【稳扎稳打】超级实用美国-纽约新手买房流程攻略
由买方经纪向公寓管理会 (Condo Board) 提出购买申请Purchase Application及买方的财政、信用、工作情况等组成的Purchase Package:
>>>通常包含资金与财产证明表 (Financial Statement) 、税单、工作证明、私人推荐信等。Condo 在美购房置业新手必看 在美购房置业新手必看 Board会仔细审核 Purchase Package的内容，在特定条件下，Board 有拒绝买家购买的权力，一般两周内大楼管理会会答复双方经纪人批准过户或者需要补交材料。
Closing-过户
恭喜你，在美有房了！
买卖双方经纪拿到公寓管理会审批后，就会联系贷款银行、产权公司协商过户细节，核实过户费用及预约 Final Walk Through。在过户前1-2天，买房经纪会带着买方再次验房，以确定自上次看房到现在房屋无变化及损坏。
过户日的交房手续通常会在卖方律师的办公室，若贷款则可能是银行律师指定地点。买家要带好自己有效身份证明及银行支票 (Certified Check) 来支付剩余房款和房屋过户所涉及到的费用。再签署一系列文件后 ，一手交支票，一手交钥匙，正式成为户主。
在美购房置业新手必看【Part 3】– 在美购房置业新手必看 House Hunting看屋大学问
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在美购房置业新手必看– 【Part1】流程与费用概述
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©2021 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logos are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Realogy Brokerage Group LLC and franchised offices which are 在美购房置业新手必看 independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. CalRE #00616212
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最全美帝买房攻略（中部版）
在会见你的贷款经纪人之前，一定要准备好你的收入税单，银行的账户开的存款证明，贷款申请表一定要如实填写，并将所有文件准备好，比如30天之内的工资单，两年的W-2, 最近三个月的银行清单，等等。如果没有W-2,要提供两年的税单。贷款员收到你的申请表后，要在三天内给你一份过户费预估表(Good Faith Estimate, GFE)，事先告诉你借这笔贷款你最终要花多少钱。许多初次贷款的人在看到30年总共还款额是贷款额的两到三倍时，都大吃一惊。有人不理解为什么过户费预估表上会有两个利率，一个低，一个高。低的那个是利率(Interest Rate)，高的那个是年百分率(Annual Percentage Rate, APR)。年百分率是利率加上所有与贷款有关的开销后算出来的，更能体现贷款的真实利率。所以在比较两家银行贷款利率时，应该比谁的年百分率低。
贷款过程中的工作
1.预约评估预约房屋估价(Appraisal)
2.在美购房置业新手必看 锁定利率
3.补充材料
放贷过程中的工作
1.签署文件
签署贷款文件(Sign Loan Doc)，签署银行最后正式贷款条约及文件。
2.银行放款
第七步 过户
买房注意事项：
1. 在Zillow/Redfin上面看房，主要有几个关键点要看。地点、售价、照片这些自不必说，还有以下几点：
（1）Features。看这房子有哪些设施，暖气是烧气的还是电的，车库有几个车位，有哪些电器包括在内，地板是地毯/木头/瓷砖。虽说这些日后都可以改造，但又是一笔花费要考虑进预算中。
（2）房龄。当然越新越好，超过20年的旧房子会有很多地方要修补。
（3）房子已经 list 了几天。据我观察，我这片的房子大多数在一个月左右就交易成功了，超过三个月的房子肯定哪里有问题，又或许是房主不急着卖。
（4）Price/Tax history。可以看出这房子的涨价趋势。有时候能看到房子在 list 过程中降价，那就表示我们更有砍价空间。
（5）Mortgages。这是个很有用的小工具，可以估计出每个月的还贷额。据我后来的经验，Zillow 估的数字与真实还贷额只有十位数之差，还算满准确的。记得要勾选 include tax/insurance 那项，因为我们也要还房产税和保费，这些平摊到每个月都要几百块。如果只看本金+利息的数字，就 underestimate 了，等到去银行做贷款时，会发现每个月还的贷款怎么比当初预估要高很多。
2.预估房屋费用：
3.实地了解附近房子的情况、位置、价格……永远不要买这片区域最贵的房屋，要尽可能买最便宜的房屋，这样才会升值。
4.房屋价值评估：
（4）.agent（CMA：comparative market analysis）评估：综合同类房子市场交易成交价和历史交易情况（合理范围内加价/减价）
5.如何报价？
6.房屋保险
谈了贷款后建议尽快找好房子保险（House Insurance, 与 Home Warranty 是不同的两个概念哦）。建议去找车险的同一家公司，因为房险车险都给同一家公司做，价格可以更优惠。最后我们拿到比银行预估还低的房屋保险（一年约$900），同时车险也降低了。保险公司会把资料交给银行，不需要我们插手。
7.终止买房合同条约
一些常见的 “Contingency” 条款有：
· Appraisal Contingency：如果银行给房屋的估价（Appraisal）低于成交价格，可能导致贷款额度降低，这时：卖家可以降低成交价格；或者买家可以另外筹措额外的资金补齐缺口；如果无法协商解决则买家可以中止合同，并且不构成违约、可以拿回自己的定金（Earnest 在美购房置业新手必看 Money）。
· Financing (Mortgage) Contingency：前面解释了，银行的 Pre-Approval Letter 并不100%准确，如果银行最后实际批准的额度低于预期，或者不管因为什么原因拒绝了买家的贷款申请，买家也可以选择中止合同。
·Cost of Repair Contingency：这一条通常附加在 Inspection Contingency 中。如果是二手房，Inspection 多少会发现一些问题，如果维修预估的费用高于某个数字（比如房价的2%），买家可以中止合同。
·House Sale Contingency：如果你看中了一套房子想签合同，但是又需要卖掉自己现在的住房才有钱换房，可以和卖家协商加入这一条款，如果在约定日期之前自己的房子没卖出去，你可以无责任中止买房合同。
·Kick-Out Clause：上面的 House Sale Contingency 保护的是换房的买家，这一条款则是在同样的情形中保护卖家。假设 A 现住房子 X，他签了合同从 B 在美购房置业新手必看 手中买房子 Y，但是如果1个月之内卖不掉自己的房子 X，则 A 可以中止买房子 Y 的合同。卖家 B 为了保障自己的利益，可以在和 A 签订合同之后继续让人看房，如果有另外的买家 C 出价，则 B 可以给 A 一段时间考虑（比如说72小时）。如果 B 在 72 小时之内移除 House Sale Contingency，则 B 还是把房子卖给 A，否则 B 可以选择中止合同并把房子卖给 C，不构成违约。
·HOA/Condo Document Contingency：如果房子有 HOA，签订合同之后卖家需要向买家提供相关的文件（HOA Document）。买家看了这些文件之后可以选择中止合同。这一点对于公寓交易来说较为常见；就算 Unit 本身很漂亮，但是整栋公寓的财务或管理有问题，比如说维修预算入不敷出，未来 HOA 费用可能会大涨，那么卖家很可能会打退堂鼓。
·Attorney Approval Contingency：买家选择由律师检阅房产相关文件（如上面提到的 HOA/Condo Document，如律师不同意则可中止合同。
·Approval/Compliance/Survey Contingency：某些房子（如 Co-Ops 公寓）的交易可能需要第三方批准（如公寓管委会）；如果买家置业有特殊的用途（如用于经商）、或者房屋最近更改了结构、添加了 Driveway、新漆了外墙、做了 Remodeling，买家可能需要确保这些新的用途、结构、变化等符合 HOA 及该区域的规范，没有违法。这些都可以作为 Contingency 条款。
文章有点长，但是都是我的重要经验分享，希望对想要在美国买房的朋友有所帮助！希望大家都能找到属于自己的Dream House！感谢大家浏览！之后会分享一些在美帝买家具以及装修的攻略，有兴趣的朋友可以关注一下我！