KR100340707B1 - Service method for estmating and meditating of sell-wanted realty and apparatus therefor - Google Patents

Abstract

Real estate e-commerce using a computer network. In particular, a broker can pre-evaluate the property for sale so that the buyer can participate in bidding with sufficient prior knowledge of the property to sell. The present invention relates to a method of selling property appraisal and brokerage services that can be performed, and a device suitable therefor.

In accordance with the present invention, the selling property evaluation and brokerage service method evaluates the selling items applied for selling to determine the goods class. The item rating is based on the evaluation of the merchant and the electronic appraisal, and the buyer refers to it.

The selling item is placed in a bid for a large number of buyers, and the bidder who bids for the optimal condition among the bids received for a predetermined period of time.

The ownership transfer procedures and payments for the winning bids will be conducted on the brokerage service site using the Title Company and Escrow schemes.

The method and apparatus for selling real estate appraisal and brokerage service according to the present invention promotes the reliability and promptness of real estate transactions through the disclosure of real estate analysis information online, and connects services such as directors, interiors, lawyers, insurance, finance, etc. online. Provide all real estate transaction related services to simplify transaction related procedures and reduce transaction costs.

Description

Method of valuation and brokerage service for sale real estate using computer network and apparatus suitable for it {Service method for estmating and meditating of sell-wanted realty and apparatus therefor}

The present invention relates to real estate e-commerce using a computer network, and in particular, the evaluation of an improved selling property that is guaranteed reliability and promptness by preliminary evaluation of the selling property, bidding, open house, business guarantee, storage and payment of related documents. And an intermediary service method and a device suitable therefor.

The real estate mortgage lending market is estimated at 1.16mn annual sales and 2.39mn housing sales and leasing, and the housing brokerage market commission, which is the main real estate product, is estimated at W175.5bn.

construction Number of transactions Brokerage Fee Marketing market 1.12 million KRW 112 billion Rental market 1.75 million 635 billion won system 2.39 million 175.5 billion won

* House market size: Estimates using secondary data such as the Ministry of Construction and Housing Bank

Real estate transactions are mostly dealt with by brokers, except for new sales from construction companies.

As of the end of '99, there are about 44,000 real estate brokerages, of which only 0.5% of the total corporations are dominated by small and premodern transactions in the real estate distribution sector.

The problems of the existing real estate transaction type are as follows.

1. Small and Non-Professionality in Real Estate Distribution Market

The real estate distribution market requires diverse and specialized knowledge such as rights analysis and real estate valuation, but the real estate brokerage firm in charge of transactions in the market remains a simple "mediation function" due to its small size, lack of work system and expertise.

2. Degradation of transaction service quality

-The purchase cycle of real estate products is long-term and neglects the management of brokers.

-Low quality of service to consumers, demanding excessive brokerage fees,

-Due to the non-establishment of the real estate brokerage contract system (exclusive brokerage system), the brokerage agency is not able to carry out active analysis and marketing of the received goods.

3. Confidentiality of Information

Compared to the size of real property goods, information needed to make decisions is dealt with locally limited or private

-Transactions are made without accurate evaluation of the right of purchases, defects, and fair price calculation.

4. Defects in real estate transactions, no guarantees for real estate transaction accidents.

5. The real estate transaction process consists of 5 steps and 30 processes, but there is a lot of time and economic losses such as consumers have to visit individual service providers to handle their business as there is no one-stop service.

6. The real estate brokerage market has excessive social costs due to the lag of the distribution market system and lack of real estate transaction D / B construction.

On the other hand, the existing real estate e-commerce using the Internet has established and operated direct real estate information and e-commerce sites on famous domestic Internet sites such as Auction.co.kr, Yahoo.co.kr, and Lycos.co.kr. Real estate quote information, complex information, etc.) The provider also operates a separate direct trading site.

These direct deal sites

⇒ Demand for direct trading is exploding due to complaints about existing brokerage agencies, indiscriminateness of information provided and service quality.

⇒ The development of the Internet makes it easy to share and acquire real estate transaction information.

⇒ The form of providing real estate information of Internet companies has been developed to induce direct real estate transactions to recruit members.

⇒ In direct trading, sellers and buyers are increasing day by day, such as the economic benefits of saving on brokerage fees.

The technical forms of real estate e-commerce currently operated by famous Internet sites in Korea are as follows.

Current real estate e-commerce is C2C (Customer to Customer), which is a direct deal with no site manager involved and a site-managed auction.

-In the case of an auction, which is an actual e-commerce system, the seller records the description of the selling item, the auction start or reservation price (the lowest price of the product specified by the seller), the bidding period, etc. and registers the auction, and the bidder participates only on the information provided by the seller. A system to participate in bidding.

-The bidding fee is free or the seller receives the bidding fee and additional service fee. As a trade protection system, the operator has a system of brokering the trading price.

However, such conventional real estate electronic commerce has the following problems.

1. Existing real estate e-commerce, which is operated on-line by auction, does not provide objective analysis and evaluation information on the subject matter, just like an off-line brokerage system.

Accordingly,

⇒ Due to the nature of the property, it is difficult for consumers to participate in the auction with limited information,

⇒ Due to information limitations, existing site operators have few bidders.

2. It is necessary to confirm the target visit due to the immobility of real estate products, but the process is insufficient.

Accordingly

⇒ In case of the seller, the bidder must wait for on-site confirmation from time to time, and the bidder is also reluctant to participate in the bidding due to the lack of on-site confirmation device.

3. Lack of safety and convenience of electronic commerce

The e-commerce system does not secure the safety of real estate transactions in the form of responsible transactions between sellers and bidders, and lacks convenience due to lack of information restriction and simplified transaction procedures.

4. Some sites operate by paying a fee (toll charge: a schedule of winning bids) for actual real estate transaction in violation of the Real Estate Brokerage Act.

The present invention is designed to solve the above problems and provides a real estate analysis and evaluation of the sale property for sale in connection with the affiliated shop that can check on the sale property, bidding through electronic appraisal evaluation, real estate appropriate value evaluation The purpose of this study is to promote and enhance the safety of real estate e-commerce by providing real estate information such as opening prices.

Another object of the present invention is to provide an improved real estate electronic commerce that allows the buyer to disclose and confirm the object to be sold before bidding and to be provided with one-stop service online such as moving, interior, and registration related works. .

Another object of the present invention is to secure the safety of real estate transactions by introducing the Escrow (certificate held by a third party until a certain condition is executed) and the Company Title (work guarantee system).

1 is a process diagram showing an embodiment of a method for valuation of real estate and brokerage services according to the present invention.

Figure 2 is a process diagram showing another embodiment of a method for selling real estate valuation and brokerage service according to the present invention.

3 is a flowchart showing a product reception process in FIG. 1 or FIG. 2.

4 is a flowchart showing in detail the object investigation process s314 shown in FIG.

FIG. 5 is a flowchart illustrating an article evaluation process illustrated in FIG. 4.

6 is a flowchart showing a bidding process of a selling article.

FIG. 7 is a flowchart showing a successful bid procedure shown in FIG. 6.

8 is a flowchart illustrating a sales contract process.

FIG. 9 is a flowchart showing in detail the process of using Escrow shown in FIG. 8.

10 is a flowchart illustrating an additional service usage procedure.

11 is a block diagram showing a device for valuation of real estate and brokerage service according to the present invention.

Selling real estate valuation and brokerage service method according to the present invention to achieve the above object

A computer system connected to a computer network and having at least one computer, the method of providing a rating and brokerage service for a real estate item (sold item) that the seller wants to sell,

(a) receiving, by the computer, data from the seller from the seller about the item for sale and the electronic application for sale including the period of sale and the item on the item;

(b) receiving real estate valuation data for the sale through the computer network;

(c) preparing an appraisal of the selling object based on the real estate valuation data; And

(d) comprising the step of preparing an article grade evaluation sheet to determine the selling priority grade based on the appraisal evaluation sheet.

Real estate valuation and brokerage service device for sale according to the present invention to achieve the above another object

(a) a computer network;

(b) at least one computer connected to the computer network;

(c) means for receiving, by the computer, data from the seller from the seller about the sale of the item, the electronic application for sale including the selling period and the item of sale;

(d) means for receiving real estate valuation data for the sale via the computer network;

(e) means for preparing an appraisal for the sale based on the real estate valuation data; And

and (f) means for preparing an article grade evaluation sheet for determining the selling priority grade based on the evaluation sheet.

In accordance with the present invention, the selling property evaluation and brokerage service method evaluates the selling items applied for selling to determine the goods class. The item rating is based on the evaluation of the merchant and the electronic appraisal, and the buyer refers to it.

The selling item is placed in a bid for a large number of buyers, and the bidder who bids for the optimal condition among the bids received for a predetermined period of time.

The ownership transfer procedures and payments for the winning bids will be conducted on the brokerage service site using the Title Company and Escrow schemes.

When the seller and the successful bidder apply for supplementary services for the sale / purchase of real estate, they are sent to reverse auctions where the suppliers who provide the supplementary services participate.

As a result, the seller / buyer will receive a collective service at the site providing the property for real estate valuation and brokerage. In addition, it is possible to conduct a reliable real estate transaction by grading the sale property.

Hereinafter, the configuration and operation of the present invention will be described in detail with reference to the accompanying drawings.

1 is a process diagram showing an embodiment of a method for valuation of real estate and brokerage services according to the present invention.

The process diagram shown in FIG. 1 shows a form in which an application for sale is made through an affiliate store.

① First of all, the seller accepts the request for selling the goods.

The sale request may be submitted directly to the site where the seller performs the method of real estate appraisal and brokerage services (hereinafter referred to as eREALTY) in accordance with the present invention (if described in conjunction with FIG. 2) or to an agent who has entered into a merchant contract with eREALTY. There is also a number (as described in conjunction with FIG. 1).

② Discuss the conditions for investigating and selling goods by a merchant or real estate brokerage site.

Goods surveys include on-site verification of sold goods, analysis of rights relations, market price surveys, and regional surveys. The selling conditions include selling, selling period, and exclusive contract period. Selling is referred to in the preparation of the item valuation and selling period is used in determining the bidding period.

③ Carry out an object investigation request and an object analysis.

The object survey may be conducted by eREALTY itself in the process of ②, but may be referred to a franchise. The merchant conducts an investigation of the requested object and transmits the result to the eREALTY using a document, a fax, an electronic transmission means using a client program (for example, a cyber intermediary program, etc.).

④ Perform electronic appraisal based on the product analysis report.

Electronic appraisals are carried out using appraisers connected to eREALTY via a computer network, and databases related to real estate transactions in eREALTY.

Real estate transaction-related databases contain information on public announcements, real estate quotes, and complex information to provide reasonable bids.

⑤ We assign product grade based on article analysis report and appraisal report.

eREALTY creates a product rating report based on a product analysis report and an electronic appraisal. The item grader evaluates the grade, for example, by the selling price against the valuation amount, which is referred to by bidders at a later bid.

⑥ Register the item.

Register the product analysis report, electronic appraisal report, and product rating appraisal in the database. The bidder may choose to purchase and purchase the bidding items by referring to the on-site item analysis report, electronic appraisal, eREALTY item ratings, and materials provided by the seller or merchant (photo, video, etc.). Can be determined. The bid period is determined with reference to the sell period applied by the seller, and the initial bid is set based on the valuation amount evaluated by the electronic appraisal.

⑦ Provide information about the item.

Buyer may access eREALTY's database to refer to information related to the registered selling item (material analysis report, electronic appraisal report, product rating appraisal, photos, videos, etc. provided by the seller).

⑧ The general purchase applicant searches for an article.

⑨ Conduct the inspection.

The bidding proceeds like a normal auction. That is, the bidder is accepted during the designated bidding period, and when the period is over, the bidder who presents the optimal condition (usually the best price) among them is selected as a successful bidder.

통보 Pay the notification of successful bid and deposit of successful bid.

A successful bid is a means of maintaining a successful bid, and if a successful bidder fails to pay the successful bid, he will be penalized for penalties in subsequent bids.

통보 Receive notification of bid and approval from the seller.

If the seller does not accept the winning bid, there will be penalties for the following bid.

O carry out ownership transfer procedures;

The process of transferring ownership is a process between the successful bidder and the seller, and the price can be kept and settled by eREALTY. In other words, using the escrow system provided to eREALTY, the successful bidder entrusts all deposits, mid-payments, and balances to eREALTY before the transfer of ownership proceeds, and eREALTY performs all the procedures for transferring ownership to the successful bidder. After confirming the payment, transfer the down payment, middle payment and balance to the seller.

Meanwhile, the Company Title System provided by eREALTY allows eREALTY to keep documents related to the transfer of ownership. eREALTY receives documents related to the transfer of ownership by fax, scanner, etc. and registers them in the database. Documents relating to ownership transfer can also be received through the merchant.

At this time, an electronic signature means can be used to ensure the identity of the documents. For example, you can use passwords, digital signatures, etc., attached to documents.

⑬ Order additional services.

Successful bidders and sellers may order supplementary services on legal, financial, directors, tax, interior, etc. from eREALTY. Companies providing these additional services have partnered with eREALTY.

Implement reverse services of supplementary services.

In other words, a number of suppliers participate and bid for additional services applied to the suppliers, which offer the best conditions (usually the lowest price).

O Supplementary services are provided to the buyer by the supplier.

Figure 2 is a process diagram showing another embodiment of the real estate valuation and brokerage service method according to the present invention. The process diagram shown in FIG. 2 shows a form in which a buyer receives an application for selling directly to eREALTY.

① First of all, the seller accepts the request for selling the goods.

② The pre-investigation and sale terms are negotiated by the merchant or real estate brokerage site (hereinafter referred to as eREALTY).

③ Carry out an object investigation request and an object analysis.

④ Perform electronic appraisal based on the product analysis report.

⑤ We assign product grade based on article analysis report and appraisal report.

⑥ Register the item.

⑦ Provide information about the item.

⑧ The general purchase applicant searches for an article.

⑨ Conduct the inspection.

통보 Pay the notification of successful bid and deposit of successful bid.

통보 Receive notification of bid and approval from the seller.

O carry out ownership transfer procedures;

⑬ Order additional services.

Implement reverse services of supplementary services.

O Supplementary services are provided to the buyer by the supplier.

3 is a flowchart showing a product reception process in FIG. 1 or FIG. 2.

First, the seller accepts the selling object from the seller (s302). The seller may connect to the eREALTY to accept the selling object or through an affiliated store (ordinary broker) who has a partnership with the eREALTY. Merchants will accept the sale items received by eREALTY by fax, online, or by using a client program (cyber brokerage program) provided by eREALTY.

Perform a preliminary investigation on the received item. (S304)

Seller and seller discuss selling period, exclusive contract period. (S306, s308, s310)

Under current law, the term of the exclusive contract is three months, but it can be renewed by consultation with the seller. The exclusive agreement provided by eREALTY enables the realization and active marketing of real estate analysis information online for high quality real estate customers. It also compensates for the shortcomings in the current brokerage system, in which the seller asks several brokers to sell at the same time.

Ask the affiliated store to analyze the goods. (S312)

Investigate and analyze the items requested from the merchant. (S314)

4 is a flowchart showing in detail the object investigation process s314 shown in FIG.

Merchants perform basic surveys such as site checks, rights analysis, price surveys, regional surveys, etc. (s402) Sell requests are made to sites (hereinafter referred to as eREALTY) where the seller performs the property evaluation and brokerage service method according to the present invention. It may be filed directly (as described in conjunction with FIG. 2) or may be filed with an agent with a merchant contract with eREALTY.

Based on the basic survey results, a product survey analysis is prepared. (S404) In the case of a merchant, the article survey analysis is created by a client program provided by eREALTY.

The completed item survey analysis is transferred to eREALTY either online or offline. (S406)

FIG. 5 is a flowchart illustrating an article evaluation process illustrated in FIG. 4.

First, the article investigation analysis written in the merchant is received. (S502)

Perform electronic appraisal (s504).

Rate the item (s506). The rating is performed by eREALTY's own assessment team of real estate professionals.

Register the item survey analysis, electronic appraisal report, and product rating report in the database (s508).

eREALTY creates a product rating report based on a product analysis report and an electronic appraisal. The item grader evaluates the grade, for example, by the selling price against the valuation amount, which is referred to by bidders at a later bid.

The registered item is bidding notice online. (S510)

When a registered article is disclosed, that is, a bid is announced, a bid for the sold article requested by the seller is started.

By performing the preliminary survey, appraisal, and grading on the goods sold by eREALTY according to the process shown in FIGS. 3 to 5, the buyer can access abundant information such as rights related to the goods sold, defects, and reasonable prices. The seller or eREALTY can provide an appropriate bid starting price through a property valuation.

6 is a flowchart showing a bidding process of a selling article.

First, the article is disclosed online. (S602) The disclosure of the article also discloses the open house schedule. Open House is a system that invites potential bidders to sell items and sells them. eREALTY discloses the open house schedule and registers the entry price at the time of sale, and bidders can participate in the bidding with full prior knowledge of the sale by providing the details of the product to the participants. To be.

The buyer searches for the desired item in the database (s604).

Determine whether to participate in the open house. (S606) If you participate in the open house, you can check the goods on the spot and listen to the explanation of the goods. (S608)

We participate in bidding. (S610)

(S612) If the successful bid is successful, proceed to the successful bidding procedure (s614). If the successful bid is not successful, the user is asked whether to re-register the article.

If it does not re-register, it will be terminated. If re-registration is made, the seller and the price and terms will be re-arranged to re-bid (s618).

FIG. 7 is a flowchart showing a successful bid procedure shown in FIG. 6.

If the successful bid is paid first, it confirms whether or not the successful bid is paid. (S702) If the successful bid is not paid within the designated period, the penalty is awarded to the successful bidder and terminated. (S704) This is disadvantageous when the bidder who does not pay the successful bid deposit participates in subsequent bids. In order to stabilize and activate trades. The successful bid deposit will be made in sperm

(S706) When the transaction is approved by the approval agency, Escrow decides whether to use Escrow. (S708) Escrow is a system in which eREALTY receives the down payment and middle payment / balance from the buyer and delivers it to the seller. It is to solve problems such as termination of contract, unpaid middle payment and delay of attachment of transfer of documents. Here, in order to solve the problem that the seller receives the down payment and provides it as a new home acquisition down payment in the current trading practice, eREALTY issues a deposit deposit certificate or records such as a registration right at the eREALTY or the merchant and the new home acquisition down payment You can also borrow at a low interest rate.

If you use the Escrow system, you will receive buyer down payments, brokerage fees, and mid-payments / balances. (s710, s712)

Perform ownership transfer procedure (s714).

After the settlement fee is settled, the money is transferred to the seller. (S716)

If you do not use Escrow, the buyer pays the down payment to the seller (s718), receives the brokerage fee from the seller / seller (s720), the buyer pays the middleman / balance to the seller (s722), and performs the ownership transfer procedure. (S724)

8 is a flowchart illustrating a sales contract process.

If the successful bid is successful, the successful bidder is notified. (S802)

(S804) If the successful bidder is not paid, penalize the successful bidder and terminate (s806).

Notify the seller of the successful bid (s808). If the seller refuses the successful bid, the seller imposes a penalty and terminates. (S809)

Notify the successful bidder and the seller of the contract conclusion schedule and contents (s810).

Check whether the electronic contract (s812) If you do not want an electronic contract to sign a contract at the merchant (s814), if you want to electronic contracts to sign the contract online (s816).

Check whether the Title Company is used (s818) .If you use the Title Company, you will receive a document storage fee (s820) and electronically store the contract-related documents (s822). Lease agreements are included.

Title Company is a system that stores transaction contracts, registration rights, etc. in the form of electronic documents, and can play a role in supplementing disputes over real estate ownership and transaction facts. This is done by having the merchant scan the contract, registration certificate, and contract date with a scanner, send it to eREALTY using a client program, or send it via fax, and register / store it in the database.

Check whether the additional service is used (s824).

When applying for supplementary services, supplementary services reverse auction is performed (s826), and an additional service provider is selected (s828).

The additional service provider provides the additional service (s830).

FIG. 9 is a flowchart showing in detail the process of using Escrow shown in FIG. 8.

If the bid is successful, check whether Escrow is used. (S902)

If you do not use Escrow, submit a contract and related study between the successful bidder and the seller. (S904)

If you use Escrow, please refer to your account of eREALTY (s906).

Receive the down payment and mid-payment / balance (s908, s910)

Transfer ownership (s912)

Send the transfer and related study to the seller / seller (s914).

10 is a flowchart illustrating an additional service usage procedure.

Determine the type of supplementary services (s1002). Supplementary services include finance, legal affairs, directors, taxation, and interiors.

Register reverse auction for each service (s1004)

The contractor searches for the registered reverse auction and bids it (s1006, s1008).

Determine the successful bidder (s1010)

Notify the seller / buyer and the supplier of the winning result. (S1012)

Check the successful bid. (S1014)

Provide additional services (s1016).

As shown in FIG. 10, according to the real estate valuation and brokerage service method according to the present invention, the related services such as director, interior, legal affairs, insurance, finance, etc. can be provided online to simplify transaction-related procedures and transaction costs. Can reduce the cost.

11 is a block diagram showing a real estate valuation and brokerage service apparatus according to the present invention. The device shown in FIG. 1 includes at least one loan brokerage service computer 102 connected to the Internet 110 and operated by eREALTY.

The selling real estate appraisal and brokerage service apparatus according to the present invention proposes a new method for real estate electronic commerce, thereby creating an environment in which a real estate agent can make a reliable and rapid transaction between the seller and the buyer. Accordingly, the real estate e-commerce will be activated.

The sold real estate valuation and brokerage service apparatus according to the present invention provides a computerized system for real estate electronic commerce. Such a system is implemented by a computer driven by software. Such a computer may be implemented in the form of a personal computer, a workstation, a main frame. Computerized systems are also implemented on computer networks such as local area networks (LANs) and wide area networks (WANs), but preferably on the Internet.

The intermediary service computer 102 is connected to the seller computer 104, the merchant computer 106 of the networked real estate transaction financial merchant, and the buyer computer 108 via the Internet 110. Merchants are ordinary real estate agents, companies that provide real estate information.

Intermediary service computer 102 is known as a server in the field of computers and computer networks. The intermediary service computer 102 has software and hardware for communicating with other computers via the Internet 110 and allows other computers connected to the Internet 110 to store computer files, software, or access thereto. Provides access to data storage (database).

The intermediary service computer 102 has a server program for real estate electronic commerce and its function is as follows.

1. Reception of goods sold

2. Requests for investigation of goods for sale and reception of goods analysis report

3. Electronic sentiment evaluation of the item sold.

4. Product rating evaluation based on a product analysis report and an electronic appraisal report

5. Announce bids for bids and carry out bidding process

6. Payment Transfer Service for Escrow

7. Receive and Maintain Related Studies for Title Company

8. Application for additional services and reverse auction

Merchant computer 106 may have a client program (tentative cyber broker) for real estate electronic commerce, the function of which is as follows.

1. Reception and registration of goods sold

2. Preparation and registration of item survey analysis for selling items

3. Registration of Real Estate Information

The mediation service computer 102 includes a web server 202, a database 204, a mail server 206, a firewall 212, a controller 208, and a fax server 210. The firewall 212 protects the internal system from outside illegal intrusion or prevents the information inside from being illegally leaked to the outside. The controller 210 is based on the microprocessor and performs the selling article evaluation, the bidding / auction of the selling article, the additional service bid / auction.

In the apparatus shown in FIG. 11, the operation of each component for real estate evaluation will be described in detail.

The intermediary service computer 102 receives an application for sale for real estate goods from the seller computer 104 via a web server 204 connected to the Internet 110. The sale application records the details of the sale. Matters related to the sale items include the location, quantity, base value, market value, appraiser, total waterproofing, rental waterproofing, tenant and tenant deposit.

The intermediary service computer 102 stores the selling application sent from the seller computer 104 in the database 202 and stores the valuation data for the selling goods from the merchant computer 106 connected to the computer network via the Internet 110. Receive input.

The intermediary service computer 102 transmits the object investigation request to the affiliate computer 106 based on the data on the collateral product. The affiliate computer 106 transmits to the intermediary service computer 102 an object survey report that is produced based on a field survey, a rights analysis, a market survey, and a district survey for the selling object.

Meanwhile, the mediation service computer 102 collects published land price data, market research data, and appraisal data from franchisees providing real estate-related data and stores them in these databases 202. The intermediary service computer 102 generates an electronic appraisal for the sale item based on the real estate related data stored in the database 202. The electronic appraisal will include at least the valuation of the item being sold, which will be reflected in the minimum bid calculation.

The intermediary service computer 102 creates the article rating evaluation based on the article survey analysis and the electronic appraisal evaluation stored in the database 202.

A commodity rating valuation is a rating of the selling condition against the valuation value of the selling item, for example, A, B, C ,,,, and so on. The higher the rating, the higher the value of the investment and the higher the stability of the transaction. The higher the rating, the lower the probability of being exhausted by the bid. The lower the rating, the lower the investment value and the lower the stability of the transaction.

As described above, the real estate valuation and brokerage service device according to the present invention promotes the activation of real estate e-commerce by ensuring that buyers participate in the bidding with confidence by performing a preliminary valuation on the sold items on which the sale request is received.

In the apparatus shown in FIG. 11, the process of performing bidding will be described in detail.

When the article research analysis report, the electronic evaluation report, and the article rating evaluation report are prepared, they are registered in the database 202.

The web server 204 and the mail server 206 send a web page and an e-mail to the buyer through the Internet 110 to receive a bid for a sold item, to notify of an open house schedule, to notify the progress of the bid, whether to win or not. Provided for service. On the other hand, the fax server 210 to the buyer via the public telephone network 310 to receive bids for the goods for sale, notification of the open house schedule, notification of the progress, whether the successful bid, etc. through a web page and e-mail Is provided for.

The intermediary service computer 102 receives the sell application submitted from the seller computer 104 via the Internet 110.

Selling application includes selling, selling period, exclusive contract period.

The intermediary service computer 102 registers the selling application, the article survey report, the electronic appraisal report, the article rating report, and the like in the database 202.

The intermediary service computer 102 sends the bid notice to the buyer computer 108 via the Internet 110 in the sell application filed by the sell applicant. Open House schedules will also be announced.

The intermediary service computer 102 allows the buyers to access the database 202 via the Internet 110 to browse the bidding items and submit bids during the bidding period.

The bidding is carried out until a specified period, which may be extended as the seller needs.

At the end of the designated period, bidders will be bid for the bidder who offered the best conditions (usually the highest price).

In case of bidding, the seller re-negotiates the seller's selling and selling periods and re-bids the bidding.

As described above, the method and apparatus for real estate electronic commerce according to the present invention enables the real estate analysis information disclosure and active marketing online through the introduction of the exclusive brokerage contract system, and the promptness of real estate transaction through the disclosure of customer information through the Internet. It has a promoting effect.

In addition, the method and apparatus for real estate e-commerce according to the present invention provides information such as product status, legal rights analysis, proper price evaluation, regional analysis, etc., for sale items, and attaches pictures, moving images, and electronic appraisal sheets for sale. It is effective to verify real estate goods on the market.

In addition, the method and apparatus for real estate e-commerce according to the present invention, by introducing the Escrow system, the transaction price is stored at the intermediary site during the real estate transaction and paid to the seller when the transaction is completed to prevent double sales, contract cancellation, middle payment not yet, ownership transfer documents It is effective in solving problems caused by attachment delays.

In addition, the real estate e-commerce method and apparatus according to the present invention has the effect of supplementing the real estate ownership and transaction fact dispute by introducing the Title Company system.

The method and apparatus for real estate e-commerce according to the present invention operate an open house system to secure bidding participants so that they can participate in the bidding with confidence by releasing the goods to bidders for the sale.

In addition, the real estate evaluation and brokerage service method and apparatus according to the present invention provides a real estate transaction-related services online by linking services such as directors, interiors, lawyers, insurance, finance, etc. to simplify transaction-related procedures and reduce transaction costs. .

In addition, the floating-phase e-commerce method and apparatus according to the present invention establishes customer information D / B such as actual transaction price D / B, quote D / B, appraisal price D / B, traffic conditions, income level, and investor D / B. The company has the advantage of differentiating customer groups that are actively using and investing in real estate, providing services such as professional analysis data, and performing excellent customer management for real estate investment.

Claims (30)

A computer system connected to a computer network and having at least one computer, the method of providing a rating and brokerage service for a real estate item (sold item) that the seller wants to sell, (a) receiving, by the computer, data from the seller from the seller about the item for sale and the electronic application for sale including the period of sale and the item on the item; (b) receiving real estate valuation data for the sale through the computer network; (c) preparing an appraisal for the sale based on the real estate valuation data; And (d) a method of selling property evaluation and brokerage service comprising the step of preparing an article rating evaluation sheet for determining a selling priority rating based on the appraisal evaluation sheet. The method of claim 1, wherein the data about the selling object includes a picture and a video of the selling object. The method of claim 1, wherein the step (a) further receives an exclusive contract period between the seller and the broker. The method of claim 1, In the process of (c), the seller is prepared by the broker that can identify the item on sale, and receives a further item survey analysis including at least the actual transaction price of the item, In step (d), the property evaluation and brokerage service method for selling property, characterized in that the preparation of a product rating evaluation based on the item survey analysis and the appraisal evaluation. The method of claim 4, wherein (e) registering the article survey analysis, the appraisal report, and the article rating appraisal in a database; (f) allowing a plurality of buyers to access the database and submit a bid for the sale for a predetermined period of time; And and (g) further comprising a step of determining, as a successful bidder, a buyer who has presented the optimal condition among the buyers who have submitted bids when a predetermined period has ended. 6. The method of claim 5, wherein the step (e) further includes a process of announcing a date (open house day) through which the buyer can hear on-site confirmation and explanation of the selling item registered in the database. Selling property evaluation and brokerage service method characterized in that. The method of claim 5, wherein (g) (g-2) If the purchaser who presents the optimal condition is not determined even after the predetermined period is over, the method further includes re-registering the selling price and the bidding condition in the database according to the predetermined condition. How to Sell Real Estate Valuation and Brokerage Services. The method of claim 5, (h) checking whether a deposit, an intermediary fee, a middle payment, a balance, etc. has been entered into the account designated by the bidder through the computer network to provide real estate appraisal and brokerage services; (i) confirming whether the transfer of ownership documents between the successful bidder and the seller is completed through the computer network; (j) Selling property evaluation and brokerage service method characterized in that it further comprises the process of calculating the down payment, middle payment, balance, etc. to the seller. The method of claim 8, wherein (h) and (f-2) checking whether a successful bid deposit is input from the successful bidder to the account designated by the successful bidder through the computer network. The method of claim 9, wherein (h) (h-3) If a successful bid is not entered into the account designated by the person providing the real estate appraisal and brokerage service from the successful bidder through the computer network, the successful bidder may be charged and managed to impose a burden on the successful bidder. And further comprising a process. The method of claim 9, wherein (h) (h-4) notifying the seller of the successful bid through the computer network; And (h-5) If the seller does not accept the successful bid, the seller further comprises the step of imposing and managing a penalty that can be burdened in the future bid registration to the seller. The method of claim 11, (k) receiving contract-related documents from the bidder and the seller through the computer; (l) A method of selling real estate valuation and brokerage services further comprising the step of registering and storing the entered contract-related documents in the database. The method of claim 12, wherein step (k) comprises receiving contract-related documents signed electronically by the successful bidder and the seller. The method of claim 12, (m) receiving an electronic use application form for additional services such as finance, tax, director, interior, etc. from the successful bidder and seller; (n) registering the use application in the database; (o) allowing those providing the supplementary services for a predetermined period of time to access the database and to submit bids for the supplementary services; (p) A method for selling real estate valuation and brokerage services further comprising the step of bidding additional services to those who have presented the optimal conditions after a predetermined period of time. (a) a computer network; (b) at least one computer connected to the computer network; (c) means for receiving, by the computer, data from the seller from the seller about the sale of the item, the electronic application for sale including the selling period and the item of sale; (d) means for receiving real estate valuation data for the sale via the computer network; (e) means for preparing an appraisal for the sale based on the real estate valuation data; And and (f) means for preparing an article grade appraisal for determining a selling priority class based on the appraisal appraisal. 16. The apparatus of claim 15, wherein the data about the selling object includes a picture and a video of the selling object. 16. The apparatus of claim 15, wherein the means (c) further receives an exclusive contract period between the seller and the broker. The method of claim 15, The means (e) is prepared by an intermediary that can identify the selling item on-site, and further receives a product research analysis including at least the actual selling price of the selling item, And (f) means for preparing a product rating report based on the article survey analysis and the appraisal report. The method of claim 18, (g) means for registering said article survey analysis, appraisal report, and article rating appraisal in a database; (h) means for allowing a plurality of buyers to access the database and submit a bid for the sale for a predetermined period of time; And (i) a real estate valuation and brokerage service device, characterized in that it further comprises a sdine to determine the bidder who presented the best conditions among the buyers who submitted the bid when the predetermined period ends. 20. The method of claim 19, wherein the step (g) further comprises means for announcing a date (open house day) through which the buyer can hear on-site confirmation and explanation of the sale item registered in the database. Selling real estate valuation and brokerage service device characterized in that. 20. The method of claim 19, wherein said (i) means (i-2) further comprising means for re-registering the selling price and the bidding condition in accordance with the predetermined condition and re-registering the database if the buyer who has determined the optimal condition is not determined even after the predetermined period has ended. Sell Real Estate Valuation & Brokerage Services Device. The method of claim 19, (j) means for confirming that a deposit, an intermediary fee, a middle payment, a balance, etc., has been entered from a successful bidder through a computer network to an account designated by a bidder to provide real estate appraisal and brokerage services; (k) means for confirming that transfer of ownership documents between the successful bidder and the seller is completed through the computer network; (l) A selling property evaluation and brokerage service device, characterized in that the seller further comprises a means for calculating the down payment, middle payment, balance, and the like. The method of claim 22, wherein the (j) means and (j-2) verifying whether a successful bid deposit is input from the successful bidder to the account designated by the successful bidder through the computer network. The method of claim 23, wherein the (j) means (j-3) If a successful bid is not entered into the account designated by the person providing the real estate valuation and brokerage service from the successful bidder through the computer network, the successful bidder may be charged and managed to impose a burden on future bidders. And further comprising a process. The method of claim 23, wherein the (j) means (j-4) means for notifying the seller of the successful bid through the computer network; And (j-5) If the seller does not accept the successful bid, the seller further comprises the process of imposing and managing a penalty that can be burdened in the future bid registration to the seller. The method of claim 25, (m) means for receiving a contract-related document from the bidder and the seller through the computer; and (n) a means for registering and storing the entered contract-related documents in the database. 29. The apparatus of claim 26, wherein the step (m) receives a contract-related document signed electronically by a successful bidder and a seller. The method of claim 26, (o) means for receiving an electronic application for use for additional services such as finance, tax, director, and interior from the successful bidder and seller; (p) means for registering the application for use in the database; (q) means for allowing those who provide the supplementary service for a predetermined period of time to access the database and to submit a bid for the supplementary service; and (r) a means for bidding additional services to those who have presented the optimum conditions after a predetermined period of time has ended. The method of claim 28, (s) further comprising a mail server which provides a mail server for receiving a selling item, a tender notice, a notice of an open house schedule, a notice of a bidding progress, a successful bid or the like through an electronic mail through the computer network. Evaluation and mediation service device. The method of claim 28, (t) a real estate valuation and brokerage service device further comprising a fax server for receiving sales of goods through the public telephone network, bidding announcement, notification of open house schedule, notification of bidding progress, successful bidding, etc. .