How to buy an apartment correctly and profitably and not be deceived - step-by-step instructions for buying an apartment on your own + competent paperwork using illustrative examples

How to buy an apartment in a house under construction (new building)? What are the options for buying an apartment (mortgage, installment plan, maternity capital)? What documents are needed for self-registration of an apartment?

Hello dear readers! Alexander Berezhnov is with you.

I decided to write this article, since I myself have bought apartments for myself and my friends more than once, and I will describe all the experience in this article.

As a result, you will be able to easily buy the right property, as well as learn about all the intricacies and potential dangers of the upcoming transaction.

Get comfortable, it will be interesting!

1. How to prepare for buying an apartment

Purchasing a home is a responsible and difficult event, for which you need to properly prepare.

Before proceeding directly to the buying process, you should tell how to act so as not to lose money and nerves. Any responsible and complex business cannot be started without preparation: correctly carried out preliminary work facilitates such a task.

The first thing to decide is: who will be looking for an apartment and drawing up a contract - you or a realtor? Both options require a thoughtful approach and preliminary work. At first glance, it is easier to use professional help and this is fully justified.

A good realtor learns to work for years and has the appropriate skills. But for his services, he takes a certain fee, sometimes quite decent. On average, the services of a realtor on the market vary from 2% to 6% of the transaction amount (by assisting in the sale of an apartment).

However, for the selection of an apartment, that is, assistance in buying, intermediaries charge much less: from 0.5% to 3%.

Estimate how much you can win if you decide to buy an apartment on your own and do without intermediaries. And try to determine whether you yourself are able to take into account all the possible risks when making a transaction.

Remember that by deciding to act on your own, you may win in money, but at the same time you will lose much more moral strength and time resources.

You also need to decide what kind of apartment you want to buy.

The housing market is divided into primary and secondary.

Primary housing- these are apartments in new buildings, for which the right of ownership of an individual has not yet been registered. That is, the primary housing is not just a new house, but real estate owned by the developer before it is sold to the final buyer, in this case, you.

Resellers- an apartment for which the right of ownership of an individual has already been registered. That is, secondary housing can be both new, in a newly commissioned house, and in a very old one, which is 100 years old.

Both options have pros and cons.

The advantages of primary housing are as follows:

1. "Legal purity" of the apartment. Primary housing has no background, it has not yet had owners, which means that no one is registered on the living space and there will be no problems with ex-owners;
2. The novelty of the apartment. In new buildings, there is usually no need to make major repairs, upgrade plumbing communications, etc.
3. Relatively low price.This advantage takes place in the case of buying an apartment in a house under construction under a share agreement.

There are also disadvantages:

1. Long period of registration of property rights. As a rule, the buyer receives a certificate of ownership of the property after months, which means it is impossible to register in his home.
2. The risk of losing money when buying a home in houses under construction. There are situations when the developer company turns out to be a fraudster or bankrupt.
3. Geographic location. Often new buildings are located in remote areas of the city;
4. Lack of finishing. In any case, you will have to do the repair yourself.

Buying a second home is, of course, faster and most often more convenient. The main danger here is legal issues.

Before buying, you need to make sure that all the previous tenants have been discharged from the apartment, whether there are people who have retained the right to live in the apartment, whether the apartment has been rented out, whether there are debts for utility bills for this housing, for which you will then have to pay as a new owner .

There may be other encumbrances that you may not know about, for example, an apartment may be mortgaged or arrested. You should be wary if suddenly you are unreasonably offered to buy an object at a low price.

2. What determines the price of an apartment and how not to overpay for it

How to buy a home and not overpay for it? The question is relevant for everyone, even for people with sufficient funds: no one is interested in extra expenses when there is an opportunity to avoid them.

The cost of an apartment is a key issue in real estate transactions.

Often it is the price that is the determining factor in the decision to buy a home or, conversely, to refuse a transaction.

• How to profitably buy an apartment and determine how much the price corresponds to the real characteristics of the living space?
• In what situation is it worth bargaining, and in what situation is it better to immediately agree to a deal?

These issues are decided, of course, on an individual basis, but there are still general selection criteria.

When buying, for example, a car, the price is determined by the brand, its functional characteristics, age, degree of wear (mileage). However, unlike most consumer goods, the price of an apartment is much less dependent on its condition.

The main pricing factors are the type of house, the topographic location of the object and the availability of infrastructure, number of storeys. But even with similar parameters, 2 apartments in the same area can have a significant price difference.

Buying a house in a village where there is no demand for housing, you can buy a good building even below its cost. It is a completely different matter in cities where the price of housing only minimally depends on the cost of its construction.

In general, in megacities, the price of an individual apartment is several times higher than its cost, so the housing valuation methodology is based primarily on an analysis of supply and demand.

Recently, we published a detailed article from which you can find out, in which we described the criteria for assessing real estate and the algorithm for determining the objective value at the moment.

What you need to know before buying an apartment

When buying a home, it is important to assess its real value with a minimum error in relation to the offered price and determine how much bargaining is possible.

With such a task, either an experienced and knowledgeable person, or a professional realtor can most effectively cope.

Usually the seller or his intermediary initially sets the price at the level of the upper bar.

The cost of housing in excess of the real price is already included:

• the cost of agency or intermediary services;
• the amount within which the owner plans to trade.

The seller and the realtor determine in advance for themselves the bottom bar - the minimum price that they can offer. With competent bargaining, you can overcome it, but you need professional negotiation skills, specific convincing arguments, arguments.

Below you will learn how to correctly evaluate the purchased apartment.

What determines the price of an apartment (16 main parameters):

1. Number of rooms
2. Footage (square)
3. layout
4. Kitchen size
5. Floor and number of storeys of the house
6. Type of building and year of construction
7. Surrounding area
8. The presence of a balcony or loggia
9. Object condition (repair)
10. Type of heating (central/individual)
11. The amount of utility payments
12. Type of bathroom (adjacent/separate)
13. Location area (center/outskirts)
14. District infrastructure
15. Developer (proven company/new market player)
16. Readiness of the object for operation (stage of building a house)

In addition to apartments at prices within the market, when buying real estate, you may encounter unreasonably high or clearly low prices for objects.

Both options should alert the buyer: in the first case, sellers are counting on a simpleton, in the second, you can become a victim of scams or get an apartment with significant hidden shortcomings (for example, huge debts for utilities).

The most reasonable way to check the feasibility of the proposed price of an apartment is to contact a professional appraiser. This will require costs, but there is a guarantee that you are not being deceived.

3. Realtor - is it worth using the services of an intermediary and how to choose the right one

What is the best way to buy an apartment - on your own or with the help of an intermediary?

As already mentioned, it is possible to solve the housing problem without resorting to outside help only if you have some experience.

If you are new to real estate transactions, take the help of real estate agents. You can also ask for help from your relatives or close friends if they have the necessary experience. It will be very good if, for example, they have recently bought a property and, accordingly, are aware of the current market, prices, and know everything about the transaction.

Comparison of the advantages and disadvantages of buying an apartment on your own and with the help of a realtor

You can apply an intermediate option - do the main part of the work yourself (search for options, bargaining), and involve a lawyer to help.

There are dozens of law firms in cities that are ready, for a fee, to advise buyers on points of interest to them in transactions and to help with the entire complex of legal registration of an apartment.

If you decide to entrust the purchase of an apartment to a real estate agency, you need to competently approach its choice.

If you do not want to take risks, choose large companies: there is a larger selection of employees and more extensive archival databases, although prices may be higher.

Well, if the company is a member of the guild of realtors at the federal or regional level.

Choosing a mediator is a big deal. As practice shows, you can find a good realtor by asking friends and acquaintances for a recommendation. Sometimes this helps to reduce prices for services and increases the level of reliability of the realtor.

It is also worth visiting the company's office in person: do not trust too much the words spoken on the phone, or a beautiful picture on the agency's website.

In the office, do not hesitate to check the documents and ask direct questions: you are a buyer, and you intend to spend your hard-earned money.

Signs of a reliable (or at least decent) agency:

• professional approach to work;
• the period of existence of the company on the market;
• decent technical equipment;
• order and discipline in the office.

When concluding a contract for the selection of a property, make sure that you and the company must bear all the risks when conducting operations with an apartment.

The documents should mention the name of the company, and not the name of a particular realtor: it is safer from a legal point of view. Crisis and "force majeure" circumstances must be taken into account.

The task of the realtor is to find a compromise between you and the owner: if the agent defends the interests of the landlord to a greater extent, this should alert you.

If suddenly a realtor gives you information that another buyer unexpectedly showed up who offers $ 1,000 more, you should not take a word: such information needs to be verified.

Be realistic - do not trust your agent unconditionally: he pursues his own benefit, and it does not always coincide with yours. If you are categorically denied a price reduction, while citing "irrefutable" evidence of such a decision, then it is better to consider a few more options.

When working with a realtor, inform him as much as possible about the parameters of the desired housing and your wishes. If you want to watch the sunset from the window or want quiet retired neighbors, it is better to notify the agent in advance.

In practice, the realtor seeks to include his own commission in the price of the apartment. The client is not always even informed about the size of the intermediary percentage.

If in the contract you indicate the maximum amount that you are willing to pay for housing, be sure that this is the price your agent will offer you in the hope of getting the highest possible commission.

To avoid situations that are unfavorable for you, you should:

• indicate in advance in the contract the amount of the realtor's remuneration not as a percentage, but fixed (preferably);
• indicate which party pays for the transaction. Usually, all costs for registration of housing are borne by the buyer;
• list all possible costs of the client when concluding the transaction.

When drawing up a contract, the realtor has the right to take a certain advance payment from the client. This is quite natural: the search for options requires some work and costs.

However, the amount of the advance must be reasonable: no more than $1,000, depending on the cost of the apartment and the complexity of the search. Note in the contract that the advance is included in the total amount of the realtor's remuneration. And most importantly fix in writing that the realtor received this money on account of his services.

The search for possible options does not always end successfully. Who is responsible if the transaction does not take place? This should also be taken care of in advance. Experts advise including the following items in the contract with the agent:

1. The realtor is obliged to provide the client for consideration at least 3 options that fully comply with the initial requirements.
2. In case of non-fulfillment of the clauses of the contract, the realtor undertakes to return the advance payment to the client and pay a penalty in a predetermined amount.
3. If the client refuses 3 options (satisfying the search criteria), he has the right to demand a refund of the advance, minus the realtor's activity fee. (The amount of such a fee usually varies within $200).

A professional approach to the responsibility of both parties immediately sets the realtor on a business wave and guarantees the absence of hack work. By including the above points in the contract, you won’t have to wait a long time for options and adjust the agent.

Should a realtor be responsible for the purity of the transaction

Theoretically, any contract under appropriate circumstances can be annulled in court. Even the most experienced pro will not give a 100% guarantee that this will not happen.

However, the agency must be fully responsible for the mistakes made by its staff members in the course of processing purchase / sale transactions, and for the violation of these obligations. In other words, a realtor bears only moral responsibility for an unscrupulous seller, but is fully responsible for his own actions.

Compensation for material damage caused to the buyer is possible if the real estate company has a civil insurance contract. The amount at which the insurer assesses the damage is usually immediately indicated in the contract. You can not count on a large compensation to the client.

4. Popular ways to buy an apartment

So, how to buy an apartment? What is the best way to pay for future housing - cash immediately, bank transfers monthly?

Each method has its strengths and weaknesses.

1) For cash

Direct purchase for cash - on the one hand, the easiest way, on the other - the most nerve-wracking. By making such an acquisition, a person often makes the most expensive purchase of his life. The issue of financial security in such transactions is of paramount importance.

Before paying, the buyer should carefully check the condition of the housing, the legal cleanliness of the housing, and agree with the seller on the most acceptable method of transferring money.

Statistics show that 90% of payments (first of all, when buying a "secondary") is made for cash. Formally, the transfer to the buyer of ownership is carried out at the time of state registration of the transaction. However, registration takes place 10 days after the submission of documents. When to pay the owner?

There are 2 options:

1. Transfer funds before paperwork, drawing up a receipt for receiving money on account of a real estate purchase and sale transaction.
2. Make a payment after registering the rights of new owners to housing.

The second method is more risky, and usually all transactions are carried out through the preparation of a receipt.

Help to minimize risks: legal receipts, the presence of witnesses to the transaction, the transfer of money in a crowded place (ideally - with surveillance cameras), the use of a bank cell.

2) Through a mortgage

Mortgages are a good option for people with a stable income, but do not have all the money to buy real estate.

Buying an apartment without money is a popular question among our citizens. Usually they are solved by applying for a mortgage in a bank.

Mortgage rate in Russia fluctuates and in different banks ranges from 10,5% before 14% .

You can buy an apartment in this way, having a considerable amount on hand for a down payment. Now it is from 10% (on rare occasions) 40% in different banks.

On the one hand, a mortgage is the most affordable and popular method of buying a home in the absence of funds. But on the other hand, this is a significant financial burden for the recipient of a mortgage loan.

According to the Federal Service for State Registration, Cadastre and Cartography (Rosreestr), from January to June 2015, 533 thousand mortgage loans.

- a responsible decision that needs to be comprehensively considered. Are you ready to regularly give a significant part of your income to the bank for 15-30 years and lead a more modest and reserved life?

A certain part of the population unequivocally speaks out against mortgages, calling this option “bondage” and “financial slavery”.

Such people believe that having taken a mortgage, they will have to live almost on bread and water, working 12 hours a day. An apartment, according to opponents of a mortgage, is not the goal for which it is worth wasting years of life.

This opinion has reasonable grounds. People tend to overestimate their capabilities. They believe that if you buy cheap food, walk, save on entertainment, clothes and other essential things, you can pay off the loan ahead of schedule. But this is a road to nowhere.

In this scenario, your desire to develop and achieve life goals will drop to zero. Working from morning till night, being content with little, you risk falling into depression, ruining relationships with your spouse and children, and even losing your job.

To prevent this from happening, you should learn the main rule of the mortgage: payments should be within your reach.

Debt should be the backdrop of your life, not a daily concern.

You should not pay with the last of your strength, depriving yourself of rest, new clothes, vacations and entertainment. It is only necessary to optimize costs moderately.

The allowable maximum mortgage payment is 30-40% from basic income.

If after deducting this amount you have enough to live on, then this option is for you. It is psychologically difficult for a person to pay more. Figures, of course, are a conditional thing, but it is quite possible to realistically assess your strengths.

3) In installments

This method is often the only possible one for those who do not have the full payment amount at the time of buying an apartment, but expect to receive the missing money in the near future. An installment plan is a cross between a mortgage and a full lump sum payment.

When purchasing a property in installments, the buyer makes a down payment, and the rest is paid in equal installments every month or according to a predetermined schedule. The term of such payments is usually 3-12 months, rarely up to 2 years. The down payment is usually 50%.

Installment is not suitable for everyone: this option is used by those who have a stable high income or plan to deposit money after the sale of existing real estate.

Installment plans are often used if you urgently need to purchase an apartment in a building under construction, since at later stages of construction the cost of housing will increase significantly. Some companies offer short-term interest-free installments (3-6 months). In other cases, a 10-12% overpayment is required for deferred payment.

4) For maternity capital

Maternity capital is a real chance for young families * to buy an apartment in the absence of the required amount. Families with 2 or more children can use this payment option.

Young family- this is a family in the first 3 years after marriage (in the case of the birth of children - without limiting the duration of the marriage), provided that one of the spouses has not reached the age of 30.

The amount of maternity capital is indexed annually. For example, in 2015 it was 453,000 rubles. You can get a certificate for the ownership of maternity capital immediately after the birth of a child or later. According to the law, the program runs until the end of December 2016.

When buying a home with the help of maternity capital, it should be borne in mind that the amount is credited to the account of the owner of the apartment only 2 months after the conclusion of the transaction.

If the amount of housing is more than the maternity capital, the buyer pays the missing amount in cash. To carry out the transaction, the buyer applies to the Pension Fund. Capital can be used both in the form of an initial mortgage payment, and directed to repay a current loan.

5) From the developer

Buying an apartment from a developer is a rather risky option.

However, with a successful scenario, this method can bring significant benefits. When buying an apartment from a developer, you should carry out preliminary work:

• conduct a price comparison. Too low cost should alert the buyer: a reputable company is unlikely to give real estate for next to nothing;
• collect the maximum amount of information about the developer;
• get acquainted with the constituent documents of the company, building permit, project documentation, land plot agreement;
• study the terms of the equity agreement: it is advisable to do this carefully and at home, where no one rushes you and nothing distracts you. You can also play it safe by showing the contract to an experienced lawyer;
• check the accreditation of the new building in the bank;
• check all acts and approvals up to the permission to connect the house to local communications after construction is completed;
• assess the degree of readiness of housing (however, not always even 80% of readiness guarantees the successful completion of construction).
• evaluate the object in terms of return on investment.

When buying an apartment from a developer, you can profitably resell it in the future by making repairs and registering ownership.

Please note that in the event of a sale, you will be required to pay tax 13% if you own this property less than 5 years(change in legislation since 2016), previously it was 3 years.

6) From the contractor (in a new building)

Contractor is an organization or an individual entrepreneur that performs work or sells goods (building materials) for a developer company.

That is, the developer is the client of the contractor. Since the developer company often has limited funds, it pays off with contractors in kind, that is, finished apartments.

Example

The developer company "Urban Planning Company" is building the residential complex "Olympus", and the contractor IP Petrov for the construction of "Olympus" supplied bricks for the "Urban Planning Company" for 10,000,000 rubles.

Then, after the commissioning of the Olympus facility, IP Petrov will receive 4 ready-made apartments for 2,500,000 rubles each, that is, only 10,000,000 rubles.

Moreover, the cost of 2,500,000 per apartment is below the market. While the developer himself sells such apartments more expensive, for example, for 3,500,000 rubles.

Thus, the contractor is in a potential "fat". But often he needs to return his money to circulation, and then he quickly sells the apartments he inherited from the developer at a price below the market, for example, for 3,000,000 rubles.

Here you can save up to 20% of the cost of the apartment.

Important point!

Contractors only accept cash in settlements and for a limited period of time, usually no more than 10 days. This is the reason for the lower price.

The very procedure for buying an apartment from a contractor is called a "contract for the assignment of the right to claim real estate." That is, until your house is delivered, it is owned by the developer. When the developer "unsubscribed" the apartment to the contractor, then by law he has the right to demand this housing from the developer after the delivery of the house.

Accordingly, if you bought an apartment from a contractor, then the right to claim the finished apartment passes to you after the delivery of the house.

The main thing for the client is to find a conscientious and decent contractor who does not engage in fraud, but works under a real contract with developers.

7) From the owner

Buying from the owner is a common option for buying a second home.

Usually, this is the name of a purchase without intermediaries (that is, realtors), when the buyer and seller directly agree on the terms of the transaction. Buying without a realtor will save you a certain amount, but at the same time, the risk of buying a home that does not meet the declared characteristics increases.

In this case, the parties to the transaction - the seller and the buyer simply enter into a contract for the sale of real estate and submit documents to the registration authority.

5. How to buy an apartment profitably - 7 simple steps for the buyer

By following a pre-conceived plan, you reduce the chance of mistakes and minimize the risk of losing your money.

Step 1. Determine the parameters of the future apartment

You should immediately decide which apartment you need, in which house, on which floor, in which area. Consider also which market you will target - primary or secondary.

Remember that secondary housing is often apartments in buildings with a certain wear and tear, and the living space itself is sometimes burdened with debts or a criminal background.

On the other hand, the infrastructure around new buildings is usually not well developed, and the apartments themselves often lack interior decoration. All these nuances should be thought out and taken into account in advance.

Step 2. We understand how much money is available

It is clear that the preferences of buyers are formed in accordance with the available finances, but you always have a certain freedom of maneuver. For example, for one amount you can buy a one-room apartment in the center or a two-room apartment in a remote area.

At first, the financial question seems quite certain: you know the amount of your own money, there are many options for buying, and all ads indicate the price of objects. But when it comes down to it, there are many nuances.

The desire of the buyer to save money is quite natural: usually a newcomer to the housing market focuses on the lowest prices. But experts warn: most of the attractive offers that you come across while browsing ads are fiction or as they say in the language of realtors. duck ad * .

duck ad- announcement of the sale of real estate with a deliberately low price (non-existent object) to attract a potential buyer.

When you call the specified numbers, you will be told that the apartment has been sold or withdrawn from sale.

Q: Who is posting these ads? Answer: realtors or intermediaries. Getting in touch with a potential buyer, they always have a chance to offer him another option - but at a different price.

One more note: having a certain amount in your pocket or on your account is not the limit of your capabilities. The crisis did not put an end to the institution of lending. Banks are still lending, albeit to a lesser extent.

illustrative example

Man 30 years old with an average salary 30 - 50 thousand rubles can get a loan from a bank 1 - 1.5 million rubles , which greatly increases the potential. The loan amount is significantly affected by the age of the borrower, work experience and proven income level, credit history.

It must also be remembered that part of the amount you have will be spent on related costs, and some funds would be good to leave for possible repairs.

You should not plan a deal "back to back": it is better to leave part of the money for unforeseen expenses.

Step 3. Choose a purchase method (for cash or mortgage)

Payment methods were discussed in detail above, but here I remind you that everyone should choose the most profitable option for themselves. Some people prefer to pay for everything at once (pay and forget), for others, such an opportunity at a given time is simply unrealistic.

Step 4. Choose a way to search for options (on your own without a realtor or with the help of an intermediary)

Choosing the path of self-purchase of housing without an intermediary, be prepared for the cost of time, loss of mental and emotional energy. It will be especially difficult for those who are faced with the acquisition of real estate for the first time.

Study the information, be patient, do not make spontaneous decisions.

Step 5. We examine suitable options

Do not immediately cling to the first apartment that comes across. Be sure to check out a few options.

When viewing, study the "pitfalls" before drawing up a contract. If the price seems too low to you, there may be some circumstances that are hidden from you - for example, unsuccessful neighbors, a delay in settling in a new building.

Even the microclimate of the area matters. On the way to new housing, you should pay attention to the local "contingent". For clarity, you can even use public transport. Living in a criminal or purely "proletarian" area is comfortable only for representatives of certain categories of citizens.

If you have children, think about their prospects - what schools they will go to, who will be their friends.

Yard, house territory, entrance and elevator - all these are integral elements of your future property. You should not buy a "cell in prison" even at a very favorable price. In the apartment itself, be sure to study those elements that are usually not mentioned in the descriptions of objects:

• ceiling height;
• type of floors;
• condition of wiring and plumbing;
• condition of the floor and walls;
• availability of elevators, their number and condition.

• what is the background of the apartment;
• who is registered in the housing, are there children among those registered, persons serving in the army or serving a term of imprisonment, mentally ill;
• whether there is a debt on the "communal" and what is its size.

Ideally, this should be done by a realtor, but not all agents are conscientious. You need to check the legal cleanliness of the apartment very carefully.

If you have firmly decided that the apartment is suitable, proceed to the following important points: who pays for the paperwork, in what time frame the owners intend to actually release the object. This must be fixed in the contract.

Step 6. We are negotiating with the seller (trading)

Bargaining is normal, but it is important to observe the measure.

Repeated persistent attempts to bring down the price may end in a “failure”: the seller decides to look for a more accommodating buyer and refuses to deal. If instead of the real owner of the apartment you are dealing with a trusted person, you can not count on special indulgences, although intermediaries also have their own space for financial maneuvers.

You can find out the real price of an apartment in the following way: call other agencies and offer them this living space for sale, allegedly on behalf of the owner, describing all the parameters of the housing in as much detail as possible. The agencies will give you a range of opinions on the price - compare them with the owner's offer.

If the difference is not in your favor, you can trade further.

Step 7. Legalize the deal

All registration is carried out in 3 stages:

1. Verification of documents. At this stage, you, as a buyer, need to check the availability of the necessary papers to be able to complete the transaction. It is especially worth paying attention to the title documents and the presence of possible encumbrances (minor children registered in the apartment, arrest or pledge of the apartment).
2. Conclusion of the contract and submission of documents for registration. If all the documents are in order, then you conclude a contract of sale, and preliminarily transfer an advance payment under a deposit agreement. Next, you submit documents to the registration authority for convenience at the MFC.
3. Acceptance and transfer of real estate. You accept the purchased apartment by inspecting it and signing the act of acceptance and transfer of real estate.

As a rule, when buying a home, the buyer pays a deposit*.

Deposit- prepayment for the property, which the buyer transfers to the seller, according to the preliminary contract for the sale of real estate (deposit agreement). The amount of the deposit is usually up to 5% of the value of the object.

The deposit is issued as a guarantee of the transaction by both parties - the seller and the buyer.

If the buyer refuses the transaction, the deposit is not returned by the seller. In case of refusal of the seller from the transaction, the seller is obliged to return the deposit in double size.

The transaction agreement must clearly indicate the procedure for settlements.

Delivery of documents

Documents are submitted to the MFC (Multifunctional center for the provision of state and municipal services).

The new owner takes ownership of the apartment.

It is more reliable if you transfer money after one of these stages, but not before. The transfer of money must be certified: if you work with an agency, it is they who should deal with the documentary support of all financial affairs.

It is important that the persons registered in the living space (even those who are not owners) document their consent to the extract. It is also necessary to have the consent to the transaction of the spouse of the owner if the living space was purchased during the marriage.

Be sure to include the dollar equivalent of the amount you are paying. The deal may be declared illegal within 10 years: I think it’s not worth explaining what could become of the ruble during this time.

According to the law, the contract can be concluded in a simple written form, but it is better to do this in the form of a notarization. This gives additional guarantees of the legality of your documents.

As for the method of conducting cash settlements, this issue is not regulated by law in any way. There are quite a few options, but the most relevant method is payment through a bank cell.

It is rented for several weeks, the buyer places money there, after which his access is blocked for the entire rental period, except for the last 2 days. The seller has the right to take the money after the presentation of the registered contract of sale of the property.

After the transaction, it is difficult to dispute any clauses of the contract, but it is possible. For example, if large debts are found behind an apartment, the legislation will be on your side if the relevant issue is documented. If you forgot about this item at the time of the transaction, you will have to pay.

6. Features of buying a home in Moscow and St. Petersburg

Prices for apartments in the capital and St. Petersburg are much higher than in the regions of the Russian Federation. It is unrealistic for an ordinary citizen living on an average salary to acquire even a one-room “apartment” in Moscow, but there is always a chance to stop being an “ordinary” by starting a business and changing the level of income.

Recently, the cost of even an “inexpensive apartment” in Moscow and St. Petersburg has been fluctuating from 4,000,000 to 10,000,000 rubles for "one". With a large number of rooms and solid footage, such real estate will cost from 10 million rubles, if we are not talking about buying a home in an old murdered house.

As you can see, it is not always easy to buy an apartment in megacities profitably, for this you will need high incomes or a large deferred amount.

Mortgage purchase options are available to non-residents if they have a stable high income, plan to move to the capital for permanent residence or buy housing for a student studying at a Moscow university. With cash, the issues of buying a home in Moscow and St. Petersburg are solved more simply.

7. Frequently asked questions when buying an apartment

These questions are often asked by buyers. Here we have listed the most common ones and tried to answer them in detail.

Question 1. How to buy an apartment if there is no money?

There is only one option - to use loans, mortgages and/or maternity capital. The least costly option in terms of money is to purchase housing on credit at the construction stage.

Of course, a young family will have to suffer for several years, paying off debts, but their own living space is quite a worthy motivation for those who want to change their living conditions.

Question 2. How to save up for an apartment with a salary of 20,000 - 30,000 rubles?

It is possible to save up for an apartment with a small salary. However, only cost optimization, risky but promising investments and the use of government subsidies will help here.

You can also use federal and municipal programs for long-term lending to young families, such as maternity capital or a military certificate, if your situation fits these types of state assistance.

You can also make an effort to buy an apartment for cash. About that, I already wrote in one of the previous articles.

Question 3. How to buy an apartment so that scammers do not deceive?

It is most reliable to contact a reputable real estate agency and work through it. You can also check potential sellers or dubious apartments through law firms. All documents should also be checked independently and rechecked by professional lawyers. It is worth transferring money only at the bank against a receipt for the purchased housing.

Question 4. How to buy an apartment in a building under construction?

To buy an apartment in a house under construction, you can use 2 options:

1. From the developer
2. From contractor

We discussed each of these options above in the text.

In both cases, it is necessary to check the documents for ownership. When buying a home from a developer, pay attention to its reliability and permits.

When buying an apartment in a house under construction from a contractor, check whether his contract is registered with the registration chamber, otherwise it is not legally binding.

If the contract of assignment of the right to claim is not registered in reg. authority, the contractor can commit fraudulent activities and sell one apartment to several buyers at once.

Question 5. How to get a tax deduction?

It can be obtained if you work officially and pay income tax. The amount of the deduction is 13% of the total cost of housing, but the maximum amount is not higher than 260 thousand rubles. To receive a deduction, you must collect and submit documents to the tax office confirming the right to payments.

However, if you work unofficially, then when buying an apartment you will not be able to receive a tax deduction, since it is formed from deducted taxes.

Important point

You can get deduction once in a lifetime!

Question 6. What documents are needed when buying an apartment?

The list of documents is standard:

• documents confirming the identity of the parties to the agreement (passports);
• documents for an apartment (establishing ownership, for example, a privatization agreement, a donation agreement, a sale and purchase agreement, a pink certificate);
• single housing document * (for residents of Moscow);
• certificate of no debt (from the seller);
• seller's house book;
• contract of sale.

Single housing document(ER) is a document that replaces 13 certificates in real estate transactions and simplifies bureaucratic procedures. Such a document is relevant for residents of Moscow.

In some cases, it is also necessary:

• Marriage certificate;
• consent of the spouse to the sale of property;
• permission from the guardianship authorities - if there are minors among the homeowners.

The texts of purchase agreements, even preliminary ones, must be carefully studied - it is better in the presence of a lawyer or an experienced realtor.

Question 7. How can a young family save up for an apartment?

One of the important questions that a young family should answer is how to form a budget for buying an apartment?

Saving up for an apartment is really difficult, especially if you have a small salary.

In it you will find many useful tips that will help you save money and buy your own home a few years earlier. Private realtor - step by step instructions on how to buy an apartment + review of TOP-5 private realtors in Moscow