A septuagenarian who received four relocation properties sold them 16 times: Can you buy a house without a property certificate?
In February 2025, a case involving a septuagenarian who obtained four relocation properties and sold them multiple times drew widespread attention. Without having obtained the property ownership certificates, the elderly individual sold the four relocation resettlement properties as many as 16 times, allegedly constituting contract fraud. This incident not only caused substantial losses to the purchasers but also prompted public reflection on the question of “whether a house without a certificate can be purchased.”
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Old Xue, a man in his seventies, had been living an ordinary life. However, on March 14, 2019, he signed a land expropriation and housing compensation agreement and was allocated four relocation resettlement apartments, totaling 303.79 square meters. At that time, apart from one quasi-ready apartment, the other three were still under construction, with their delivery dates and property certificate processing yet to be determined. Encouraged by his friend Old Zhu, Old Xue decided to sell the apartments and use the proceeds to improve his life. Since the prices were far below market value, the apartments quickly attracted a large number of buyers. Through the dealings of the agent Xiao Miao, Old Xue signed contracts with multiple buyers in a short period and received a total of 10.6 million yuan in down payments.
However, as the delivery deadline approached, Lao Xue was unable to fulfill his obligation to deliver the apartments due to his reckless spending. The buyers filed lawsuits one after another, and the court ruled that Lao Xue must refund the down payments and pay liquidated damages. Trapped in a desperate situation, Lao Xue and Lao Zhu hatched an even more audacious plan to continue selling the remaining apartments. In the end, Lao Xue signed contracts for his four apartments a total of 16 times, and he was arrested with approval from the procuratorial authorities on suspicion of contract fraud.
Can you buy a house without a certificate?
This incident serves as a wake-up call: houses without title deeds should never be bought lightly! Relocation resettlement houses are usually not allowed to be transferred within three years of obtaining the title deed. Buying such houses carries enormous risks.
First, houses without a property title deed are not protected by law. The buyer cannot prove ownership of the house or enjoy the rights and benefits associated with it. Once a property rights dispute arises, the buyer will be in a very disadvantageous position.
Second, buying a house without a title deed may face the risk of delayed delivery or even failure to deliver. Cases like Old Xue's are not uncommon; some sellers may squander the down payment and fail to deliver the house on time. The buyer not only suffers financial losses but may also face a lengthy legal process.
Furthermore, buying a house without a title deed may also face the risk of the landlord raising the price. Since the house has no title deed, the landlord can breach the contract at any time and demand a price increase. The buyer will be put in a passive position, unable to protect their legitimate rights.
How can risks be avoided?
To avoid the risks of buying a house without a certificate, homebuyers should take the following measures:
Verify the property ownership information: Before purchasing a house, be sure to verify the property ownership information to ensure the house has a legal property certificate.
Choose formal channels to buy a house: Purchasing a house through a legitimate real estate agent or developer can reduce the risks of buying.
Sign a formal purchase contract: When buying a house, sign a formal purchase contract and clearly specify key terms such as delivery time and payment method.
Keep relevant evidence: During the purchase process, keep relevant evidence, such as the purchase contract and payment receipts, to protect your legal rights in case of disputes.
Conclusion
The case of a septuagenarian who obtained four relocation properties and sold them 16 times, allegedly committing contract fraud, offers a profound lesson. Purchasing properties without title certificates carries enormous risks. Homebuyers should remain vigilant, choose legitimate channels for property purchases, and verify property ownership information. Only by doing so can they ensure that their lawful rights and interests are protected.
