Supervision of housing in Russia is still a risky occupation

“Either first I have completely issued papers from them, and then transfer money, or first I have money, and then they have papers,” Natalya painfully thought, who bought a apartment from good acquaintances without any intermediaries three years ago. Friends tormented the same thoughts. They agreed that Natalya puts part of the money forward on a receipt, then everyone goes to the notary to sign the contract, record it as it should, and then they are finally calculated. And although it ended safely, Natalia and her friends still remember how many experiences this deal delivered them. “The most difficult thing was to decide on the discussion of the calculations,” Natalya admits. - After all, people might have thought that after so many years of acquaintance, I suspect them of dishonesty. True, there was still fear of losing money, I have been accumulating for so many years. ”

Despite the fact that the Russian real estate market has become much more civilized than before, the sale of housing in our country is still risky. Moreover, risks can be very diverse for both the seller of the apartment and for the buyer. The most subtle point is the calculation procedure that ensures the supply against payment, that is, you pay money and immediately get the goods, and not so that "in the morning - money, in the evening - chairs." The right of ownership arises only after registration of the contract in state bodies. The registration procedure requires time, and there is always a risk that in its course dozens of reasons that impede the conclusion of the transaction (violation of someone’s rights, security or real estate arrest, etc.). So sellers and buyers have a lot of reasons for unrest.

At the dawn of the real estate market, people came to buy an apartment almost with a suitcase of cash, and I had to recalculate and transfer money anywhere - in the car, in the notary’s office, in the entrance on the windowsill. This opened wide expanses for fraud. Later, settlements began to be carried out through a bank deposit cell. Today it is the most common and rather safe way to calculate. Before the deal in the bank, a cell is rented, the buyer and the seller are counting together and put money there. If a cell with two locks, then one key remains with the buyer, the other with the seller. If the lock is alone, then the buyer holds the key until the transaction is completed. When everything is designed, he gives his key to the seller, and he goes for money. And in order to get into the deposit, Riy presents the bank’s employees a fully executed and registered contract of sale.

In developed countries, everything is different. Nobody pays in cash there, all payments are made through the bank, and it is very difficult to be quiet. For example, for boring safety, they resort to escrow services (from the English Escrow - conditionally handed documents (money) deposited by a third party) of special firms guaranteeing the safety of calculations. The first attempts to provide escrow services, as well as non-cash payments, in Russia crisked the banking crisis in Russia. And, it seems, for a long time - until the trust of credit institutions is popularly restored.

Games with prices

Buying in the secondary market of an apartment that replaced several owners, a mating to the need to verify its legal cleanliness - whether there were violations of the rights of any of the previous residents during privatization or sale. K for

while sold at such prices, professionals are contemptuously called "low -luxury houses." In fact, this is an inadequate response to the crisis - to save on everything to achieve a low price. The buyer, it seems, is satisfied - he bought cheaply. But tomorrow he will encounter the back of savings. And in order not to get into trouble, you need to know the construction economy.

The market for non -stipy real estate today clearly sapled into two parts. The first is the houses of "reduced elite" (they are also "increased comfort"). This is the way they understood the elite about five years ago - just a monolithic house with an underground garage. The main motto of the brick is the small filling of the building and total savings on everything. The second group of elite buildings offers a completely different level of comfort and saturation with services. Paradox: Tanachny from the most expensive infrastructure. The pool, saunas, gym, restaurant, etc. for the developer, these are expensive things. This must be clearly understood. The cost of their construction and equipment is poured into a round amount of up to $ 1 million. These deles are in one way or another in the price of apartments. Posit and you want to live in a modern plexus with a lot of capabilities, then the next factor will come, the flight of a misunderstanding: to pay for the architecture? Why am I crazy or something? Besides, as it turns out, architecture costs a lot of money: the cost of a high-style building can reach $ 1 million for what is this money? An example of a house in Novopeskovsky Lane: there are sculptures, and a mosaic, and columns, and much more. However, such expenses are not just a whim. Investments in the architecture have a very reasonable economic meaning - they increase the value of real estate. Let us recall the legendary "House on the Embankment" or "High -rise on the Square of the Uprising" - the apartments in them are now very expensive. And over the years, such housing only gains the price as good cognac.

In addition, do you consider yourself a bright person? Certainly! Then why do you drive a prestigious car, dress well, but allow yourself to live in a tasteless house. Infrastructure + architecture $ 2 million. However, do not be afraid, there will be no more such amounts. The elite house is obliged to be located in a separate protected area. It should not be as huge as in the new Olympic village or as in the complex "Two towers" on the street. Marshal Biryuzova (, 5 hectares), but the safety base should exist. Especially in such a tense city as Moscow. To be calm for his wife and children, so as not to face unwanted faces, homeless people. Work on the creation of a cozy territory around the building is improvement, landscaping, fence and checkpoints-you can distinguish a minimum of $ 300-400 thousand.

Almost the main question is central air conditioning and ventilation. Such systems are "pulling" half a million dollars. Without air conditioning, it is difficult to imagine a modern apartment, and the central system gives a tenant and serious savings in the decoration, and a lot of additional capabilities.

What the buyer does not think about this is the air circulation. Although it is so simple: modern windows are hermetic, which means they practically exclude natural ventilation of the premises. So, in order for the air to circulate and there is no stuffiness, it is necessary to put the systems for forced and exhaust ventilation. Unfortunately, in Moscow, central air conditioning and ventilation systems are used very rarely. A special case of the Don-Stroy company, which uses them in all its projects. Another important technical element is an element. If you use foreign elevators, the cost of the building can increase by $ 200-300 thousand. However, the reliability of the system increases repeatedly, and everything looks much prettier.

What the buyer is very rare about is the engineering systems. Because they are in the wall and they are not visible. It reaches the absurd: when decorating apartments, everyone uses plastic or copper pipes and at the same time lay down that cheap and low -resident metal risers and wiring are entirely installed in the building. On pipes, fittings, wires and other "simplified eliteers" save $ 200 thousand, but is it worth saving on this?

R.ѕ. The most amazing thing is that the “cheap” elite housing is a lot of slow -off bombs. One of these bombs is operation. The declaration of low exploitation prices suggests that they simply will not take care of the building. After all, security, and high -quality cleaning, and caring for engineering systems requires money simply because people (guards, cleaners and plumbers) need to pay salaries.

So do not be surprised if the apartments in the house with cheap operation will fall in price over time. However, the topic of operation requires a separate story.

We are tired of moving from one rented apartment to another. With a child, a computer, a crazy number of books and other property. Finally, working in several works at the same time, my husband and I accumulated 35 thousand dollars by the summer of 1999 and seriously thought about buying an apartment. For two -room money, this money was enough for sure, but we really wanted a three -room room. Somewhere in the area of Sokol or Tushin. At first they searched for their own ads in the newspapers, on the Internet, but all three -rooms cost 40 thousand or more. Then I remembered Lenka, with whom I studied on a legal, now head of the sales department in one realtor company. Lenkins subordinates offered us a bunch of apartments in the right area, so that half of the summer we ran through the carers. Mostly in the secondary market. The houses were mostly old, 20-30 years old without overhaul, and apartments similar to one another, with the same layout.

The new building turned up by the Swann accident. This house seems to have not even been advertised, and Lenkina Shustro McLerash was advised by some familiar realtors. We arrived at the house in four days, but the entrance was locked - the builders were already parted. I had to go to the next exactly the same house and watch the layout of a three -room apartment there. That house, like ours, gave up without finishing: at the site of the toilet and bath, only the openings of the drain pipes gaped, there were no interior doors, and the rough walls of dark gray concrete color resembled prison casemates. But a pretty bay window and two large loggias somehow brightened up a common gloom. We decided: we take it. Our McLanch warned that there was such an apartment 37 thousand, and the registration in the property would be only a month and a half, when the house is transferred to the balance of DEZA. The husband immediately distributed his duties: he will be occupied by the missing 2 thousand, and I will have to take up the design of the papers, because I am a lawyer, I have a girlfriend Lenka and all that.

I don’t know what other citizens feel in the process of registering such transactions (it really took more than a month from us), and I, along with my legal education, felt quite filthy. In the system of designing these new buildings there is no place for a simple transaction “Product exchange for money”. Not only is there complex multi-stage schemes, these realtors still have their own bird tongue all the time they are chattering about some obscure things, and I, a lawyer, had to clarify and ask again.

The seller was a certain real estate company, and Lenka assured me in her solid reputation. But for fidelity, I persuaded her to attend the design of the papers. She agreed, but warned that sellers should not say that she was a professional realtor. Our conspiracy was enough for five minutes: during this time, I was already so stunned by the confused and foggy discussion of the details of the process that Lenka had to speak for me. When she was “split”, the nature of the conversation immediately changed - the specifics increased.

At first we concluded a certain preceding “contract-bond”, according to which in the future we intended to make a purchase and sale of this apartment for 36.2 thousand dollars. At the same time, 70% of the amount was required to be placed immediately. I was only embarrassed by the fact that the company, which I paid live money, until the last moment could not really answer the question of when and how we will get the ownership of the apartment. And the point is not even in the timing, but that the seller himself does not know what rights to the sold apartment he have or will appear in the near future.

After payment, I also had a difficult feeling. I paid cash dollars, not through a bank cell, but directly in the office of the seller company. The convenience was only that the dollars fit in my handbag, and for a ruble equivalent it would be necessary for a whole briefcase. True, in the receipt, sellers indicated the amount in rubles, and at the rate of the determined exchange point (they, they say, will have to be exchanged there). I figured that if I myself changed dollars to rubles, I could only save dollars 100-120 on the course.

After a couple of weeks, they called me and invited me to draw up another agreement - the transfer of property rights. It was essentially that the Moscow government seems to be inferior to its rights to the apartment of a real estate company (a subsidiary of a large construction organization), already this company is to me. And then I paid the remaining 30% of the cost of the apartment. But the most interesting thing is that if in the first preliminary contract the price of 36.2 thousand dollars was indicated, then mainly $ 13 thousand less! Where they go this difference, I still did not understand. By the way, when concluding the final agreement, the same preliminary agreement (with the real price) was taken from me.

So, God forbid, I think, for some reason, you will have to terminate the deal. They will return to me then as much as it is written in this, the last agreement, and not in dollars, but by rubles. True, the difference between prices was designed as a penalty in another paper - a kind of “guarantee obligation”. Although I know for sure that in Russian legislation there is no obligation, Lenka assures that this is a very common practice.

Want the advice of a lawyer? Look for a competent realtor. And who wants a thrill - let him independently master the legislation and practice of real estate trafficking. Valery Odintsova

The inheritance in the form of a one -room apartment in the sleeping area of Moscow fell three years ago on Olga Ivanovna and her cousin Alexander Pavlovna completely unexpectedly. Suddenly their aunt Anna Semenovna died and bequeathed all her property (an apartment and a simple home belongings) equally two nieces. Those began to share the inheritance from households - and not in it. That is, they divided it, but with swearing and mutual resentment. So when six months after the death of the aunt, the time came to sell the testimoned apartment, Olga Ivanovna and Alexander Pavlovna looked at each other with a wolf and barely talked through their teeth. As a result, the task of communicating with realtors about the sale of the apartment was assigned to me.

Having chosen a real estate company, both heirs and I went to the office to conclude an agreement on the “sale services” of the Aunt's apartment. We discussed a three -page standard contract for a long time and tried to make our amendments to it and take into account all the interests. A realtor, a middle -aged man, in view of a difficult outfit, who was simply Borey, the title, from our words (third floor, intercom, telephone, parquet, glazed loggia), estimated Tetkin’s apartment at $ 30 thousand and said that both the services of his company and additional costs are notary, registration, and rental of a bank cell - to the apartment of the apartment. Do not have to. Like, the company will pay everything. (The next day I found in the newspaper “From Hand to Hand” advertising of this apartment at a price of 34 thousand dollars and realized that these expenses would most likely pay the buyer.) The snag was that we needed not one cell, but two heirs did not trust each other. In addition, I insisted on the additional condition for a long time - to indicate the real amount of the transaction in the purchase and sale agreement, and not the cost of assessing the BTI. Realtor Borya resisted as best he could. His last argument was that, paying for the services of a notary in the amount of 1.5% of the amount of the transaction, the real estate company proceeds from the fact that the transaction is concluded precisely by evaluating the BTI. And if we sell the apartment for the full cost, then we will have to pay the difference by the notary ourselves. But I still managed to insist on my own.

A few days later, Borya dumbfounded me with a strange question about the causes of the death of Anna Semenovna. The certificate was written “Corny heart disease”, which was honest and reported. “<And this, in fact, why?”> I ask. “Yes, buyers are interested, I don’t know why they ... Maybe they are afraid that the old woman was sick or cancer.” - “Well, if they are so suspicious, let them do disinfection, I say. “What does cancer have to do with it?” -“Well, you know, there are a lot of rumors that in the old houses the walls are emitted there ...” The next day I discovered a death certificate and handed over to Bor so that it would not bother with stupid issues.

After about a month, the buyer was found for an apartment. True, we met only the day of the transaction - the realtor, apparently, was afraid that we would not conspire behind him. As the day approached, on which the transaction itself was appointed, my relatives were worried more and more. First, it was scary to take cash dollars in newspapers regularly reports of fakes. Secondly, the question with the cell remained open. Borya was offered by Menatep Bank. But Olga Ivanovna, showing remarkable detective abilities, found out that one of the relatives of Alexandra Pavlovna was working in this bank, and was afraid that he was somehow embarrassing the benefits of the sister.

I had to conduct banking services marketing. For several days I killed large banks (then there were a lot of them) to find out what the authenticity of cash dollars will bypass. The amounts were called terrible from one and a half to two percent of the amount of the check in the currency, and some banks have up to two dollars for each (!) Butten, regardless of its dignity. It turned out that for checking 30 thousand dollars, it was necessary to give the bank at least $ 450. Moreover, banks did not give any guarantees in the authenticity of bills. There were no hopes for devices - currency detectors, which allegedly are in bank depository. Familiar banking cashiers often said that these devices, too, happens, they lie.

The idea of cashless calculations our realtor was completely shaved. He said that the buyer would never agree to this. Then I told Bore that we would take money with rubles. His jaw was just dazed: "I told the buyer that he exchanged everything for dollars ...". - “Excuse me, you and I say that all the calculations are carried out by rubles. At the MICEX rate on the day of payment, ”I remind. He is angry: "What are you, all normal people take dollars." When we refused the cell in the Menatep and demanded to choose another bank, there was no bounds at all. He even ran to complain about us to the superiors, but he returned the dissatisfied, cursing, sat on the phone quickly agreed on two cells in the “most expensive” Alfa-Bank, while saying that we were “stripping it”, and for our whims he will have to lay out part of his reward.

We met the buyer only on the day of the transaction. He turned out to be a pretty businessman from another city who bought an apartment for a student-student. To my surprise, he asked why we did not want to pay off a bank transfer. And his wife found out for a long time why Anna Semenovna died still. Ekaterina Markina