How to distinguish the authenticity of the five real estate certificates? Avoid home buying pitfalls with these tips
In the process of buying a house, the five real estate certificates are the key documents to ensure the legality of the house. However, there are cases of forged documents in the market, and home buyers may fall into legal risks if they do not identify them. This article will combine recent hot topics (such as new property market policies, rights protection cases, etc.), provide a structured analysis of how to identify the authenticity of the five real estate certificates, and provide practical tips.
1. What are the five real estate certificates?
According to the "Urban Real Estate Development and Operation Management Regulations", developers must publish the following five certificates:
| Document name | issuing authority | core role |
|---|---|---|
| "State-owned Land Use Certificate" | Bureau of Land and Resources | Confirm land use and use rights ownership |
| "Construction Land Planning Permit" | City Planning Bureau | Approval of land use scope and nature |
| "Construction Project Planning Permit" | City Planning Bureau | Confirm building legality |
| "Building Project Construction License" | Housing and Urban-Rural Development Department | Legal documents permitting construction |
| "Commercial Housing Pre-Sale License" | Housing Authority | Proof of qualification to allow sales of off-plan properties |
2. Warning on recent hot cases
In October 2023, a "forged pre-sale certificate" incident was exposed in a certain place. The developer used PS technology to tamper with the license number, resulting in more than 200 home buyers being unable to apply for property ownership certificates. Such incidents highlight the importance of identifying fraud.
3. Techniques for identifying the authenticity of five certificates
| Document type | Check points | Official verification channel |
|---|---|---|
| State-owned land use certificate | 1. Check whether the land number is consistent with the location of the plot 2. Check whether the seal is the official seal of the Land and Resources Bureau | Ministry of Natural Resources official website land inquiry system |
| Pre-sale license | 1. Confirm the license number format (such as X Pre-No. 2023-XXX) 2. Check whether the approved pre-sale range matches the purchased house | Pre-sale license announcement on the local housing authority website |
| construction permit | 1. Check whether the certificate issuance date is earlier than the construction start date 2. Scan the QR code to verify the electronic signature | Ministry of Housing and Urban-Rural Development’s “Four Databases and One Platform” System |
4. Structured verification steps
1.Offline verification: Request the developer to produce original documents and check key points:
- Document paper texture (authentic certificates use special anti-counterfeiting paper)
- Whether the riding seal is complete
- Is the contact information of the issuing authority true?
2.Online verification:
- Log in to the government portal website to check the certificate number
- Use the "National Government Service Platform" APP to scan the QR code for verification
3.cross comparison:
- Compare the project names and addresses in the five certificates to see if they are consistent
- Check whether the developer's name matches the business license
5. Hotspot related risk warnings
Recently, many places have introduced a policy of “acknowledgement of houses but not loans”, and some developers have taken the opportunity to promote unlicensed properties. Special attention is required:
- Properties that have not obtained the "Pre-Sale Permit" are not allowed to be purchased.
- Be wary of phrases such as "internal subscription" and "locking the room in advance"
6. Rights protection data reference (October 2023)
| Question type | Complaint proportion | Main performance |
|---|---|---|
| Document fraud | twenty three% | Forging pre-sale certificates and land certificates |
| Sales without a license | 41% | Collecting deposits without obtaining pre-sale permission |
| Information does not match | 36% | The actual plan is inconsistent with the document markings |
Summarize:Before purchasing a house, you must pass the triple verification of "online inquiry + offline verification + department consultation". If documents are found to be fraudulent, they should be reported immediately to the housing and construction department and the evidence should be retained. Recent hot events have shown that under a standardized market environment, identifying the authenticity of the five certificates is still an essential skill for home buyers.
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