home » Design

How does the sale of an apartment go? Algorithm for buying and selling an apartment

Last update: 02/18/2019

Question:

I want to exchange my apartment for two smaller ones. I am going to do this through the sale of my own and the simultaneous purchase of two other apartments. Such transactions are called alternative. How do alternative deals with apartments take place? What is the procedure there?

Answer:

Popularity alternative transactions for the purchase and sale of apartments is caused by the fact that for many of their participants it is not at all necessary to have money to carry out real estate transactions. The main source of money for such a transaction is, as a rule, only one participant - the main Buyer, and the remaining participants simply change their apartments for others, sometimes making or receiving an additional payment.

General concepts of what it is, its features, the nuances of cash payments, taxation - see a separate article of the Glossary at the specified link.

Here, we will take a closer look at procedure ( algorithm) an alternative transaction with an apartment, with an emphasis on registration of sale and purchase agreements and conditions for access to a safe deposit box with money.

As a rule, two to five apartments are involved in an alternative real estate transaction at the same time. Deals with b O A lot of apartments are trying to be divided into parts due to too long a chain, and too difficult to negotiate conditions with a large number of participants.

Below we will look at how a typical apartment purchase and sale transaction works. on the example of three apartments (see picture), one of which is for sale, and two alternative ones are bought with a small surcharge. Consider this through the eyes of the third party realtor who arranges this deal.

Procedure for an alternative transaction with an apartment

The procedure for conducting an alternative transaction for the purchase and sale of an apartment (in our example) consists of the following steps:

  1. Assessment of apartment-1, assessment of alternative apartments No. 2 and No. 3, assessment of the necessary additional payment.
  2. Search for a buyer for an apartment-1. Preliminary search for suitable alternative apartments No. 2 and No. 3.
  3. Buyer found. Registration of a deposit or advance payment for an apartment-1.
  4. Collection and verification of documents for the apartment-1. Selection of alternative apartments No. 2 and No. 3.
  5. Registration of an advance for apartments No. 2 and No. 3. Coordination of the terms of the transaction with the sellers of these apartments.
  6. Collection and verification of documents for apartments No. 2 and No. 3. Preparation of sales contract templates for all three apartments.
  7. Preparation of cash settlements - rent of safe deposit boxes for the principal amount and for additional payments. Laying money and signing cell access agreements.
  8. Signing of sales contracts for all three apartments at the same time.
  9. Transfer of packages of documents for all three transactions of purchase and sale of apartments for registration.
  10. Receipt of documents after registration.
  11. Receiving money from bank cells.
  12. Signing of acceptance certificates for all three apartments.

Now let's analyze these stages of an alternative transaction a little more, including involving mortgages.

STAGE-1 . In order for a deal with alternative sales and purchases of apartments to be successful, it is necessary at the very beginning sketch out a plan of action and make calculations the cost of the apartments that will participate in it. At the same time, it should be borne in mind that such a deal can be built for more than one month, so the prices of alternative apartments No. 2 and No. 3 may grow during this time, and apartment-1 may not be sold at the desired price and will have to be reduced.

An incorrect assessment of the cost of apartments may lead to the fact that during the transaction Seller-1 may not have enough additional payment to purchase apartments No. 2 and No. 3. Therefore, when calculating, you should always make a small stock in value , or be ready to replace one of the alternative apartments with a cheaper one.

STAGE-2 . Apartment-1 is for sale. To do this, make attractive photographs of the apartment itself and the house as a whole, make up a concise description of the object. All this is uploaded to specialized sites with databases of apartments, and they are waiting for calls from the Buyer.

Learn more about how this is done in our INSTRUCTIONS (see button at the top of the page».

At the same time, at this stage, apartments No. 2 and No. 3 suitable for an alternative purchase are searched in the same databases. Preliminary you need to search for these apartments now so as not to waste precious time on it later.

STAGE-3 . When the Buyer is found, they are discussed with him preconditions for a future deal, explaining to him that the deal here is alternative and he will have to wait until the whole chain of apartments is assembled. If the Buyer agrees, they take it from him to fix his intention to buy apartment-1.

The amount of the deposit or advance in alternative transactions, it is better to take such that this amount is enough for the subsequent transfer of two advance payments for apartments No. 2 and No. 3. The prepayment term is set with the expectation that during this time it will be necessary to have time to pick up these two apartments, check the documents for them, and conclude a deal.

How to correctly and under what conditions to receive an advance payment is described in our INSTRUCTIONS (see button at the top of the page), in the section for the Seller of the apartment - "".

STAGE-4 . We collect the necessary documents for the sale of an apartment-1 and provide them to the Buyer for verification. What documents are needed for this, is described in our INSTRUCTIONS (see button at the top of the page), in the section for the Seller of the apartment - "".

Simultaneously we decide on the choice of apartments No. 2 and No. 3 by scrolling through the list of preselected options. Before making advance payments for them, we first ask a series of questions to the owners, and make sure that there is nothing that can prevent the purchase of these apartments. What kind of information for this we need to get from the owners is described in the step INSTRUCTIONS for the Buyer - "".

STAGE-5 . We fix our choice of apartments No. 2 and No. 3 making advances the owners of these apartments, having agreed with them beforehand the main points of the future transaction and the conditions for the discharge of residents from these apartments.

The end dates of the advance payments made must not be later than the end date of the prepayment for apartment-1 accepted by us.

How to competently make an advance when buying an alternative apartment is described in our INSTRUCTIONS (see button at the top of the page), in the section for the Buyer - "".

STAGE-6 . We order a set from the Sellers of apartments No. 2 and No. 3 documents for verification of "legal purity" both apartments ( some of these documents will be needed later for registration).

What documents to order and how to check them is described in our INSTRUCTIONS (see button at the top of the page), in the section for the Buyer of the apartment - "".

After that, we will agree with the Buyer and both Sellers on the final alternative deal terms- the place and date of its holding, the form of conclusion of the Sale and Purchase Agreement ( notarial or in simple written form), terms of an agreement ( make it a template), procedure and place of cash settlements ( bank depository).

STAGE-7 . After agreeing on all the details, it is time for preparation of cash settlements in an alternative deal. To do this, all participants in the transaction go to the depository of the bank chosen in advance, the Buyer of apartment-1 rents two cells there, in accordance with the two future recipients of money - the Sellers of apartments No. 2 and No. 3. The seller of apartment-1 rents the third cell to bookmark the amount missing for the purchase ( your surcharge). The Seller to whom this surcharge is intended will receive this amount.

Suppose Seller-1 sells his apartment for 100 rubles, pays his own 20 rubles, and buys two alternative apartments for 60 rubles. Then the scheme for transferring money through bank cells will look like this:

Checking cash, counting it and placing it in the appropriate safe deposit boxes of the bank takes place in specially equipped premises of the depositary, in the presence of those who will receive this money ( those. Sellers of apartments No. 2 and No. 3). After that, the depository employee locks the cells with money, and restricts access to them for all participants in the transaction, with the exception of those who fulfill certain conditions.

These conditions for access to safe deposit boxes fit into separate documents - additional agreements ( additional agreements) to the lease agreements for each of the cells. The sellers of apartments No. 2 and No. 3 will only have access to the money during the agreed period and only if all transfers of ownership of all apartments under the alternative transaction are registered.

More about calculation method through cells in alternative deals, described in a separate note:

STAGE-8 . After laying money in the bank cells, you can go to sign pre-prepared templates.

If this is done by a notary, the procedure is greatly simplified. not only checks documents, formulates the terms of contracts and certifies them, but also acts as an arbiter between the participants in an alternative transaction in contentious issues. In practice, this greatly saves time, saves the nerves of the participants and reduces the risks of the transaction for a number of reasons.

But if you wish, you can do without a notary by instructing lawyers to draw up. The only reason for this is the savings on notarial fees for certifying contracts.

STAGE-9 . All three signed contracts, together with the collected certificates and extracts for each apartment, at the same time submitted for registration in the form of three packages of documents.

How and where to do this is described in a separate article of the Glossary -.

STAGE-10 . After successful registration of all three sales transactions ( as part of one alternative transaction), each party to each treaty picks up a set of documents from the registrar. The main document for each will be Contract of sale apartments with a registration mark and a Rosreestr stamp. ( since July 2016, for more details - follow the link).

STAGE-11 . Recipients of money Sellers of apartments No. 2 and No. 3) with their copies of the agreements stamped in Rosreestr, and with copies of copies of other participants, go to the bank and get access to the corresponding cells with money. If, of course, in access conditions ( in an additional agreement) no additional documents are specified.

Additional documents for access may be ( confirmation of the rights of buyers to the apartments sold to them), and/or clean apartments No. 2 and No. 3 ( confirmation of deregistration of the previous owners).

STAGE-12 . The final action of the purchase and sale of three apartments in an alternative transaction is delivery Buyers from Sellers, and signing .

How such Transfer Deeds are drawn up and signed is described in the corresponding steps of our INSTRUCTIONS (see button at the top of the page) - separately for the Seller and separately for the Buyer of the apartment.

If any of the apartments in the alternative deal is purchased using mortgages , then the principle and sequence of actions remain the same. But the bank is likely to add a couple more of its additional requirements for the composition of documents, which can lengthen the time of the entire transaction.

Each bank puts forward its own mortgage requirements individually, so the stage of planning and financial calculation of an alternative transaction for the purchase and sale of an apartment ( Stage-1), must be carried out together with bank employees. And then you can already act according to the same scheme independently.

"REALTOR'S SECRETS":

Rules for preparing and conducting an apartment purchase and sale transaction - on an interactive map Will open in a pop-up window."> STEP-BY-STEP INSTRUCTIONS (will open in a pop-up window).

In the modern world, real estate transactions are becoming more and more frequent in the life of every person - this is the purchase / sale of real estate - apartments, houses, land plots, donations and receiving as a gift, inheritance and other transactions.

Having decided to sell an apartment, as well as collecting the necessary amount, and deciding to buy an apartment, everyone faces the question - what to do next.

In this article, we will consider the main stages (steps) when doing the above with our own money (without a loan).

Purchase and sale of real estate for OWN funds (without a loan)

General scheme:

You can read how to buy or sell real estate to a non-resident.

For the BUYER:

A) Before starting and to facilitate subsequent searches, you need to decide what exactly do you want, namely:

- District(metro station), which are preferable for you (including distance from the metro);

Quantity rooms in the apartment;

Preferred floor on which the apartment should be located;

Floors and constructive houses (what the house is made of - brick, panel, block, year of construction);

Requirements for an apartment for finishing(with repair, without repair, without finishing);

- View from the windows(including side of the world);

- Infrastructure district (kindergartens, schools, shops, etc.);

Ready or not to conclude mortgage deal;

Other individual requirements.

B) Independently or through a company supporting purchase and sale transactions, providing services for the selection of apartments (real estate agency), taking into account the wishes and financial possibilities for the specified parameters start searching for an apartment. In both cases, the search for an apartment is not an easy procedure and will require you time and effort to travel to view pre-selected options.

To make things easier, here are the most complete databases for information on real estate offered for sale in the housing market. These are such well-known companies as Realty and Prices (realty.dmir.ru), Avito (www.avito.ru), Quadrum (kvadroom.ru), CYAN (cian.ru) and Hand to Hand (irr .ru ).

G) You have finally chosen the apartment of your dreams and the most crucial moment is coming - entry into a deal. You can read about the intricacies of concluding a sale and purchase agreement and supporting purchase and sale transactions. .

As a rule, it happens in two stages:

1) Conclusion subject to advance payment or . The main difference between an advance and a deposit is that if one of the parties refuses to enter into a deal, the advance is refundable, and the amount of the deposit is not returned (or doubled if the seller has changed his mind for some reason to sell his property on terms of an already concluded preliminary contract). When concluding a preliminary contract for the sale of an apartment, you should familiarize yourself with original documents for the apartment(certificate of ownership, agreement on the basis of which the apartment was acquired into ownership by the seller, with a deed of transfer, etc.). In addition, at this stage it is necessary to determine the bank in which you will make a transaction, and also pay attention to the amount that will be indicated in the contract (it must match).

2) After the conclusion of the preliminary, it is necessary to carry out additional. For this you need:

Get an extract from Rosreestr, which will indicate that there are no restrictions / encumbrances and claims):

Request an extract from the house book (preferably an archival one) to check all persons registered in the apartment;

Request an extract from the financial and personal account on the absence of arrears in the payment of utility bills;

Request a certificate from narcological and neuropsychiatric dispensaries and make sure that the seller is not registered;

Make sure that the apartment has not been redevelopment, and if it has been done, then request and obtain the appropriate documents (permission for redevelopment, an act on the approval of redevelopment, a technical passport (cadastral) for the apartment.

At this stage, nuances may appear that can affect both the price of the apartment and the conclusion of the transaction itself. Such moments include - registration of the seller in one of the dispensaries, temporary discharge of persons from the apartment (to the army, to places of deprivation of liberty, etc.), technical errors in the register (lack of marks on the removal of encumbrances), violation of the rights of minors, etc.

3) If the verification was successful and you are ready to conclude a transaction on the date specified in the preliminary contract, you, together with the seller book a safe deposit box in a bank, or you determine for subsequent settlements, prepare and agree with the seller the text of the contract and the procedure for submitting it for state registration, and also draw it up with a notary civil status statement(if you are not married) or your spouse is (also notarial). If state registration is carried out by your authorized representative, then - a notarized power of attorney for registration.

4) On the appointed day, you and the seller meet at the bank or in any place convenient for you and you sign and, then, you check the banknotes and “bookmark” the money for the transaction. At the same time, the seller issues you a receipt for receiving money, which remains with him until the state registration of the contract. The key to the cell remains with you and is transferred to the seller after state registration in exchange for a receipt. The act of acceptance and transfer of the apartment and keys is signed either after the state registration of the contract, or at the time of signing the contract, depending on the wishes of the parties and the requirements of the Rosreestr branch. Be careful when signing the act - inspect the apartment carefully to avoid discovering hidden defects later.

In case of opening letter of credit, You send money to the issuing bank (in which you have an account opened and the money is located) and give an order to transfer money to the executing bank (which will issue money to the seller after the transaction is registered)

5) (the state fee is paid through a bank or through terminals installed in Rosreestr branches). After 2-4 weeks the right is registered and you receive your set of documents for the apartment.You can read about the state registration of the contract and the right to an apartment

6) Signing act of acceptance and transfer of the apartment(if it is not signed at the time of signing the contract) and receiving the keys to the apartment.

After all of the above You become the full owner of the apartment with the right to register at the location of their property, as well as to register their family members. At the same time, it is necessary to remember the need to submit copies of documents to the management company (or HOA) serving the house or to a single settlement center.

For the SELLER:

If you decide to sell your property, we will focus on the main stages that you have to go through:

1) Check, is that all documents for an apartment you have to complete the transaction. This is a certificate of the right to property and documents on the basis of which this property was acquired (this is a contract of sale, an investment contract, a gift agreement, a certificate of inheritance, a marriage contract, etc.)

2) Estimate the cost of the apartment on the current market. This will help you to make a specialist of a real estate agency to support purchase and sale transactions. As a rule, such services are provided by agencies free of charge. You can also independently conduct an assessment based on market offers presented on Internet sites, such as Realty and Prices (realty.dmir.ru), Avito (avito.ru), Kvadrum (kvadroom.ru), Slando (slando .ru), CYAN (cian.ru) and "From hand to hand" (irr.ru) and others. We draw your attention to the importance of specifying the real price of the apartment in the contract. You can read the possible consequences of non-compliance with this condition .

3) Give maximum number of ads on the Internet, in newspapers (including local ones), as well as post (if possible) an advertisement on the windows of the apartment and answer the calls received.

4) After you have found a potential buyer, you enter into a preliminary contract with him at the initial stage. . At this stage, you need to be careful, because it is in the preliminary contract for the sale of an apartment that all the essential conditions of the sale and purchase transaction are indicated. At the same time, you need to make a decision - whether you take an advance payment or a deposit (if the demand for an apartment is low, it is more profitable for you to conclude a preliminary contract for the sale of an apartment on the terms of receiving a deposit, and if buyers are interested in an apartment, it is more profitable for you to take an advance payment, which can be returned without loss by refusing to conclude the main contract of sale).

5) Deregistration. By agreement with the buyer, this stage can be completed both before and after the state registration of the contract. If necessary, at this stage .

6) Obtaining the necessary documents for the buyer- certificates from narcological and neuropsychiatric dispensaries, spouse's consent to transactions, extracts from the house book, extracts from the financial and personal account, technical (cadastral) passport for the apartment (if necessary).

7) Coordination of the text of the main agreement with the buyer, booking cells(or agreeing terms letter of credit) in the bank where the transaction is planned.

8) Deal exit. You sign a contract for the sale of an apartment at the bank or any place convenient for you, at the cash desk of the bank, check the authenticity of banknotes (in case of cash payments) and carry out "bookmark" money in a bank cell. The key remains until the state registration of the contract with the buyer. At the same time, you write a receipt for receiving money under the contract, which remains with you and is transferred to the buyer only after the state registration of the contract in exchange for the key to the cell. Access to the cell is carried out by you upon presentation of the key to the cell, passport and a registered contract for the sale of an apartment (in a number of banks additional documents are required).

In case of implementation settlements under a letter of credit, The buyer sends money from the issuing bank (in which he has an account opened and the money is located) and to the executing bank - your bank. After registering the transaction and upon presentation of the documents specified by you and the buyer, the bank issues money.

9) Documents are submitted for state registration(the state fee is paid through a bank or through terminals installed in Rosreestr branches). After 2-4 weeks, the right is registered and you receive your set of documents for an apartment to submit to the bank and receive money. You can read about the state registration of the contract and the right to an apartment

10) Signing (in case it is not signed at the time of signing the contract) and handing over the keys to the apartment.

11) In the event that the apartment remains registered persons, carry out all actions for removing them from the register.

If at any stage you encounter a difficult situation in support of a purchase and sale transaction, our specialists will always be happy to . You can download standard forms of documents for making a transaction for free .

28.01.13

Podozerskaya N.A.

The basis of the alternative transaction is the simultaneous purchase of another apartment instead. Alternative transactions are the most common in the real estate market: their share is 50-70% of all transactions. After all, the most common reason for selling an apartment is the desire to improve their living conditions. For example, to exchange one large apartment for several other smaller ones, or to purchase housing in another area, city or larger area, with an improved layout.

The complexity of the transaction also depends on the length of the existing chain. In practice, the number of apartments in a chain rarely exceeds 4.

A net sale of an apartment without an alternative is very rare on the market. Usually they sell it this way or when a person moves to another country.

The motives for concluding an alternative transaction, as well as the forms of its implementation, can be very diverse:

  1. Moving or selling one apartment and buying two instead- the most common format for this scheme. Most often, the reasons for leaving are divorce, family disagreements between relatives, the need for children to live separately from their parents, the division of property, etc.
  2. Congress – sale of two apartments and purchase of one instead. This is the most risky type, which often fall apart at the implementation stage due to the fact that it is difficult to find a buyer for both apartments.
  3. Purchase instead of a cheaper apartment: for example, in another area or an old house, or buying an apartment in the regions instead of Moscow.
  4. Purchase in exchange for more expensive real estate: a more common option that involves improving housing conditions, for example, purchasing housing in exchange for an apartment from.

Their difference from the exchange is that they participate in these transactions, and with an equivalent exchange, the transfer of money does not occur.

The prevalence of alternative transactions is due to their advantages. The seller has minimal risks of being homeless: after all, the sale of old real estate and the purchase of a new one occur simultaneously. In a normal transaction, it may turn out that the old apartment is sold, and a lot of time will have to be spent searching for a new one. At the same time, a lot of money will have to be spent on renting an apartment, among other things, prices on the real estate market will also increase. Alternative schemes are widespread, so they are well established and safe.

At the same time, such transactions are not without certain drawbacks. They are quite vulnerable due to the inability of the parties to agree and are unpredictable in terms of timing. Also, such transactions usually charge a higher commission, which increases the cost of the procedure.

Procedure for an alternative transaction

Briefly, the procedure for concluding a real estate purchase and sale transaction is as follows:

  1. Real estate value is produced (based on a comparative analysis of similar offers on the market or by ordering an appraisal report from a realtor).
  2. Looking for a potential buyer for the apartment.
  3. Search for alternative real estate.
  4. Checking a transaction for .
  5. Receiving for the apartment being sold and making it for the property bought in return. Sale and purchase signing.
  6. Preparation of the necessary kit for the conclusion of the transaction.
  7. Signing. These documents are signed simultaneously with the participation of the parties of the alternative chain.
  8. If calculations are made using or , then the money is deposited in the vault or transferred to the account.
  9. There is a re-registration for apartments from sellers to buyers through Rosreestr. Documents for making changes to the USRN are submitted simultaneously for several apartments.
  10. Buyers receive in their hands from the USRN, which confirm the acquired status.
  11. Sellers should also obtain a statement indicating that they have fulfilled their contractual obligations. On its basis, they will be able to receive the money due to them from the cell or into the account.
  12. The acceptance and transfer of real estate objects is carried out through the signing of the relevant.

List of required documents

Real estate sellers, as part of the conclusion of purchase and sale transactions, must collect a certain set of documentation confirming the legal purity of the transaction, the compliance of the transaction with the specified terms of the contract and the existence of legal grounds for selling the apartment. The list of documentation is contained in the table.

Title of the document Where to get What is it for
Extract from USRN at Rosreestr or Confirms the status of the seller as a copyright holder, indicates the absence of an apartment that makes it impossible to conclude a sale and purchase transaction
Explication of the room / floor plan BTI Confirms the compliance of the apartment with the project documentation and the absence of unauthorized configuration changes
Contract of sale, donation, privatization Must be kept by the owner or subject to restoration in the prescribed manner Confirms the legality of the origin of ownership
for a deal Signed by the seller's spouse Required when real estate is in common ownership and confirms the consent of the spouse to dispose of his shares
Extract from the financial and personal account OERITs, UK Indicates the absence of housing and communal services
Extract from Passport Office Confirms the absence of persons registered in the apartment or contains a list of registered

Additional documents may also be needed: for example, a certificate from a neuropsychiatric or narcological dispensary stating that the person is not registered there.

Also, when registering the transfer of ownership in favor of the buyer, Rosreestr will require:

  • statement of alienation of property rights from the seller;
  • statement of entry into ownership by the buyer;
  • receipt with paid in the amount of 2000 r. (the specified amount can be paid during the registration procedure or immediately after it);
  • sales contracts.

Based on the results of the state registration procedure, buyers receive an extract from the USRN, which confirms the assignment of the status of the owner to them. The issue of ownership has now been abolished.

Risks of Alternative Deals

An alternative transaction for the sale of real estate refers to complex types of transactions and there are often difficulties due to the human factor. After all, this transaction has many participants and it can be very difficult to coordinate their actions. As a result, problems often arise:

  1. One of the parties to the deal(both on the side of the buyer of real estate and the seller).
  2. Among the owners are persons who were registered with the PND or drug treatment dispensary which makes them incapable of entering into a contract of sale.
  3. The presence in the apartment of persons who have the right to permanent residence in the apartment(for example, under an annuity agreement or abandoned).
  4. One of the parties will refuse to sell the apartment at the stated price. As a result, someone may not have enough money to buy an alternative.
  5. If one of the contracts does not pass the check in Rosreestr, this will result in the denial of registration of all others.

Thus, there is a high risk that, due to misunderstanding and inconsistency of actions between the parties, the entire chain may be broken and it will be necessary to prepare the deal and search for an alternative again. Because of this, the entire process of buying and selling can be seriously delayed.

In order to reduce the importance of these factors, it is worth certifying the contract of sale . The notary will confirm with his signature that the transaction is legally clear, and its parties have the necessary authority to sign the contract of sale. Notarized contracts, among other things, are registered in an expedited manner.

The parties should sign the sale and purchase and pay. This makes it impossible to revise the cost unilaterally and disciplines the parties to sign the deal on the agreed terms. Otherwise, they run the risk of losing the deposit made.

Thus, alternative sales transactions involve the participation of several parties up to 7 participants. They involve the sale of one apartment in exchange for another. Alternative transactions can be implemented in a variety of forms: a congress, a departure, an increase in living space, etc. The transaction takes place according to a general algorithm and involves the conclusion of sales contracts in writing, the passage of state registration of the transfer of ownership in Rosreestr and the actual transfer of real estate.

Acquiring a home is a very complex and responsible task that requires careful study of every moment, whether it is the choice of a seller or paperwork.

Each step must be taken slowly and supported by qualified real estate professionals.

Real estate prices in Russia are high and subject to constant fluctuations. Therefore, you immediately need to determine which apartment and size of living space you can claim with the available amount.

Any purchase is best made on your own own funds. As an option, this is the accumulation of money in a bank account, income from the sale of real estate, a car, etc.

Those who do not have personal money for a large purchase have to resort to lending, which is often the only way to get your own square meters.

For example, a salary of 20-30 thousand rubles is enough to get a loan of 1.5 million rubles. For this amount in most cities you can buy a one-room apartment, or even a two-room apartment.

Buying a home through realtors

The traditional way to find a suitable option for a long time remained the media. But ads in the newspaper or on television never conveyed the most necessary information - who is the owner, who is registered in the apartment, whether it has.

Nowadays, an increasing number of customers are turning to the services real estate agencies.

Even in small towns, you can find similar offices and apply for support directly. In addition, agents place ads about their services on the Internet on specialized sites and bulletin boards of information portals.

When choosing an agency, it is better to consider several options and choose the best one from them.

A conscientious firm is usually characterized by the following features:

The company takes on many tasks, which greatly facilitates the process.

But the agency, as an intermediary, takes a certain amount for its work. For different firms, it ranges from 2% before 5% from the market value of the apartment.

Verification of the owners of the apartment and the seller

This step must be approached with all care, because due to the imperfection of Russian legislation, there is a possibility of becoming a victim of fraud.

Cases are not uncommon forgery of documents when, after the transaction, it turns out that the seller and the real owner are completely different persons.

Violation of the law can be very old and not immediately revealed. This exacerbates the problem even more, because if such facts about the illegal actions of past owners are discovered, there is a risk that the sale and purchase transaction will be declared invalid, and bona fide buyers will be evicted from the apartment.

Only specialists can effectively perform such a check, but you need to know what can affect the concluded contract:

  1. Deviations in the mental and physical health of the seller (alcoholism, drug addiction, age-related and neurological diseases).
  2. Lack of legal grounds for owning the apartment (fake certificate of ownership, fake power of attorney for the right to dispose of the apartment, etc.).
  3. The presence of several property owners, including minors.
  4. The owner has problems with the law (is wanted, under investigation, is serving a sentence in prison).
  5. Availability (mortgage, seizure of property, penalties).

Verification of documents confirming ownership

Specialists of a real estate agency, together with the buyer, must check:

The certificate confirms the person's ownership of the property, it also indicates on the basis of which title document it was issued. Only after receiving this certificate can you dispose of your property.

Checking for encumbrances

Encumbrances in this area are usually called restrictions on operations with real estate. These restrictions are related to third party rights. In other words, some individuals and organizations may have property claims on the residential premises being sold.

To obtain it, you must prepare a package of the following documents:

  1. Application for registration of ownership.
  2. Sales contract or other legal document.
  3. A document confirming the payment of state duty.

This can be done in person by presenting a passport, as well as using an electronic form or by mail.

Documents submitted in electronic form must be confirmed by the electronic signature of the applicant. In the case of a postal item, the application and the title documents attached to it, including a copy of the passport, must be notarized.

Within 10 days after the receipt of all documents by the authorized body, the state registration procedure is carried out, after which the owner of the residential premises receives the appropriate certificate.

In an interview, a professional lawyer explains in detail the procedure for concluding an apartment purchase and sale transaction. It tells about the possible nuances, difficulties and schemes of fraud in real estate transactions.