Coi vy m khng phi vy

Khng Tr†ng Hinh
Cu chuyŒn nh t

 

By gi, bo ch li ua nhau ng tin vŠ chuyŒn phn li mܮn n mua nh h xung mt ln na. vy, ngܩi ta li cn n i l nh ca trong vng vnh San Francisco no l ln gi, no l d bn lm. M†i ngܩi li nho vo a c. Ngܩi ang nh thu th bt u i lng ki‰m mua cho bng ܮc mt cn nh ‹ , trnh cnh thng thng mc ti tr tiŠn cho ch, li cn lu lu b hoch ho iŠu. K c nh ri th ngp ngh ǰi ly cn nh ln hn. c nhng hng ngܩi sp di di ti nhiŠu vn phng bn nh mi. Ri th bao nhiu cu hi li ܮc ǥt ra: mua nh th‰ no cho c li; mܮn loi n no th tt hn; ph tn mua nh, mܮn n th‰ no l va phi... Ni cho ng th nܧc M cng c nhiŠu lut lŒ quy nh nhng th tc h‰t sc cht ch, h‰t sc chi ti‰t vŠ v mua nh, bn nh, mܮn n, ǰi n ‹ bo vŒ dn chng khi b nhng "con c mp" t bn bc lt. Hn na, hu h‰t gii hnh nghŠ a c l nhng ngܩi bi‰t l cng bng v c lng lng thiŒn. Nhng m u m chng c ngܩi gian, u m li khng c nhng ca tiŒm treo u d, bn tht ch. Ngܩi bnh dn mnh ku bng "Coi vy m khng phi vy". Dܧi y l my th d s khi.

 

1. ˆn khng ܮc, b.

H: Ba ci v mua nh, mܮn n bn M thiŒt l ln xn. Ln xn h‰t c, nhiŠu khi tri qua ri m cng hi‹u khng ni! Hi xa cn VN, khi mnh chu mua mt cn nh gi 2 triŒu ng l c viŒc ly ng 2 triŒu bc gi vo my t nht trnh, bi‹u thng chu ly ci xe Honda ch li chܪng kh‰ kš giy, giao tiŠn l xong. By gi mua nh bn ny sao m nhc u qu c. Ngoi ci gi nh phi tr, ngܩi ta li cn cng thm vo my chc th tiŠn l hu, l hoc. No l tiŠn escrow, tiŠn title, tiŠn sang tn... i thi th. Ri‰t ri t giy tnh tiŠn mnh phi tr n di lng thng nh mt ci s To qun. vy, m‡i ngܩi li chu mt li tnh tiŠn khc nhau. Cng thi mua cn nh gi hai trm ngn m c ngܩi ch tr tiŠn giy t c hai ngn my trong khi c ngܩi phi tr ti by tm ngn. Ti khng hi‹u ti sao vy?

: C nhiŠu lš do lm (1). Lš do chnh ng cng c m lš do tri i, t hi cng c.

H: Ngha l cng c khi mnh b tnh tiŠn sai, ng tr t m cui cng li b "sc" nhiŠu? Sao hi nghe anh ni l M n c khi‰u... tnh tiŠn, l t khi h† tnh sai lm?

: H† t tnh sai nhng i khi h† "sc" u. Tnh g ng ny l gii nhng ch ܮc nh vy cng l gii thܩng thܩng vy thi, cha c g xut sc. Tnh sai m ngܩi ta b "sc" phi nhn chu, tnh ai m ngܩi b ct c vn vui v thy rng mnh b "sc" hp lš: ci mi thiŒt l tnh gii.

H: Th d?

: Th ly mn tiŠn chi ph tr cho escrow lm th d. y l lŒ ph tr cho mt c quan trung gian lm giy t sang tn lc mua, bn nh. Khi c quan ny lm viŒc cho mnh, h† s tnh cng. Ci l ng nhin ri. H† u c xin ܮc food stamps? By gi mi hi coi ai phi tr th tiŠn ? D lut php chnh ph khng ghi r ai phi tr, nhng tc lŒ mua bn nh trong m‡i vng Šu c nh r. Ti Santa Clara County chng hn, ngܩi bn nh phi tr tiŠn ny. Vy m c rt nhiŠu v mua bn, nht l nhng trܩng hp khng qua trung gian a c, for sale by owner chng hn, ch nh thܩng tm cch bt ngܩi mua nh phi tr tiŠn ny.

H: N‰u ch nh ghi trong kh‰ ܧc l ph tn giy t s ca i nm mi, nm mi th c cng bng khng?

: Khng. Theo thng lŒ trong vng ny th ngoi tiŠn escrow cn c rt nhiŠu mn tiŠn khc na m ch bn phi tr mt trm phn trm, khng c ca, c x g h‰t? Nh tiŠn bo him ch quyŠn, tiŠn thu‰ sang tn ca county, tiŠn bo hi‹m sa nh..., tr h‰t, ngܩi bn phi tr h‰t. Chng qua l khi mua nh For Sale By Owner khng c agent nn ch nh hoc v tnh, hoc c š hi‹u sai theo li c li cho h† nh vy m ngܩi mua khng bi‰t thi.

H: Mua nh mi cng khng c agent, ch thu c i x vi mnh... tΠnh vy khng?

: Cng ty nh thu, nhng thܩng l h† x ngܩi mua cn... tŒ hn vy na. Ngoi tiŠn escrow, h† cn tm cch bt ngܩi mua nh phi tr thm nhiŠu th tiŠn khc vi thng lŒ. Li ni chuyŒn ci tiŠn tr escrow. bt ngܩi mua phi tr tiŠn ny, h† li cn sp x‰p sao ‹ c quan escorw li chnh l ngܩi ca h†. Mt cc cng khng l†t i u h‰t.

H: N‰u mnh bi‰t r m†i chuyŒn, cng quy‰t khng chu cho n "sc" th thi ch g?

: Cng c khi, bi‰t m cng nh chu, khng lm sao hn ܮc. Nhm lc nh mi ang ‰ Ƕ, thy mnh bi‰t, c khi h† vui lng "de" li. H† ngh th‰ ny: th c tnh l ln, ngܩi b "sc" khng bi‰t th c n, chng no gp ngܩi hi‹u r m†i chuyŒn ri phn i th mt ti‰ng sorry ri sa li my hi. ˆn ܮc th tt, n khng ܮc, b. Cn nh gp thi nh ca bn o o m ngܩi mua by ǥt i hi, h† ku ngܩi khc tc th. Trong nhng tnh hung nh vy, bi‰t r l mua bn khng bnh thܩng m cng nh phi kš tn d l lc cm bt, mnh au kh nghi‰n rng, nhm mt, cau my...

 

2. Lon coke no cng ging nhau, nhng cm g th m‡i da mt khc

 

H: Khi nh thu qung co l n‰u mua nh mi ca h†, h† s lo cho ngܩi mua c ܮc phn li thp hn th trܩng. C tht vy khng?

: C th‹ l tht lm. Nhng bn hy th ngh th‰ ny: n‰u h† xoay ܮc cho mnh mt mn n c phn li thp hn th trܩng th h† phi ly ci g b vo ch‡ thp ch? D t. H† tng gi nh ln cao hn m mnh khng bi‰t thi. Gi nh mi rt kh so snh. ng l gi bn l $222,000 h† tng ln $226,000, nht l li chi thm vo my con s l, ngܩi mua kh bi‰t lm. Sao vy? Bi l nhng khu nh mi, khng khu no ging khu no. Ki‹u xy khc, v tr khc, cch xy khc, vt liŒu khc... Cn nh c bn cao hn vi ngn, d du mnh nhn ra ch‡ mc, r? nhng m n‰u th trܩng ang c li sut 7.5% m h† cho mnh phn li 7% th mnh bi‰t ngay l r thy r. C coi mt th d nh th‰ ny cho d hi‹u: ci lon co-ca th u cng nh nhau, u c lon no khc lon no, nhng ni vŠ ci da cm g th tht tnh, khng tiŒm no ging tiŒm no. Gi d ngܩi ch tiŒm n mun ܮc ti‰ng l bn r hn ch‡ khc, trong lc ngܩi ta bn coke ti 60 cents mt lon, ng ta ch bn c 50 cents m thi. D nhin, ch tiŒm thiŒt i 10 cents, nhng thay v ng ta bn da cm c $4.25 th bn tng ln l $4.75. Ai bi‰t l mc m than! B 10 xu m vt li 50 xu li ܮc ti‰ng l bn r, di g m khng lm? Con tp nh xu khng ng bao nhiu nhng lc th ra ai cng thy. Con tm b chnh dnh l vy m mnh lng l ly vŠ khng ai hay. Tܪng mua r, ai d cn mc qu cha. Coi vy m khng phi vy.

 

3. Va cu nguyŒn, va ht thuc?

Chy xe ngang qua mt khu dn c, bn thy mt cn nh xinh xn, trܧc sn li c cm mt ci bng bn nh. VŠ nh, bc my g†i ngܩi agent c tn trn bng bn nh, bn ch mun bi‰t xem cn nh gi bao nhiu, vy thi. Bn ngh l ngܩi ta s vui v cho bn bi‰t ngay chi ti‰t khng y mt pht ng h v trn bng cn c cu mun bi‰t thm chi ti‰t th xin hi ng A, b B. Khng ng cu chuyŒn trn iŒn thoi li ko di gn na ti‰ng ng h. Khi gc my ln, t ra mnh cha bi‰t chi nhiŠu vŠ cn nh mun hi m ngܮc li, ngܩi agent bn kia u my li hi‹u r, hi‹u rt r bn mun g v li c c ci hn s a bn i coi my cn nh khc vo chiŠu mai. Ti sao hay vy? L v h† ܮc hun luyŒn nhng phng php ni chuyŒn ǥc biŒt vŠ cch tr li iŒn thoi cho nhng ngܩi hay thc mc nh bn. Ngܩi ta dy agents rng vn phng a c khng phi l trung tm cung cp tin tc vŠ nh t m l mt ni ki‰m khch mua nh, bn nh. Khi no c iŒn thoi hi vŠ nh, d chuyn vin a c bi‰t r vŠ cn nh cng khng nn tr li ngay, rng ch c 4% s nh bn ܮc trn th trܩng l do bng cm m thi. H† dy ngܩi agent phi xin l‡i khch ‹ i ki‰m h s, nh mi c c xin khch ci s iŒn thoi. Vi pht sau mi g†i li khch, mt l ‹ ki‹m sot coi ngܩi g†i c tht tm mun coi nh hay khng, hai l ‹ cho khch no nc mun bi‰t thm vŠ cn nh. Ci g cng vy. Cng bi‰t t, cng t m. Chng bi‰t ro trn ri th li... h‰t ham. Agents phi lun lun nh l tr li khch cng t, cng tt. Khch cng bi‰t nhiŠu vŠ cn nh, cng h‰t... mun xem. Ngܩi agent cng phi bi‰t phng php iŠu khi‹n cuc i thoi bng cch ǥt cu hi sau ngܮc li ‹ t t dn khch ti ch‡ ly hn i coi nh. Khch hi cn nh c my phng. "Tha, cn nh ng thy c 3 phng ng. Th‰ ng ang ki‰m nh c 3 phng hay 4 phng?"

Khch hi gi nh bao nhiu. "Tha ng, nh ny khong gi hai trm ngn. Th‰ ng cn mua cn nh c chng bao nhiu tiŠn?"

Khch cn bi‰t nh c l sܪi hay khng th phi on ngay l ngܩi ny thch l sܪi v c viŒc hi li ri tn cng vo ch‡ . "Tha ng, cn ny khng c l sܪi nhng c mt cn gn , gi c cng c m l sܪi p m li m cng v cng. ng c mun ti gh li a ng i coi by gi khng? Khng ܮc sao? Vy ch mt ti‰ng na, hay hai ti‰ng na chc ng khng kt g ch? Cng khng ܮc ? Khng sao, sng mai ti s gh qua ng. Cn nh ng ang s my? Tn ܩng c kh nh vn khng? Tt lm. Chn gi sng mai, ti s ti."

Xong. Bn khng bi‰t chi thm vŠ cn nh lc u nhng bi‰t chc l 9 gi sng mai s c ngܩi ti n bn i coi nhng cn nh khc.

NhiŠu khi cng mt vn Š nh vy nhng ܮc trnh by theo cch khc, ngܩi nghe s c phn ng khc liŠn. Th d my lc tr gi cn nh chng hn. Nhm chng ni bn chu ln gi mt hai ngn hi kh, h† li qua cch khc: "Ny ng, ti thy b nh v cc chu rt ng cn ny, n‰u m‡i thng ng ch cn tr thm c $60, chc ch s chu bn. ng nhm tr thm nh vy ܮc khng? C su chc mt thng thi?". Phng php ny rt hiŒu qu khng nhng ch p dng cho viŒc bn nh t m cn c th‹ dng cho viŒc bn xe c, my mc, c... Cui cng th c khc chi u? M‡i thng tr thm $60 th cng nh s n thi‰u tng thm mt ngn. Vy thi. Rt n gin m li c k‰t qu. Nhng chuyn vin mua bn thܩng ܮc nghe ging cu chuyŒn sau y:

N‰u bn hi mt linh mc rng: "Tha cha, trong lc cu nguyŒn, con ht thuc ܮc khng?". Chc chn, cha s cho bn nghe mt bi ging lun lš vŠ tnh cch thing ling ca nhng giy pht cu nguyŒn. Nhng n‰u bn ǥt ǰi cch ni chuyŒn, k‰t qu s khc liŠn:

-"Tha cha, lc no th mnh c th‹ cu nguyŒn Cha?"

- "Bt c lc no mnh cng nn gn Cha. Lc con c chuyŒn bun, cu Cha gip ǫ con. Lc con c viŒc vui, con t n Cha. Lc con..."

- "Trong lc ang li xe hay ang lm viŒc con c cu Cha ܮc khng?"

- "Chc chn l ܮc. Bt c lc no..."

- "Vy trong lc con ang ht thuc, con cu nguyŒn c ܮc khng?"

- "Anh hi ln thn qu. bo bt c lc no cu Cha cng l tt m."

K‰t qu khc hn. Bn thy . C ‰n nhng ngܩi o c, hi‹u bi‰t nhiŠu nh cc cha cng b cho vo xi‰c d dng. Coi vy m khng phi vy.

 

4. Phn li hm nay l bao nhiu?

H: Xin l‡i anh, cho ‰n gi ny ti vn cha qun ܮc ci k› niŒm cay ǡng ca ln ǰi n cch y vi nm. Ti g†i iŒn thoi kho gi khp ni ri mi ‰n iŠn n mt vn phng cho phn li thp nht. Nhng ‰n khi ra escrow kš giy t...

: H† tng cho bn mt phn li cao hn, phi vy khng?

H: ng vy. Ha mt Ǣng, lm mt no. Ti ti gin i mu m vn phi ǥt bt kš i vo t giy n 30 nm. Va kš va nghi‰n rng, nhm mt, chau my, au kh nh mt phm nhn lc kš tn vo bn n 30 nm kh sai. Cng ti nhm lc phn li th trܩng li ang rc rch i ln nn nh phi chu vy cho xong, ch n‰u khng, ti xch h s i ch‡ khc t khuya ri. M khng phi ch mnh ti b vy u anh . Bn b, anh em mnh cng gp cnh h rm. Ri‰t ri, ni anh tha l‡i, ti khng c š v a c nm, nhng ti thy kh tin my ng Loan Brokers qu.

: Xin ܮc chia s ci "Chm Nho Ut Hn" ca bn. C th‹ bn chng may gp phi mt vn phng khng ng ǡn, nhng cng c th‹ do viŒc trnh by t tܪng gia 2 bn khng ܮc r rng. V nhiŠu lš do kh phc tp, ci li sut bn nghe ܮc qua iŒn thoi thܩng l li sut dnh cho ... ngܩi khc ch khng phi cho bn.

H: Vy th lm sao bi‰t ܮc ci li sut mnh s c? Nhng li qung co trn cc bo ch c ng khng, v n‰u ti ‰n Vn Phng Loan Broker lm n mܮn n ngay trong ngy hm , liŒu ti c ܮc hܪng phn li ng trong bo hay khng?

: Nhng li qung co y c th‹ ng, c th‹ sai v d c ng chng na, th ci c may bn ܮc hܪng phn li cng mong manh nh bn chi ... ru-lt en , ngha l khong nm n, nm thua. Qung co trn bo...

H: Ti khng ni my t bo bi‰u ca ngܩi ViŒt mnh. ti mun nhc ti nhng t bo M c uy tn nh Bo San Jose Mercury News chng hn. Khng l nhng qung co y cng c th‹ sai hay sao?

: Cng chng hn g nhng li qung co trn cc bo ViŒt Nam. Trܧc h‰t, ci phn li bn thy ܮc a cho nh bo t th ngy th nm, th su tun trܧc, trܧc khi cc nh bng ng ca ngh cui tun. ‰n ngy th hai bo ra, th trܩng c th‹ khng cn nh vy. l cha ni ‰n nhng ngܩi c thng khng chu ǰi qung co ly mt ln. Hn na, Loan Broker thܩng cho ng phn li thp nht ch c ܮc trong nhng iŠu kiŒn lš tܪng v ch p dng cho thi hn cam k‰t (lock rate) rt ngn, t 10 ‰n 14 ngy. Ni trng ra y l phn li dnh cho nhng ngܩi vܮt qua hu h‰t m†i giai on ca th tc mܮn n v h s ܮc nh bng chp thun cho mܮn n ri, nay ch cn ch tha thun vŠ li sut l c th‹ ra escrow kš giy t k‰t thc. N‰u bn mi coi bo ‹ thm d gi c, lm sao Loan Broker c th‹ hon tt h s ca bn trong vng 10 ngy? Cn coi bo tc l h s cha c g h‰t. T khi u cho ‰n lc xong xui, bn phi mt khong 45 ngy, cha k‹ vo nhng thi k si Ƕng, thi gian cn thi‰t c th‹ ko di trn 2 thng. Phn li dnh cho ngܩi cn lock 45 ngy, tc l cho nhng ngܩi nh bn, s cao hn phn li qung co dnh cho nhng ngܩi vܮt gn h‰t on ܩng chi‰n binh.

H: Vy cc vn phng Loan Broker qung co bng phn li no?

: N‰u hm nay bn c ngܩi quen kš escrow k‰t thc h s vi phn li 7% v bn kho gi cc ni khc cng c phn li 7%, liŒu bn c chu np n vn phng cho phn li phng nh l 7.25%? Tr li xong cu ny, bn s hi‹u ngay v sao cc vn phng mܮn n phi qung co bng phn li thp nht, d bi‰t rng phn li ny khng th‹ p dng cho ngܩi khch mi.

Coi vy m khng phi vy.

 

 

4. Mua nh khng ph tn

H: Hi , qua mt real estate agent, ti mua mt cn nh gi khong hai trm ngn. Ngoi tiŠn b xung lm down payment, ti cn phi tr thm khong $5,000 tiŠn ph tn. Sau nghe chuyŒn mt anh bn mua mt cn nh gi c cng c nhng nh gp ܮc mt agent gii nn ngoi tiŠn down ra, bn ti khng phi tr thm mt ng ph tn no. Ti c ti‰c sao khng gp ܮc ngܩi agent gii nh vy cho ǫ tn km, cn bn ti th cng c š ch ti l di.

: Khng phi vy. Trong mt v mua bn nh, c rt nhiŠu cng viŒc bt buc phi lm. c ngܩi lm tt phi tr cng cho h†. TiŠn ph tn bt buc phi c, khng th‹ no ni l khng ph tn ܮc. Vn Š ch n gin l ai l ngܩi tr tiŠn ph tn . Vy thi.

H: Agent gii c th‹ ni kho ‹ ch nh tr cho mnh ܮc khng?

: N‰u ch bn phi tr thm nm ngn ph tn ng l ngܩi mua phi tr, h† s tng gi bn ln thm nm ngn cao hn gi nh bn. Th d ngui ch tnh bn gi ti thi‹u l $195,000, by gi mnh xin thm nm ngn ph tn, h† s tng gi bn ln l $200,000.

H: N‰u h† c cho thm nm ngn m vn bn gi $195,000 th...

: Th c ngha l bn cha tr gi xung mc ti thi‹u. Trong trܩng hp ny, trong bng, ngܩi ch d liŒu bn $190,000 nhng ngoi mt h† vn i gi 195,000.

H: N‰u vy ngܩi mua khng nn mua nh theo li ny?

: N‰u ngܩi mua ch tiŠn b down m khng c tiŠn tr thm ph tn, c th‹ p dng theo li ny nhng phi nh rng khng ai cho khng mnh nm ngn ng . S tiŠn ny thay v phi tr liŠn vo lc mua nh th li bi‰n thnh mn n 15 nm hay 30 nm.

H: Cn ci v ǰi n min ph m my vn phng trung gian mܮn n nh bo ch ng h rm, c tht khng?

: Cng tng t vy thi. Ni chung th khi bn i ǰi n c my cch tr tiŠn ph tn nh sau:

1. Bn t mc ti ra tr ly tiŠn ph tn. y l trܩng hp bnh thܩng.

2. Mܮn n mi nhiŠu hn n c, ly s tiŠn mܮn tri ra ny ‹ thanh ton ph tn. Trong trܩng hp ny, s tiŠn ph tn ܮc cng vo s n thi‰u v bn s phi tr c vn ln li m‡i thng cho ‰n khi xong h‰t n mi thi.

3. N‰u bn khng mun mܮn n cao hn, cng khng mun mc ti ra tr thm tiŠn ph tn th chnh nh bng s tr ph tn cho bn. Nh bng ny s cho vn phng mt s tiŠn rebate v vn phng ny s dng tiŠn rebate y ‹ thanh ton cc th ph tn.

H: Sao ci anh nh bng ny h† tt th‰? khng i mnh mc ti ra tr ph tn, cng khng tng s n cn thi‰u li cn cho tiŠn ‹ thanh ton cc ph tn?

: H† khng tt nh bn ngh u. Ngܩi ta m nh bng ‹ ki‰m li ch khng phi ‹ to phܧc c cho con chu. H† n li t s tiŠn bn tr thng thng cho h†. Trong v ǰi n min ph, phn li s cao hn so vi li mܮn n bnh thܩng. N‰u phn li th trܩng n fixed 30 nm l 7% cho 2 points, th ngܩi mܮn n no point, no cost s phi chu 7.5% hay 7.75%. Vi mt mn n $150,000, con n no point, no cost s phi tr cao hn khong $50 mt thng. Thu n khong 5 nm l nh bng ly li ܮc tiŠn ph tn mܮn n. Phn cn li l h† li. N‰u bn bn nh hay nh trng Ƕc ǡc m thanh ton h‰t n trܧc hn 5 nm th nh bng l‡. L‡ y thܩng khng c ngha l h† mt mt hay thiŒt thi g, m ch l h† khng ܮc li nhiŠu nh n‰u h† cho bn vay theo li c tr tiŠn ph tn. Xin ly mt th d bnh dn cho d hi‹u. Phng tr khiu v, thay v ly v $10 vo ca, $3 m‡i ly nܧc, h† c th‹ mi bn vo ca min ph. Nghe th tht hp dn, nhng h† s tnh $8 cho ly nܧc u v $5 cho nhng ly sau. N‰u bn ch vo ngi mt lt, ung mt ly nܧc th h† c l‡ cht nh, nhng n‰u bn g†i hai ba ly nܧc th h† huŠ hoc c li nhiŠu hn.

Trung bnh, vi mn n $150,000, n‰u gi n trn 5 nm, ngܩi mܮn n bt u l‡, m‡i thng khong $50. Cng gi lu, con n "min ph" cng l‡ v ngܮc li, nh bng cng li.

H: C khi no nh bng l‡ khng?

: N‰u ngܩi mܮn n bn nh hay li ǰi n ngay sau mt thi gian qu ngn, nh bng l‡. C ngܩi mܮn n min ph Ǯt 2, cha kp tr tiŠn thng no th phn li li xung Ǯt 3, li ǰi n na. My ngn rebate, nh bng mt khng. Ch c trong trܩng hp hi‰m hoi ny, h† mi l‡. L‡ sc gch! N‰u nh bng bn n cho ngܩi khc, th ngܩi ny l k chu thiŒt thi.

H: Nghe ni nh bng h† khn lm, sao k ny h† li ...

: H† khng c ngu. H† tin rng s ngܩi ǰi n ln na s rt t v li sut gn nh khng th‹ thp hn ܮc na. Ngoi ra, nh bng n li vi c ngn ngܩi th c l‡ vi vi ngܩi cng khng n nhm g.

Tm li, khng c chuyŒn mܮn n min ph. Ph tn vn c, ch c cch tr tiŠn ph tn khc i m thi.

Coi vy m khng phi vy.