7. How to profitably sell an apartment without intermediaries - step by step instructions for real estate sellers

Hello, dear readers of the online magazine "site"! This publication is devoted to a hot topic - how to quickly sell an apartment with a profit.

When we talk about the fact that living space needs to be sold, not only quickly, but also on favorable terms, these two words seem to be somehow incompatible with each other. First of all, you should trust only yourself, and only then the agencies or professional realtors who charge a lot of money for their services.

In order for the transaction to go smoothly and not contradict the expected desires, first of all, you should ask yourself: what does a potential client expect from you and how can you speed up the transaction?

From this article you will learn:

• How to quickly and profitably sell an apartment;
• What documents need to be collected for the sale of an apartment (list);
• How to sell an apartment yourself without intermediaries: realtors, agents, brokers;
• Under what conditions and how to sell an apartment in a mortgage.

And using step-by-step instructions for selling an apartment, you can easily sell your property as quickly and expensively as possible.

How to quickly and profitably sell an apartment without realtors and intermediaries - a list of documents + a detailed guide

If you used the services of "From Hand to Hand" or, for example, "Avito", when selling some thing or car, then it will not be difficult for you to sell an apartment on your own without the participation of intermediaries. Here the main- understand the intricacies of the real estate market.

According to most experts, it is profitable to sell housing in a short time - almost impossible. Unless, of course, you have a buyer who is willing to offer you the amount you want, then it will most likely be luck, and not your ability as a real estate agent.

Note!

In practice, it is possible to sell an apartment in a few days, but you will have to cut off half the price.

But, if you want to earn good money for your home, then you should prepare for the fact that you will have to wait to find the right “buyer”. This may take more than a month, during which time it will be possible to prepare all the necessary documents.

Before selling real estate, you should take into account its features. It is very difficult to realize a room located in a communal apartment than a simple "kopeck piece" in the center or a townhouse.

To date, the list of the most popular objects is headed by one-room apartments located in quiet residential areas of the city.

In addition, it is recommended to pay attention to periodic seasonal fluctuations in the market. During the summer holidays and Christmas holidays, the demand for housing falls sharply. At the same time, prices are dropping rapidly, so there is no question of a profitable deal.

From all of the above, you can come to one conclusion: before you start selling an apartment, carefully study the real estate market.

2. How to sell an apartment - without intermediaries (independently) or through a real estate agency?

Many of us think about whether to use the help of an agency when selling an apartment or do everything on our own? After all, there is nothing complicated here.

At first glance, it may seem that selling a home is not difficult, but this, unfortunately, is not the case. To sell an apartment profitably and in a short time, you will have to try. Real estate sales have their pitfalls.

2.1. Pros and cons of self-selling an apartment

For clarity, we present the following table: "Advantages and disadvantages of self-selling an apartment and with the help of a realtor (intermediary)".

Now let's take a closer look:

• Proper home appraisal. After all, no one wants to lose money, simply because they could not correctly evaluate their property. And waste time selling real estate, the price of which is too high. That's why the right way to evaluate is the key to a successful transaction.
• Time. Eg, you assessed the apartment correctly, customers began to contact you. But this is not a task, in order to show housing you have to take time off from work, but in order to draw up all the relevant documents for the sale of an apartment, you will need to take a vacation.
• Prepaid expense. You have a potential buyer, who should, as evidence of the seriousness of his intentions to buy an apartment - transaction deposit. But there are not so many people who want to give an advance to an individual in the real estate market, as many are afraid of fraud. But this stage can be overcome without problems, after signing the contract and checking the documents for your apartment, the client will be calm and will give you a deposit.
• Knowledge of the real estate market. Now we are talking about the preparatory stage preceding the deal. If your client has cash to purchase real estate, then there should be no problems, but if he buys real estate using borrowed funds from a credit institution or using family capital. There are already some nuances that you just need to know. If you can handle this, then, in general, not a problem.
• At drawing up an agreement you need to contact an experienced lawyer, since you will not be able to understand all the subtleties and take into account the nuances of the transaction on your own, unless, of course, you yourself have a legal education.
• Gathering the package of documents necessary for the transaction. In addition to the contract for the purchase of housing, documents will be required that the buyer will ask for depending on the transaction: cash, mortgage and maternity capital. If you have free time, then you can easily do this.
• Settlements between buyer and seller. This stage is the most important, here the best intermediary is to choose a bank that will provide you with a safe deposit box. The transaction will be completed in this case without problems.
• Registration of a contract for the sale of an apartment. The final stage of the transaction, after which you will receive the desired amount for your already former property.

If you feel that you do not have free time and you do not know anything about the real estate market, then of course it is better to turn to professionals for help. And keep it up.

2.2. 5 useful tips for those who decide to sell an apartment without intermediaries

What mistakes should not be made in order for the sale of real estate to be successful:

• Don't overcharge your home which is simply not true. If the apartment is located on the outskirts of the city, on the top floor and requires urgent repairs, the buyer simply will not be able to buy it at the price of new real estate. Adequate assessment is the key to a successful transaction.
• You should not put up for sale housing with "problems". Settle all the nuances with the documents, because otherwise you may lose a client who is ready to offer you the amount you want. Otherwise, you will have to drop the price.
• Study the real estate market for an adequate assessment.
• Stock up on patience.
• apartment sale deal, must be accompanied by an experienced lawyer.

If you follow these simple rules, the transaction of buying and selling an apartment will be easy and fast.

Useful tips from real estate experts to help you quickly sell your apartment yourself

You decide to sell your home on your own quickly and most importantly expensive. Is it possible? Yes, this is a very feasible desire. Just before putting it up for sale, you should follow some rules of realtors - professionals in the field of buying and selling real estate.

Tip 1. Set a fair price

In order to sell real estate in a short time, it is necessary to set an adequate price - not overpriced, but, of course, not underestimated, but corresponding to the average cost of the property on the real estate market in the area where the housing is located, the floor and the type of building.

The assessment can be carried out without the help of specialists, but if you doubt your knowledge and strength, then it is better to turn to professionals who are familiar with the pricing policy and will be able to quickly advise on this issue, giving an adequate assessment. After all, you must know not only the price maximum of your home, but also the minimum in order to maneuver when talking with a potential client.

The right price– quick sale, about 4 weeks, at a reduced price up to 2 weeks, but when overestimated, everything can last and up to 1 year. This should be remembered before setting a price on real estate.

Let's imagine that you want to slightly overestimate the value of real estate, based on your personal reasons. What then awaits us? The offer will hang on the market for a long time, until prices really rise to this level, or until your client is found who is ready to offer the amount that you need. But this is on the verge of fantasy, since all transactions are concluded at adequate prices.

Therefore, in order to implement the object quickly and, most importantly, profitably, you should:

• determine the adequate real cost of housing;
• find out how you can negate the shortcomings of real estate, not only in the ad, but also in contact with a potential buyer;
• choose a sales strategy that will take into account your interests;
• profitable and in a short time to complete the transaction.

Tip 2. Carry out the necessary pre-sale preparation of the apartment

It may not be necessary to do a major overhaul, but here are some things that will need to be done:

• Neutralize all unpleasant odors. When potential clients inspect the premises, their first opinion is formed by the smells that they smell when approaching the dwelling. In any room, after a while, a specific smell of residents may appear, which for you may simply not be felt, but it will not be pleasant to another person. Smells appear from furniture, kitchen, bathroom and even from the balcony. They already subconsciously set up buyers that the apartment does not suit them. Major odor absorbers- curtains, wallpaper, wooden furniture. Get rid of the old wall coverings and cover them with new wallpaper, simple and not at all expensive, but neat, fresh and light. Rinse the toilet and bathroom well. Ventilate the room and clean the windows. But here no need to bend the stick so that your efforts and, most importantly, repairs are clearly not conspicuous, which may alert a potential buyer, as a result of which they may think about what they want to hide from them. For example, fire or flood.
• Free up space. Old "walls" and cabinets are best removed out of sight, they greatly hide the space and create a feeling of a small square. But the whole situation should not be removed, otherwise the potential buyer may experience some discomfort in an empty room.
• The atmosphere of comfort and warmth is the key to the location of the client. The fresh aroma of coffee and delicious tea, the smell of orange, will create a feeling of home comfort, cheer up, thereby inviting the visitor to a conversation. An excellent course of psychological influence.
• Ask to clean in the entrance, if there is no cleaning lady, you will have to work hard yourself. It's no secret that the theater begins already with a wardrobe-hanger, then the sale of real estate - from the entrance, the elevator, which should make the first and most important positive impression and not cause disgust.
• Choose the best time to show the property, taking into account its location. If it is on the sunny side, then you should not make an appointment with a potential client during the day, the same is true if your window is not so attractive.
• List your property for sale during the high season, which starts on September 15, after the holidays.

Tip 3. Get all title documents in order and resolve legal issues

Any buyers will be alerted by any delays during the execution of the transaction. Therefore, it is worth taking care of documents and other nuances in advance.

Residents should not be registered on the square.

If you have the opportunity, then before the sale, try to write out your relatives and write yourself out.

Issues should be resolved with existing applicants for real estate.

If redevelopment has been carried out, it should be formalized in accordance with the law.

Prepare the necessary documents:

• Passports of homeowners.
• Certificate of ownership of the object.
• The basis document confirming the right to conclude a transaction, depending on how the object became the property of the owner.
• An extract from your house book.
• A contract for the conclusion of a transaction for the sale of housing, drawn up legally competently.
• Permission of guardianship, in which case the co-owner or owner of the property is a citizen who has not reached the age of majority or is disabled.
• Notarized consent of the spouse.
• Registration certificate for real estate.

Correctly and timely prepared documents are the first key to the success of a positive resolution of the transaction for the apartment. Indeed, in this case, the potential buyer will not have any questions.

4. How to properly evaluate an apartment and what factors affect its value

Before you start selling housing, you need to know how much a similar one costs in your area and what affects its price characteristics. Some factors influencing its cost are of an objective nature, that is, to be common to everyone, while others will depend on the specific case.

It is definitely impossible to say what exactly will affect the cost of housing. But there are some undeniable trump cards that will affect the pricing policy when concluding a deal.

4.1. What affects the sale price of a property

External information:

1. Location. If the living space is located in a disadvantaged area or industrial zone, then this will significantly reduce its value. In the case of the proximity of a park, forest, reservoir, natural object, the price will increase sharply.
2. In walking distance public transport or metro, the cost increases significantly.
3. Availability of developed infrastructure, which positively affects the price of living space when selling.
4. The location of the apartment, number of storeys. Housing located in the golden mean is more expensive than on the lower or upper floors.
5. Panorama from the window. If the object faces the courtyard where the park is located, there are beautiful trees, playgrounds and there is practically no noise, then this will attract the client and increase demand. And exactly the opposite, windows overlooking the roadway will have a negative impact on the price, because it will drop sharply.
6. The appearance of the house, the well-groomed territory and the presence of a green zone. Well-groomed beautiful courtyard with a playground, flower beds - an opportunity to raise the price of real estate. But if a container with garbage is located right in front of your entrance, then again the price will drop sharply.
7. State of the entrance and neighbors. The presence of drug addicts and alcoholics will not please anyone, so this will also affect the sale of the apartment. It is better if buyers find out about it after the deal is closed.

Internal personal factors:

1. The history of living space. An apartment that has changed many owners will be inferior to the one that was privatized by one single owner or real estate located in a new house. If it was transferred to the property by a court decision, then this will also adversely affect its sale. Physically and legally free real estate significantly benefits in its value relative to the one where relatives and several owners are registered, requiring special attention.
2. The presence of a simple inexpensive repair or European-quality repair. If there are some defects in the finish, then a potential client may have an opinion that no one has dealt with this apartment, which will negatively affect its assessment.
3. Separate bathroom, in value the property wins, where the bathroom and toilet are separated from each other.
4. Big kitchen, most housewives, when choosing future housing, prefer this particular room.
5. high ceilings- space and light, which visually increases the area and, accordingly, the perception of the room.
6. The presence of a balcony or loggia. If you have a spacious balcony / loggia, and if both, then this is an advantage that can significantly increase the cost of housing.
7. Construction quality. Stalinist buildings and monolithic houses with interesting architecture outperform the Khrushchevs, just like brick buildings over panel ones.
8. If the room has free planning, then there is the possibility of its alteration, which will positively affect the cost.
9. The readiness of the apartment for sale. All documents must be available and in full order.

Of course, among the factors listed above there are more or less important, basically everything will depend on both the seller and the buyer.

4.2. How to evaluate an apartment

Let's get down to pricing:

• When evaluating housing everything matters: availability of an elevator, public transport within walking distance, high school, kindergartens. To make a competent and correct assessment, you should study the property located near you: square, floor, quality of the house. In addition, it is worth finding out the cost per square meter and multiplying by your area. After that, you will be able to more or less imagine how much you can put up for sale residential premises.
• If you compare your apartment with other real estate objects, then you should first call and find out the reality of this ad. After all, many realtors go to such tricks to raise or underestimate housing cost. Here, the analysis of the cost of an apartment is similar to the analysis of the cost of a car. (If you are interested in information about selling a car, then read our issue - "")
• Having found similar objects, it is best to clarify the existing features and nuances in the design. An inheritance apartment with underage owners costs less than an object with a crystal clear positive history.

In this case, you will be able to evaluate the object that you want to put up for sale only approximately. You can fully determine the value only after the property is put up for sale.

Note!

Professionals greatly simplify the assessment, as they are well oriented in the market and always keep an eye on supply and demand.

You can also act as a professional if you have free time and patience for this. Just like a realtor, you can find a similar object and find out its minimum and maximum cost.

You can find a much larger space than yours for the same price you are asking. But if you can convince the client that it is worth it and explain why you want this particular amount for it, then you will not need the help of professionals.

Conclusion: your price forecast should be built on the same real estate objects. In addition, you can compare your housing with recently completed properties and compare the figures obtained.

Determining the cost with comparative method so as not to be mistaken, add to this 5% , which can always be thrown off during the auction. Then place an ad on the Internet or in a newspaper and wait for calls. If there are few calls, then it is better to reduce the cost. In this case, it is up to you to decide how quickly you want to sell the property.

By lowering the price of the apartment for 50,000 rubles as a result, you can attract many more potential customers.

If after you gave in the price, many calls began to arrive, then the cost was too low. Raise it little by little.

Do not forget that real estate prices can change every week, so do not forget to analyze the market, otherwise you can lose or, on the contrary, look for your client for a long time.

List (package) of required documents for the sale of an apartment

5. What documents are needed to sell an apartment in 2017-2018 - a list of required documents

As soon as you decide to start selling residential real estate, you need to start preparing the necessary documents so that the transaction goes without a hitch. The list of documents for the sale of an apartment is decent. In addition, a potential client makes a decision on the transaction faster if the apartment is legally “clean” and there is a complete package for it. So what is needed in order to significantly speed up the procedure?

List of documents required for the implementation of the object for cash:

• Owner's passports.
• Certificate and registration, in the event that it was lost, then a copy of it.
• The document on the basis of which the right of ownership will be confirmed.
• Implementation agreement. It should be drawn up in a law office, as they will help to draw it up correctly and competently, taking into account the nuances and conditions of the opposite parties to the transaction. This document is signed during the registration procedure.
• An extract from your house register or a certificate of the presence / absence of registered persons who are registered in the premises. An extract can be obtained either at the passport office or at the office of the management company.
• Consent of the guardianship authorities.

If, for example, the apartment was previously purchased with attachment, then to sell it you need to get consent of guardianship (copy and original).

The steps for obtaining a document are as follows:

1. Parents come along with their child, if he is still under 14 years old(even if they are divorced) and provide the following:

• certificate from the place of residence of the daughter / son;
• registration certificates of sold and acquired housing;
• certificate for the object being sold and acquired;
• document proving the identity of the child;
• documents proving the identity of the parents.

1. Parents/guardians and the child itself from 14 years old writes a statement on the sale of the old and the conclusion of a transaction for the purchase of a new object.
2. Within a few weeks, state bodies make a decision, conduct a check on the fact that the rights of children are not affected. After which it is issued consent in writing for the sale and purchase of housing specified in the application.
3. The consent of the spouse certified through a notary office.

Optional package:

• Cadastral passport. If you don't have it in stock, it can be quickly obtained from the Multifunctional Center located in your area. This will take 5 days.
• Registration certificate. It will not be required to complete the transaction, but it may be important for the buyer, for example, if he buys an apartment using credit funds or investing family capital. To obtain it, please contact BTI. Period of execution from 15 days. Urgent execution up to 10 days, but you will have to pay a little more for this.
• Extract from the USRR for the object. Here the owner will be indicated, the encumbrance (if there is or not). Anyone can receive such an extract, regardless of the attitude to your property.
• A document containing information about the entity's personal account. Such a certificate can be obtained from the management company.
• Certificate of no outstanding utility bills. Confirmation that there are no communal debts.
• A certificate confirming that you are not registered in a psycho-neurological dispensary and narcology. The buyer can ask them if he doubts your adequacy. So the transaction can be challenged in court with the available evidence of incapacity.

The presence of documents will significantly speed up the process of concluding a transaction.

Contract for the sale of an apartment (sample)

6. The current contract for the sale of an apartment for 2017-2018 (a sample can be downloaded from the link)

The object realization document does not have an established registered form. You can follow the link. It does not need to be notarized. Although many resort to this option. It comes into force only after the registration procedure for the right of ownership.

6.1. Subject of the contract

The transaction is impossible without signing a contract according to a simple model. The subject in this case is real estate: any residential property can become the object of the transaction.

Note!

If several objects are sold under one contract, then when drawing up it, the number and characteristics of each residential property sold should be indicated.

If the premises are not located in a new house, information about the house is indicated:

• the material from which the ceilings and, most importantly, the roof are made;
• year of construction; the date of the restoration repair of the structure;
• number of floors.

Regarding real estate, the following should be indicated:

• residential and full quadrature;
• number of rooms;
• separate or walk-through;
• the amount is indicated.

Subject of the contract- the main and main condition, without which it will be useless from a legal point of view. For residential real estate, it should also be indicated which part is being sold:

• property in whole or in part;
• retains someone's right of residence after its implementation;
• the absence or presence of encumbrances.

Ownership must be confirmed by the owner with a certificate, the details of which are specified in the text of the agreement:

• number and when it was received;
• series and name of the organ where it was received.

Not every residential property can be the subject of an agreement, only that owned by any organization or a simple individual.

Important!

• The premises, its part, which are under arrest, cannot become the subject of the transaction either.
• If the property acts as a pledge, then during its sale you will need permission from the mortgagee in writing.
• If the contract stipulates a ban on the implementation, then it cannot be implemented.
• Property located in an emergency or dilapidated building subject to demolition cannot be the subject of an agreement.

6.2. Parties to the transaction

The parties to the transaction being concluded are called the buyer of the object and, accordingly, the seller. And meet the following requirements:

• coming of age;
• legal capacity;
• legal possession of the premises.

The following information is indicated on the parties to the transaction:

• full name;
• registration;
• number, as well as the series, when it was received and by whom the passport of a citizen of the Russian Federation was issued.

The main attention of the two parties to the transaction should be precisely the capacity (whether the owner understands what he is doing) during the purchase and sale of housing.

If after the sale of the property it is proved that the owner did not understand what he was doing, then in court such property can be returned and the transaction will become invalid. In this case, a conscientious buyer will be left with nothing.

• A notary who certifies a document for implementation can only visually determine the legal capacity of 2 parties to the transaction.
• Any information may be entered in the extract from the USRR, but not always.
• If you have any doubts about whether the property owner gives an account of his actions, then it is better to postpone the transaction or ask the owner to confirm his authority.
• It is worth alerting if the owner of the apartment consumes alcohol or is elderly.

6.3. Essential terms of the contract

In addition to the subject, another significant point is the price of housing. This point should be approached with all responsibility. Most property owners do not want to pay a tax fee, so they indicate an underestimated value, which is far from the market price.

You need to know!

In the event that the transaction is challenged and the court decides to return the property to the seller, then a bona fide purchaser can only count on the return of the amount that was specified in the sales document.

In addition, the essential conditions include a list of persons who will retain the right to use housing even after it is sold:

• family members of the owner remaining in the housing;
• the tenant of real estate and persons living with him;
• the subtenant of the premises within the period of sublease specified in the document;
• the renter, in the event that the right to stay in the premises is entered in the life annuity document;
• citizens with the right of life use;
• the borrower within the prescribed period of free use of the premises;
• if there are children who have not reached the age of majority, they can only be evicted after permission for custody has been obtained.

6.4. Grounds for termination of the transaction

At the initiative of only one party, the implementation agreement cannot be canceled. Conditions for releasing contained in Article 450 of the Civil Code of the Russian Federation, the following:

• consent of two opposing parties;
• at the request of the buyer or seller, but only through the court.

The decision rendered by the court can satisfy the request of the applicant only if the other party to the transaction committed serious violations of the terms of the contract:

• refusal of the former owner of the premises to remove it from the register;
• refusal to pay the cost of residential property;
• the existence of rights of other persons to the property, etc.

Cancellation of the sale a month later after the performance of the new owner to own rights is not possible . Before the registration procedure, it is easier to terminate the transaction.

If the opposite parties have discussed everything and made a mutual decision, an agreement is drawn up to recognize the transaction as invalid. After implementation, you can cancel the contract, its actions.

Invalid purchase and sale of housing is recognized only in court for the following reasons:

• the transaction violates the terms of existing law;
• the signing of the agreement was made in a state of intoxication, which was done unconsciously;
• the incapacity of one of the counterparties of the transaction was discovered;
• detection of deceit, threats, pressure, violence against one of the parties;
• the completed transaction is recognized as fictitious;
• other cases that may be contrary to law.

6.5. Nuances in the text of the document

The contract is the main document that is recommended to be studied more carefully, and in this case it is better to contact a lawyer. There are many pitfalls in the text of the documents. The process of transferring funds should be spelled out to the smallest detail:

• when money is sent to an account with a financial institution or cash is transferred;
• whether this transfer of the amount is confirmed by an agreement or act, if there is a deposit, then which one.

It is also important to indicate in the text all the existing shortcomings, and this is necessary not only for the future owner, but also for the current one.

If one party to the transaction is not the property owner himself, but his authorized representative, then recommended to pay attention when the document was registered. If the power of attorney is more than a year old, and the owner is of advanced age, then better be careful.

If the premises were acquired by the previous owner using maternity capital, the purchaser should make sure that the shares after the acquisition of housing were distributed among all owners evenly.

6.6. Additional agreements

If the terms of the transaction are changed by the parties to the transaction, an additional agreement is concluded. The parties to the transaction can make changes:

• terms of payment of funds;
• calculation procedure;
• the amount of the advance deposit;
• registration costs;
• term of the contract.

The nuances of the additional agreement are as follows:

• is registered with Rosreestr together with the main document and only until the first one;
• must be in writing;
• signed by both parties to the transaction.

When drawing up the contract, it is necessary to describe in detail the property, the rights and existing responsibilities of the parties, the methods of transferring the deposit and the full amount for the apartment. That will help to avoid unforeseen situations and litigation.

A step-by-step guide, consisting of 7 consecutive steps, to sell an apartment without the participation of intermediaries

7. How to profitably sell an apartment without intermediaries - step by step instructions for real estate sellers

Having decided to get rid of the old square meters, we begin to wonder: how to sell an apartment profitably and quickly, do you need the help of realtors or you can carry out the transaction process yourself without intermediaries.

But how to do it right, because an urgent deal significantly reduces the cost of housing, and a profitable sale can take some time. To do this, we recommend that you go through 7 simple steps.

Step 1. We set goals and deadlines for the sale of an apartment

When deciding to sell your real estate, do not forget that there are dead periods, during which the real estate market is completely calm and square meters can be sold, only at a reduced price.

Note!

Do not list property for sale from the end of December to February(New Year's holidays) and at the beginning of summer(holidays/holidays). Throughout the rest of the year, the demand for living space is stable.

Therefore, if the purpose of the transaction is a good profit, then you should not engage in sales during the off season. At this time, it is better to start preparing all the necessary documents and the apartment for sale. Thanks to what you can earn good money, For example to buy other real estate. By the way, we already wrote about this in one of our publications.

Step 2 Assessing your property

It is best to determine the value of the object without the help of specialists. Newspapers or, of course, global networks - the Internet will come to your aid in this. After all, you can not set the price of housing just at random. Also, do not raise it to the skies or fall to the very minimum. The deal must be profitable and profitable.

With overvaluation of the cost of square meters, a new property owner can be sought for many years. And if it is underestimated, the transaction will lead to a loss. You can give in only if your ad has not been popular for a long time.

The following main factors influence the cost of a dwelling:

• location: prestige of the area;
• availability of well-equipped infrastructure;
• proximity to public transport;
• floor and year of construction of the house in which square meters are located.

Step 3 We start advertising the apartment

Realize housing quickly and expensively, it is a feasible desire. To do this, it must be properly advertised, putting it in a favorable light. After all, the main and most important rule of trade is a competent advertising company.

To do this, you can use any available methods and means: place ads in popular local newspapers or use the help of global networks that offer many portals on which users post ads.

The text of the ad for sale should not contain a lot of information, specifics are needed.

In a few phrases, it is worth describing all the positive aspects of the premises in order to convince a potential client that it is your property - good buy for him. The ad should be supplemented with photos.

You can place information about the sale of an apartment on advertising stands, public transport stops or on the doors of entrances. This will attract potential customers interested in living space located in your area.

Step 4 We prepare the apartment for showings and negotiate with buyers

To quickly sell housing, it should be put in order. Not a single client will even think of making a deal if the living space is in a terrible deplorable state.

Doing renovation is not worth it, as the new owner will redo everything for himself. In this case, general cleaning and inexpensive cosmetic repairs will help.

The main task of preparing the premises for the transaction is to eliminate obvious defects.

Get rid of everything old without any regret! The larger and brighter the space, the more profitable the house looks.

These simple, uncomplicated actions will visually give the room more space and save it from the unpleasant odors of the previous owners. Therefore, cleanliness is the key to a successful transaction.

At this stage should be prepared for calls and visits to clients. With the right communication and display, the sales guarantee will increase significantly.

It is worth considering in advance all the negative aspects of housing and prepare a list of advantages.

In addition, do not forget that you will have to communicate completely with strangers, whose intentions remain a mystery.

Step 5. We draw up and sign a preliminary contract for the sale of an apartment or a deposit agreement with the buyer (s).

The signing of this document is a guarantee to the seller that the client will not refuse to purchase real estate, and the buyers that the owner will not give it to another.

At the conclusion of the contract, the owner of the premises receives a deposit from the client for living space, which is also entered into the preliminary agreement. From a legal point of view, the advance payment or deposit agreement, which many conclude instead of a preliminary contract, has the same force.

When signing the document, the property owner must know difference between deposit and advance. It is important that everything is legally correct in the contract.

Features of the deposit and advance:

• If the transaction for the sale of the premises is canceled for any reason, the advance payment is returned to the buyer in full.
• If a deposit was made, then a unilateral refusal to conclude a transaction will result in the payment of a fine by the guilty party.
• If the owner refuses to sell the property, he will reimburse the client for a double penalty.
• If the transaction failed due to the fault of the purchaser, then the deposit remains with the owner of the property.

The preliminary agreement is drawn up in an arbitrary free form, in which the details of the legal / physical are prescribed. persons, passport details of the opposite parties, the address of the real estate being sold, the term of the obligations assumed, the amount of the deposit or advance payment. The date is indicated in the document, and the signatures of the opposite parties to the transaction are put.

Step 6 We start the process of extracting from the apartment and collecting certificates of the absence of debts on utility bills

After a preliminary agreement has been concluded, a deposit or an advance payment has been received, it is necessary to check out of the apartment and receive certificates with information about the personal account for utility bills.

You can check out through the passport office or a passport officer in the management company.

This will take you several days. In the case of a personal appeal to a government institution, you will receive an extract stamp and the necessary documents on the day of application.

Certificates of no debt can also be obtained from the management company and other organizations providing utility services: gorgaz, power grids, waste collection company.

Step 7 We make the calculation for the apartment and hand over the documents for registration

When concluding a transaction, mutual settlements can be made at the time of signing the main contract or act on the transfer and acceptance of housing. Both non-cash and cash. However, it is much safer to receive the final amount for the apartment through a bank account. This procedure is a guarantee that the former owner will receive the previously agreed amount.

How is the transaction of purchase and sale of an apartment through a bank cell?

1) Money in the presence of a bank employee is entered into the cell, after which the owner of the apartment can check everything and carefully count them.

Also, for an additional fee, you can check the bills for authenticity.

2) Then, the funds are placed in a package, which is signed by the seller and the client.

3) After the transaction is completed and the documents for the apartment are transferred to the buyer, the former owner of the property receives a bank settlement.

The sales contract is concluded in a simple form or certified by a notary.

If you have never experienced this, it is best to seek the help of a qualified lawyer. When compiling it, it is necessary to ensure that the document contains all the information regarding the transaction, terms, real estate sold and the method of payment between the parties.

The last stage is the procedure for transferring the premises to the new owner and signing the act.

From this moment on, all responsibility for the object falls entirely on the shoulders of the new owner. It is compiled in 2 copies, in case of mortgage additional required for the bank.

After that, the former owner can receive the calculation from the cell. The deal is complete.

Proven ways to sell a mortgage apartment

8. How to sell an apartment on a mortgage - TOP-4 real ways

Not everyone knows that selling an apartment bought with a mortgage is quite realistic. Of course, in this case, the property is pledged. It turns out that the owner does not have the opportunity to independently dispose of the apartment.

However, there are ways to sell mortgage properties. It can be done 4 proven ways. Each of them involves close contact with a banking organization.

Method 1. Selling an apartment for cash

This option is the most profitable for those who have taken out a mortgage. When choosing this method, it should be borne in mind that finding a buyer on encumbered property happens to be difficult.

Take note! Today, the offer of apartments that are not mortgaged is huge. Therefore, buyers are wary of real estate that is sold with certain difficulties.

This method of purchase is most often used for apartments that are still on the under construction. At the same time, those that will be ready soon are in the greatest demand.

In addition, this option is suitable for new property, which is located in elite areas and also has an improved layout. The supply of such apartments in cities is usually not very high.

When selling a mortgage apartment for cash, you need to be prepared that such a transaction includes a number of stages:

1. First of all, the buyer and the borrower must contact a notary. Here, an agreement of intent to make an appropriate transaction with an apartment is drawn up.
2. The buyer transfers the money to the bank, which is necessary for the complete closing of the mortgage. The difference between this amount and the cost of the apartment is paid to the seller.
3. When the debt is closed, the encumbrance from the apartment is removed.
4. When the property is released from the pledge, the seller and the buyer register the contract of sale in the regional chamber. If the apartment is under construction, an agreement on participation in shared construction is reissued to the new owner.

Sometimes this option of a mortgage apartment is called fiduciary . This is due to the fact that the repayment of the loan is carried out by the buyer in advance, even before the purchase is made.

Traditionally, mortgage debt is paid directly into the account, and the remaining money is deposited in a safe deposit box. The seller receives them only after the complete execution of the transaction and the transfer of ownership of the apartment to the buyer.

Method 2. Re-loan or transfer mortgage obligations

This option is used in accordance with the principle of transfer of collateral. In accordance with it, the apartment can be sold if the buyer assumes all obligations under the mortgage loan.

In principle, the buyer in this case, you can find yourself. Typically, mortgage apartments are fairly wary . However, there is a demand for them.

There may be several reasons for this:

• collateral is usually sold at a lower cost;
• for apartments located in prestigious areas, the demand is consistently high, even if they are burdened with a mortgage;
• housing with high-quality finishes, as well as improved planning, is popular.

It should be borne in mind that the buyer must have a stable place of work, sufficient wages, and positive credit reputation.

The buyer of real estate will need to go through the standard mortgage application process. In the event that, based on the results of its consideration, a positive decision is made, a conclusion is made new contracts.

In accordance with this agreement, the apartment becomes the property of the buyer, but remains in bail . At the same time, the new client extinguishes the mortgage debt.

In this case, the borrower will require a minimum of effort. The re-registration of collateral with the Registration Chamber is usually carried out by a credit institution on its own. The seller is only required to sign a document on the desire to assign mortgage obligations.

In general, the sale of an apartment through an assignment will require near 20 days. Five of them will go to the removal of the encumbrance and another 14 will be required to register the agreement with the new owner.

Method 3. Implementation with the help of a credit institution

This case differs from the sale for cash in that all actions for the sale of the apartment are shifted to the bank. This option is suitable for those who, for a number of reasons, do not have the opportunity to engage in the sale of real estate.

The credit institution independently finds a buyer. Further, absolutely all stages of the transaction are carried out without the participation of the debtor.

Calculations are made as in the first sale scheme: the buyer pays off the mortgage debt, the rest of the amount is laid in the cell. As soon as all the documents for the transaction are completed, the seller will be able to collect this amount.

Method 4. Self-implementation

From the name of the sale option, it may seem that it is not quite legal and is carried out without the participation of the bank. This is not true, since in any case, the credit institution will have to be notified of all stages of the transaction. We are talking about the fact that absolutely all the necessary actions the seller and the buyer will carry out independently.

Important! Experts advise sellers to notify buyers that the apartment is already pledged at the beginning of the deal . If this is not done, the trust between the parties to the sale may disappear. The buyer in such a situation may decide that the transaction with the apartment is not entirely legal.

When selling a mortgage apartment on your own, you will have to go through the following stages of the transaction:

1. The seller finds a buyer who agrees to purchase the apartment.
2. The buyer submits an application to the bank for the repurchase of the collateral.
3. A preliminary contract of sale is drawn up, certified by a notary.
4. Two bank boxes are rented. In one the buyer pays the money needed to pay off the mortgage, second- the balance in the amount of the difference between the price of the apartment and the amount laid down in the first cell.
5. The apartment is taken out of the mortgage.
6. Information about the sale of an apartment is entered into Rosreestr.
7. After receiving documentary confirmation of the registration of the transaction, the bank takes money from the first cell, and the seller - from the second.

This option of selling an apartment usually goes much faster. But finding a buyer in this case is not easy.

In addition, in order to obtain the consent of the bank to sell the apartment, it is necessary that the credit institution has no claims against the borrower. In other words, this option is suitable for those who regularly makes monthly payments and has no delays.

Thus, there are four main ways to sell an apartment purchased with a mortgage before the loan is repaid. Naturally, each of them has its own advantages And flaws .

For clarity of comparison, we reflected the pros and cons of all options in the table:

The table clearly shows the advantages and disadvantages of each option for selling a mortgage apartment.

9. Typical mistakes when selling your apartment

During the sale of real estate, many consumers do not know how to make a deal profitably and quickly without the help of professionals. So what can we do wrong?

Mistake 1. Wrong appraisal of the apartment

The main problem of all homeowners is miscalculation of its value. Usually, to evaluate it, you need to use information from the most popular real estate site in your city, find similar options and find out their price.

Based on the information received, the owner basically sets a higher value. Of course, you want to get a large amount for your premises, but will a potential client see your ad?

It is best to study all similar objects by calling the owners and finding out in what condition the premises are, what documents are available for it. That is, to get all the information that can affect the price. After analyzing the data, we set the real price for real estate. Don't overestimate, but don't underestimate either.

Error 2. Pre-sale preparation of the apartment is not done

The apartment is not ready for sale. This usually consists of cleaning it, freeing it from excess debris and airing it. In this case, it is necessary to restore order not only in the room itself, but also on the stairs and in the entrance.

The first impression is formed by the buyer from the entrance. This can be done by agreeing with a cleaner or janitor.

If the room does not have a presentable appearance, then a small repair should be made, while it is not worth doing expensive, since it is useless. But the budget option will increase the attractiveness in the eyes of a potential client.

Mistake 3. The seller is completely unprepared to negotiate with buyers

An agreement with the buyer should be not only in words, but also on paper. After all, having promised to buy real estate from you, he can easily look for other options that are more profitable for him, and you can lose a potential client. Therefore, it is immediately worth raising the question of an advance or a deposit.

Hide the cons and talk about the pros of housing. Do not be afraid to bargain and argue why your property is better than others. You need to show the room calmly without emotions. Go to negotiations, if you are not ready for them, then it will be difficult to conclude a profitable deal.

Mistake 4. Incorrectly formatted documents

Before listing your home for sale, prepare all necessary package of documents:

• property registration certificate,
• document confirming the identity of the owner,
• those. passport from BTI,
• cadastral,
• extract,
• USRR.

If the property was purchased in a legal marriage, then consent of a spouse to a deal or marriage contract , and marriage registration certificate .

If housing is purchased using mortgage funds, then you will need:

• certificate of no debt to organizations providing utility services,
• extract from USRR other documents.

Properly prepared documents fast and profitable trade.

It should also be remembered that the contract of sale must contain all the necessary information to avoid problems in the future.

Prayers and conspiracies for a quick sale of an apartment

10. How to quickly sell an apartment: conspiracies and prayers - 100% result

Some believe that in order to sell an apartment for a good price and quickly, you need to use folk signs and beliefs. Is it so?

10.1. Prayer for a profitable sale of an apartment

To sell a house for more, you need to do the following:

• During the new moon, remove all the garbage from the apartment, take it to the crossroads and say: “This rubbish is for you, and the money is returned to me!”
• After that, put a nickel in all corners and say very loudly in all rooms: "Let the money return with money".
• Later day collect the change and give to people in need.
• Bring a candle from the church to the apartment and light it, then say: “Merchant women and merchants run to the fire of God”.

After that, submit an ad and show your property to potential customers.

10.2. How to sell an apartment quickly - folk remedies

There are some techniques that will help in the sale of real estate. You only need to perform rituals in the house that you are going to put up for sale. Here they are:

1. Before proceeding with the sale of housing, it should be saturated with clean energy, it should soar throughout the space. To do this, you need a clean bucket, preferably a new one. Fill it with cold water and place in a dark place for several days. Later 3 days wash the floors well. After the wet cleaning is done, the person should consider giving up his old corners and giving them to someone who will pay a good sum.
2. All living quarters have a brownie. Before you put up a home for sale, you need to make sure that the potential client is comfortable and calm when inspecting the premises. To do this, it is recommended to put on the table a plate of goodies.
3. Since ancient times, wheat has been considered a symbol of money. There is an opinion that if you put one grain in all corners, you can quickly sell an apartment.

All rituals are best done at dawn, on the day when a potential client arrives.

10.3. How to quickly sell an apartment - folk signs

Those who believe in all signs, they really come true. It is hard to argue with popular superstition, because their experience has accumulated over many centuries.

Are there signs to quickly and profitably sell residential real estate? Of course there is. Some of them can be used for any sale, but others only for the sale of an apartment.

1. You can’t tell anyone that you want to get rid of your old square meters. This should be discussed only when the deal is closed.
2. When asked how the process of selling real estate is going, you should not talk about it with a sense of delight. Respond calmly, but without complaints.
3. If someone is against the sale, then the house will hang.
4. When a potential client came, it is necessary not in plain text, but as if by chance to make him sit in the room. The probability of a transaction in this case will increase.
5. A boring buyer - to a successful deal. Just be more patient.
6. The client always has more money than he tries to show. If he is on fire to buy an apartment from you, he can always find the missing amount. By the way, we already wrote about this in one of our publications.
7. Folk old sign: if the house has one owner, then it is much easier to sell it.

10.4. A prayer that will allow you to sell a house quickly and successfully

Here are some examples of popular conspiracies:

1. Read a prayer over a bucket of water: “4 corners, my apartment and brownie. I refuse you, from locks, heavy doors, from brownies and 4 corners. Whoever gives me money for you will get you. Amen -3 times» . After that, we wash the floors with water, the most important thing is to wash the hall. Water is poured directly onto the road. But if someone gets in the way while taking out the bucket, then the prayer will not have its power.
2. At 3 a.m, we pronounce a conspiracy on a broom: “I sweep all the rubbish well, I sweep it, so I nail the client to my house. The first client will come to me, the second, but the next one will buy - he will take his own housing. Amen". After that, you need to go to bed, and start revenge early in the morning, when the first rays of the sun appear. Ritual repeat 3 days in a row.
3. This prayer is read before the arrival of a potential client, you need to know the exact time when they will visit the apartment. “My bright windows, my gilded thresholds, twisted mats, pillars. Look and bargain with me. Amen".
4. Rite with a simple candle. Try to pull out the wick, light it on both sides, and until it is smoldering, you need to read the plot: “The fire is eternal, and my spirit is marked with silver, gold and goodness. Amen". What remains after the wick burns out must be carried everywhere with you until the real estate is sold.

10.5. How to improve the energy in a house or apartment before selling

A fairly simple ritual based on the element of fire:

1. Light a church candle and focus on its flame, while trying to think that all the negativity goes away as the fire burns.
2. With a burning candle, approach the front door and go through the entire dwelling with it, along the wall in a clockwise direction. Do not forget to look at the flame, while thinking that everything is fine with you, that your home is the most comfortable and warm.
3. Try to realize that your home is filled with love and peace. Your walls help all residents and you to turn ideas into reality.
4. When you are sure that your apartment really helps you, then think about the fact that inside you are completely protected from bad human intentions and evil.

This simple rite will help improve the energy in a house or apartment, making your future buyer feel much more comfortable in it.

Popular questions that arise when selling an apartment and the answers to them

11. Frequently asked questions (FAQ) for the sale of an apartment

When concluding a real estate purchase and sale transaction, difficulties may arise due to the fact that the seller does not know the pitfalls that can be encountered when selling an apartment and the Civil Code of the Russian Federation.

Question 1. Is it possible to sell an apartment bought with maternity capital?

The sale of an apartment previously purchased using the funds of a family certificate, registered in ownership in proportion to all family members, is carefully controlled by guardianship. She ensures that the rights of children under the age of majority are not infringed, namely, that after the conclusion of a transaction for the sale of real estate acquired with the help of a certificate, children do not lose their share. Due to this without the permission of the state body, it will not be possible to sell housing.

To get consent, parents provide evidence that the rights of their children are violated, will not be after the conclusion of the transaction, namely:

• in return, they will be given shares in a new apartment or house;
• after the acquisition of another residential property, the size of the area at all in the new real estate will not be less than in the alienated real estate, that is, the living conditions will not be at the same level or better.

So, it is possible to sell housing purchased for maternity capital, but subject to certain conditions:

1. Obtained permission from guardianship for the alienation of real estate.
2. Children under the age of majority will not lose their shares in any other housing and living conditions will not deteriorate.

Question 2. Is it possible to sell an apartment on a mortgage?

Yes, it is possible to sell an apartment on a mortgage. Moreover, there are many proven ways to sell a mortgage apartment, which we discussed above in this article.

The only trouble that can be encountered in the process of making a transaction is deprivation of a credit institution's license, but this is extremely rare.

Selling real estate through a mortgage will look like this:

1. all conditions and details are verbally agreed between the seller and the buyer;
2. a preliminary agreement is concluded and an advance is paid from the buyer's own funds;
3. the seller transfers to the client all documents related to the residential property: certificate of ownership / donation agreement, copies of passports / birth certificate, registration certificate, certificate from BTI, plan, copy of personal account and extract from the house book / certificate;
4. the bank checks the submitted documents and the acquired object, evaluates it, and then issues consent to the transaction;
5. preparation and conclusion of a contract for the sale of an apartment;
6. the document for the sale and purchase is registered;
7. payment for an apartment is made to the seller's account or through a bank cell, which is much more convenient.

As can be seen from the above list, it is possible to sell property on a mortgage and it is not as difficult as it seemed at first, especially since employees of a financial institution are always ready to answer all your questions.

Question 3. Is it possible to sell an apartment on a mortgage and buy another on a mortgage?

It is not uncommon for borrowers to want to move to an apartment located in a different area, or the housing starts to feel too small.

Difficulties in carrying out such operations practically do not arise if the apartment unencumbered by collateral and is owned by the seller, as there is documentary evidence.

If the property was purchased with a mortgage, the seller will be required to attach big amount of effort and spend a lot of time.

But theoretically it is quite real:

1. You will need to find a buyer for the existing apartment, who will agree to pay off the mortgage debt.
2. After that, it is drawn up with the bank new a loan agreement, the collateral for which will be the purchased apartment.

Banks agree to such operations only if it bears for them any benefit .

Question 4. How to sell a share in an apartment?

The sale of a share in an apartment owned by several people takes place according to strictly defined, established rules. All owners should be aware that they have an advantage in acquisition right, in order to avoid problems with the law during the sale of real estate.

1) The right of the first priority. The sale of a share in an apartment is regulated Civil Code of the Russian Federation Art. 250. Where is the mechanism according to which the participants in shared common property have priority, that is, the right "first redemption" shares that are planned to be sold to an outsider.

Important!

The right of redemption primarily belongs to the owners, and only after they have refused to use it, you can sell the property to a third party.

But these limitations do not apply to the share donation agreement. Therefore, in this case, you can dispose of your property even without the consent of the co-owners. In this case, the owners can file a lawsuit with the courts to prove that the donation transaction is fictitious. In this case, the new owner runs the risk of losing the share he has acquired.

In practice, very often one has to deal with the fact that first a share donation agreement is drawn up for the buyer, and then he, as an owner, acquires the rest of the housing. In this case, the value of the share will be confirmed by the purchase and sale document.

2) Decision with notice. Based Civil Code of the Russian Federation, article 250, paragraph 2.3 the owner of the share before the sale is obliged to notify the co-owners in writing. In the event that they refuse to purchase or fail to redeem it within a month, then the seller can sell his share to a third party.

You can notify of the decision to sell your share with the help of a notary or by telegram / letter with notification of receipt.

3) Problems and pitfalls. If, after the notice was sent to the owners about the conditions for the sale of the share, the indicated nuances of the transaction changed, in the direction of improving the rights of the client, for example, the cost decreased or the share is provided in installments, then the co-owners must be aware of these innovations.

In the event that the sale was carried out with violations of the rights of co-owners, then any participants in shared ownership have the right to 3 months challenge the sale and purchase transaction through the courts.

Question 5. What tax on the sale of an apartment must be paid in 2016-2017?

WITH 2016 sellers have to pay apartment sales tax at the rate of 13% from an amount exceeding 1 million rubles. (tax deduction) received as a result of the sale of an apartment, if it was owned less than 5 years(if the transaction was carried out before 2016, then you need to pay tax if the property was owned less than 3 years old).

Also, starting from 2016, it is necessary to indicate the value of real estate in the contract of sale at least 70% from the cadastral value of the object.

You can reduce the amount from which the tax amount was calculated, or on 1 000 000 rubles, that is, take advantage of the tax deduction, or on the amount spent on the purchase of housing.

Question 6. What is the deadline for submitting a 3-personal income tax return for the sale of real estate?

Declaration after the sale of the apartment 3-personal income tax can only be submitted to the tax office next year, until April 30 inclusive.

Eg if the sale and purchase transaction was concluded in 2017, the declaration is submitted in 2018 no later than April 30, and the tax itself is paid no later than July 15.

In case of violation of the deadline for submitting the reporting document, the taxpayer will be charged a penalty in the amount of 5% from the amount of unpaid tax for each incomplete or whole month from the date set for its submission, but not less than 1,000 rubles and not more than 30% of the amount specified in the declaration.

Question 7. What documents must be submitted to the tax office when selling an apartment?

The taxpayer submits the following list of documents to the tax authority:

• 3-personal income tax
• contract for the sale of an apartment;
• identity document;
• payment documents that can confirm the costs of acquiring the sold residential premises, in the event that its cost more than 1 million rubles.

Question 8. What you need to know about 3-personal income tax when selling real estate in 2016-2017?

When selling real estate in 2016, you must submit a declaration before April 30, 2017 inclusive.

The same is true for the sale of property in 2017 - filing a 3-personal income tax declaration before April 30, 2018.

If the living space belonged to the owner for less than 5 years, in this case you will have to report on the income you received by issuing 3-personal income tax.

The following documents and data are required to complete the declaration:

• Full name, place and date of birth, number and series, date of issue and by whom the passport was issued, address of registration;
• contract for the sale of housing;
• contact details for the tax office, if the specialist has any questions;
• if the value of real estate is more than 1 million rubles, an apartment purchase agreement will be required.

P.S. If you have any questions about the sale of an apartment - ask them in the comments to the article.

12. Conclusion + related video

Having decided to start selling your home on your own without the help of professionals, you should be well aware that Firstly it is necessary to carefully prepare for this process. And for this you need to know the main rules and secrets of successful trading that realtors have.

Your offer must be competitive and relevant. Don't overestimate the price, but don't underestimate it either. Pre-prepare the necessary package of documents, and put the property in order. And most importantly, be patient and time.

If you doubt that you can quickly and profitably sell your home (be it an apartment, a house, etc.), then it’s better not to waste time and seek help from professionals.

At the end of the topic, I suggest you look video on the topic , in which the author tells what to do when you need to sell an apartment by a certain date quickly without reducing the price:

That's all we have. We wish you good luck and a successful sale of your property! Share your opinions, experiences and comments in the comments.