房地产转让

　　房地产转让，是指房地产权利人通过买卖、赠与或者其他合法方式将其房地产转移给他人的行为。

　　下列房地产，不得转让：

　　（一）以出让方式取得土地使用权的，不符合本法第三十九条规定的条件的；

　　（二）司法机关和行政机关依法裁定、决定查封或者以其他形式限制房地产权利的；

　　（三）依法收回土地使用权的；

　　（四）共有房地产，未经其他共有人书面同意的；

　　（五）权属有争议的；

　　（六）未依法登记领取权属证书的；

　　（七）法律、行政法规规定禁止转让的其他情形。

　　以出让方式取得土地使用权的，转让房地产时，应当符合下列条件：
　　
　　（一）按照出让合同约定已经支付全部土地使用权出让金，并取得土地使用权证书；

　　（二）按照出让合同约定进行投资开发，属于房屋建设工程的，完成开发投资总额的百分之二十五以上，属于成片开发土地的，形成工业用地或者其他建设用地条件。

　　转让房地产时房屋已经建成的，还应当持有房屋所有权证书。

　　以划拨方式取得土地使用权的，转让房地产时，应当按照国务院规定，报有批准权的人民政府审批。有批准权的人民政府准予转让的，应当由受让方办理土地使用权出让手续，并依照国家有关规定缴纳土地使用权出让金。

　　以划拨方式取得土地使用权的，转让房地产报批时，有批准权的人民政府按照国务院规定决定可以不办理土地使用权出让手续的，转让方应当按照国务院规定将转让房地产所获收益中的土地收益上缴国家或者作其他处理。

　　房地产转让，应当签订书面转让合同，合同中应当载明土地使用权取得的方式。

　　房地产转让时，土地使用权出让合同载明的权利、义务随之转移。

　　以出让方式取得土地使用权的，转让房地产后，其土地使用权的使用年限为原土地使用权出让合同约定的使用年限减去原土地使用者已经使用年限后的剩余年限。

　　以出让方式取得土地使用权的，转让房地产后，受让人改变原土地使用权出让合同约定的土地用途的，必须取得原出让方和市、县人民政府城市规划行政主管部门的同意，签订土地使用权出让合同变更协议或者重新签订土地使用权出让合同，相应调整土地使用权出让金。

　　商品房预售，应当符合下列条件：

　　（一）已交付全部土地使用权出让金，取得土地使用权证书；

　　（二）持有建设工程规划许可证；

　　（三）按提供预售的商品房计算，投入开发建设的资金达到工程建设总投资的百分之二十五以上，并已经确定施工进度和竣工交付日期；

　　（四）向县级以上人民政府房产管理部门办理预售登记，取得商品房预售许可证明。

　　商品房预售人应当按照国家有关规定将预售合同报县级以上人民政府房产管理部门和土地管理部门登记备案。

　　商品房预售所得款项，必须用于有关的工程建设。

　　商品房预售的，商品房预购人将购买的未竣工的预售商品房再行转让的问题，由国务院规定。
　

TRANSFER OF REAL ESTATE

　　Transfer of real estate shall mean the move of the ownership of a real estate from the original owner to another person through sale, donation and other lawful means.

　　Real estate with following conditions shall not be transferred:

　　(1) The acquirement of the right of land use through lease does not comply with conditions as prescribed in Article 39 of this law;

　　(2) The title to the real estate has been sealed up or restricted in any form upon ruling or deciding of judicial authorities or administrative departments in accordance with the law;

　　(3) The right of land use has been taken back in accordance with the law;

　　(4) Without a written consent of other owners as under joint ownership;

　　(5) There are disputes on the title;

　　(6) Those which have not been registered and obtained title certificates in accordance with the law; and

　　(7) Other condition that the transfer is forbidden according to the law or administrative rules.

　　The transfer of real estate with the right of land use shall comply with the following conditions:

　　(1) All the fees in concern with the lease of the right of land use have been paid in accordance with provisions prescribed by the contract for the lease and the certificate of the right to use the land has been obtained; and

　　(2) Investment and development have been done in accordance with the provisions prescribed by the contract for the lease; for housing construction projects, 25 percent of the total investment has gone through; for development of large tracts of land, land has been available for the construction of industrial or other projects.

　　When a real estate is transferred with a finished building, title certificate for the building is also needed.

　　When transfer of a real estate with the right of land use being obtained through allocation, an application should be submitted to an empowered people’s government for approval, in accordance with the provisions of the State Council government. After the approval by a related people’s government, the transferee shall go through the procedures for transfer of the right of land use and pay lease fees for land use in accordance with the relevant State provisions.

　　If the related people’s government refuses to carry out the procedures of the transfer of right of land use in accordance with the provisions of the State Council, the transferor shall, in accordance with the provisions of the State Council, hand over the income for transfer of the land arising form the transfer of real estate to the State or handle them otherwise.

　　A written contract must be signed in real estate transfer, and the contract shall carry the clause on the form of obtaining the right of land use.

　　When a real estate is transferred, the rights and obligations carried in the contract for the lease of the right of land use are transferred accordingly.

　　When transfer of a real estate with the right of land use obtained through lease, the term of the right to use the land is the remaining time of the term prescribed by the original contract after deducting the time that the land has been actually used by the original land user.

　　After the transfer of a real estate with the right of land use obtained through lease, if the transferee wants to change the use of the land prescribed by the original contract for the lease of the right of land use a consent must be acquired from the transferor and the urban planning department of the city county people’s government with an agreement signed on revision of the contract or a signing of a contract with an adjustment of the lease fees of the right of land use.

　　An advanced sale of commodity houses must meet the following conditions:

　　(1) All the lease fees of the right of land use have been paid and a land use certificate has been obtained;

　　(2) A construction planning permit has been held;

　　(3) Funds put for construction of the houses for advanced sale have exceeded 25 percent of the total budgetary investment for the project and the construction schedule and date of completion of the project have been set; and

　　(4) An advance sales registration has been made with the real estate administration of the people’s government above the county level and a permit of advance sales of commodities house has been obtained.

　　The advance seller of the commodity houses shall, in accordance with the relevant State provisions, report the advance sales contracts for record to real estate administration and land administration departments of the people’s government above the county level.

　　The funds derived from advance sales of commodity houses must be used in construction of the relevant projects.

　　The procedures for the transfer of houses in advance sales by the buyers of the houses will be stipulated by the State Council.