比例,一家一半。也就是要降价大概5%.好在最后两个agent都同意少拿点commission,房主加了个条件不再修房(房子做过了inspection,实际要修的很少),最后降价5%成交。
类似案例我有两个朋友也遇到过。一个是要降级卖家不愿意,最后没成交,但earnest fee退了。另一个我朋友是卖家,因为面积减小appraise的价值低于报价,最后按
appraise价格和原offer价格的中间价成交。
如果楼主实在觉得不满意,可以考虑还价。取消交易的话如果卖家不太难说话,很可能可以退earnest fee的。
顺便说一下通常面积的算法,车库是不算面积的。地下室如果finished就算,
unfinished就不算。基本原则是有空调的地方就算。另外墙是算的。
Appraisal report我仔细看过。基本的办法是在附近找几栋最近成交的价格在同一区间的房子,然后根据面积,地点,房龄之类作调整。以比较的房子成交价为基准,如果你的房子面积多,就把多出的面积乘一个数字。我的appraiser给(finished)地下室面积
算得均价是非地下室均价的40%.如果买的房子比基准房子老若干年就减若干,如果新就加若干。这样加加减减。最后有2栋的价格比我高,1栋比我低,一栋几乎相同。最后给的appraisal价格就是我的offer.我觉得应该还算合理把。
大家还回复的热火朝天。
他想买就买不想买就不买,押金拿回来一点问题都没有。
自己磨磨唧唧犹豫不决。估计想先讲价,不行再想办法退出,但是又怕押金丢了。
说白了就是一开始他觉得自己的价格多买了好几百尺,赚了,后来发现,WTF, 少了几
百尺,没占到便宜,价格对应的就是新的面积。自己肯定不吃亏,但是没赚到,然后就磨磨唧唧没完了。
你丫的想退出就退出,押金肯定会给你,想讲价就讲价,你即使讲价了,不成功,过后该怎么退出还是怎么退出。他们即使知道是你的原因造成的loan失败又能怎么样?
主的说法,他们那儿房市很热,你不愿意买就卖给别人好了,没必要用earnest money
逼着你买。