Advice 1: How to protect yourself when selling an apartment

The most secure way to sell apartments is to entrust the sale and paperwork reliable real estate Agency. This will ensure the safety of the sale and purchase security. Professionals will be engaged in registration of documents and searching for buyers. The seller is guaranteed to receive the money and will be protected from unforeseen situations that may arise, if the apartment I want to buy the crooks.
How to protect yourself when selling an apartment
You will need
  • -passport of all parties involved
  • -documents of title to the apartment
  • -certificate of ownership
  • -extract from the cadastral passport
  • -permission from all owners
  • -the decision of bodies of guardianship and guardianship, if the owners or prescribed are minors, incapable or partially capable persons
  • -certificate stating that all the prescribed
  • -extract account
  • -notarization of Deposit
  • -agreement of purchase and sale
  • -collection of the full amount for the apartment
  • -the act of transfer and acceptance
  • receipt about payment of state duty
  • -registration of rights of ownership to buyers
Instruction
1
If you are going to sell the apartment, without turning to intermediaries, it is necessary to know all the details of paperwork, finding buyers, and most importantly transfer money for the sold apartments.
2
To execute documents for the sale of the apartment, you need to contact the BTI, call technical staff, and update technical documents, because you will need an extract from the cadastral passport. Once you do upgrade, take the extract from the cadastral passport for sale.
3
You will also need notarized permission from all owners for sale of the apartment (article 244 of the civil code) and their spouse (article p. 256 of the civil code and article 34 paragraph 1 of the RF IC).
4
Contact with all the owners to a notary public and execute a notarized authorization. If the apartment are minors, incapable or partially capable by the owners, it is on sale should notify the guardianship and wardship authority to decree for sale (article 29, 29 of the civil code). Parents or legal representatives of minors, incapable or partially capable owners must give notarized permission to sell only after receipt of the decision of bodies of guardianship and guardianship.
5
Write down all registered with the housing and take a certificate stating that all the prescribed. If the apartment registered minors, incapable or partially capable persons, it shall notify the statement, the bodies of guardianship and guardianship and receive a decision on permission statements (article 292 Chapter 18). If this is not done, the extract unable to recognize illegal by the court and registration to be restored (article 2965, 3075, civil code). In this case, the buyers can sue you in court and to recognize the transaction of purchase and sale void due to the questionable purity of the transaction.
6
After collecting all of the documents engage an advertising company on the sale. For personal safety, do not include the address of the sold apartments, and let the is phones for communication. Make an appointment with the buyers to inspect the apartment when you can be someone else. To admit strangers under the guise of buyers is very dangerous, being in the apartment alone.
7
Once buyers are found, immediately take the Deposit and make him of a notary. In accordance with the new rules of law, the contract at both pre and main can be concluded in a simple written form. But it is necessary to refer to article 421, 420, 432, 317, 555 of the civil code. And if you are not particularly versed in the laws, entrust the execution of the contract the notary, who has higher legal education and experience.
8
Next comes the registration of the notarial contract of purchase and sale. Immediately after signing the contract, take over the apartment for the rest of the amount. Money needs to be taken in the form of cash in a Bank, making the transfer from the buyer's account to your account. If you want to get the cash, rent safe-Deposit box, invite witnesses and when witnesses take the payment for the apartment, count and immediately put on your account or in a Bank cell. The most dangerous option if the sale is a situation when cash is received and are in the hands of the seller. Or when the documents are prepared, and the calculation of the rent is not received. So be careful!
9
Only after receiving the entire amount of the calculation execute an act of acceptance-transfer and registration of ownership rights to buyers.

Advice 2: How to protect yourself when buying an apartment

The apartment is a commodity like any thing. However frivolous the buyer may await large noamenities - including the loss of all invested in the funds. It is therefore important to follow certain rules that will help to distinguish bona fide seller of apartments from fraud.
How to protect yourself when buying an apartment
Instruction
1
When buying apartments in new buildings is important to the company for a long time and stable working in the real estate market, having good reputation and having authority for the sale of new buildings from the government of Moscow. How this or that company is solid, easy to check on the Internet. For example, see her website, client testimonials. With honest company you can sign the contract (for example investment if your future home is just being built).
2
To buy apartment in the secondary market, ie those apartments, which are already live, is more complicated. Such apartments are best to buy through a well-established company, but not directly by individuals. Usually the deal is this:
1. the buyer chooses an apartment.
2. sign a preliminary contract (contract of Deposit), paid advance payment. The seller necessary to the buyer at the last moment refused the transaction, and the buyer to the seller has not sold the apartment to another person, who offered a large sum for her.
3. prepare documents for the apartment. Performs the seller, and the buyer, it is advisable to check the documents of legal clarity. For this you can contact an independent law firm.
4. the contract of purchase and sale (final).
5. registration of title to an apartment in Federal Registration Service (FRS).
6. the transfer of the apartment by the act of transfer and acceptance.
3
Almost any of these stages can be difficult. The most important thing when buying housing on the secondary market to know who really is the owner of the apartmentthat you intend to buy, how many of these owners. There were cases when one of the owners of the apartment were serving sentences in places of deprivation of liberty and were not even aware that his apartment is long sold, but buyers did not know about. The simplest thing you can do yourself for information about apartment - book an extract from the Unified state register of rights to immovable property and transactions with it (EGRP). It contains the main official information about the apartment (who are the owners, what are the encumbrances, etc.). Real estate company will surely provide you with such a statement, but better to be safe and request her own.
4
Even if services for the sale of the apartment you has a lot of company, don't hesitate several times to check and recheck all the documents. Especially pay attention to the documents direct sellers - tenants of the apartment. If not entered in their passports minors, which they "accidentally forgot" before the transaction? This is very important, because otherwise the rights of these minors recognize subsequently slighted.
5
An important step is to directly transfer money for an apartment. For this purpose, you can hire the safe in a reliable Depository Bank, which will provide access to the safe only in the case of state registration of ownership of the apartment.
6
Don't forget to pay attention to domestic issues. Go (any excuse) to your future neighbours if it could be alcoholics or addicts? Pay attention to communication, parquet. Wary heed to the desire of the former tenants to come to the apartment for my things" - this certainly needs your presence.

Advice 3: How to get money when selling an apartment

Selling real estate is regulated by multiple laws and takes place in a strict sequence. The money for the apartment should be transferred after signing the contract of sale and to the execution of the act of acceptance transfer and registration of ownership rights to buyers.
How to get money when selling an apartment
You will need
  • - collect all necessary documents;
  • to execute the contract of sale;
  • - to get the money;
  • - to make the act of reception-transmission;
  • - to apply to regcenter.
Instruction
1
That is, until the state registration of the transaction, all the money must be transferred to the seller. At the registration centre, no one will give you the time on the transfer and translation of monetary amounts. But until receiving the money takes successive stage of the transaction.
2
If you sell an apartment without intermediaries from the real estate, prepare the documents, without which the transaction cannot be registered.
3
Contact BTI will receive an extract from the cadastral passport and a copy of the cadastral plan. If the date of registration of the passport has been more than 5 years, call a technician to inspect the apartment. Without re-examination you will not be able to get a statement as all the technical documents are valid for 5 years. On the basis of the inspection you will receive an updated statement.
4
Contact the notary with all the owners, if the apartment is in common ownership. Get a notarized permission for sale. If among the owners there are finitely capable, incapable or a minor, contact with a written notification to the bodies of guardianship and guardianship that the apartment is sold. Get a decree authorizing the sale, signed by the head of the district administration.
5
Contact the housing Department, write down all of the apartmentswill receive a certificate that everything is removed from the register and the extract from the personal account.
6
Next comes the preparation of the contract of purchase and sale in the simple written or notarial form. After signing the contract, will receive all cash for the apartment. Get them better in a cashless form by transfer from the buyer's account into your account or in the Bank and in cash directly put to your account or in a rented safety Deposit box. To have on hand a large amount of cash is very dangerous. Don't forget that.
7
After receiving the entire amount of the rent, make the act of reception-transmission and register of ownership rights to buyers in the Federal Office of the state registration center.
8
Never leave the process of receiving money for after registration. Very often, after registration of ownership rights to the buyers and the abandonment of the receipt of money then, customers sat in the car and went in an unknown direction, and the hapless real estate salesman had a lot of problems on their wanted list and was forced to spend a lot of time to interact with law enforcement.
9
Before the sale of the apartment , carefully read the laws governing the sale and registration of transactions. Article 550, 421, 549, 420, 555, 554, 292, 29, 28, 30, 26, 244, 256, 2965, 3075, 131 of the civil code, 34 SK the Russian Federation, the Federal law 122-F3. They described in detail how to sell and buy real estate.

Advice 4: How to make a Deposit when buying an apartment

The Deposit is the initial payment for the apartment, confirming the seriousness of the buyer and seller to commit the underlying transaction. The amount of the Deposit can be issued by the preliminary contract, but most often the Deposit is issued the usual receipt, which shall include all conditions in case of failure of one side of the transaction.
How to make a Deposit when buying an apartment
You will need
  • - preliminary agreement of sale, issued by a notary;
  • - passport of the seller and the buyer;
  • - certificate of ownership of the apartment;
  • - extract from the cadastral passport and the copy of the cadastral plan of the apartment.
Instruction
1
If you buy an apartment without a real estate agent and want to be sure that the owner will not sell it to anyone until you collect the principal amount and execute all documents, you give a Deposit. In fact, it's a down payment for the purchased property.
2
The most secure way making the Deposit is to go to a notary and sign a preliminary contract of sale. He is made by all the rules of the main contract and is governed by articles 550, 421, 555, 317, 292, 558, 420, 549 of the civil code. But you should know that the preliminary and the main contract of sale is merely a promise to enter into a transaction (article 454 of the civil code), and promise - not to perform. Rights of ownership of the property transferred to you only after the state registration of the transaction (article 433 of the civil code 131 of GK of the Russian Federation, the Federal law 122-F3). Therefore, even if a notarial preliminary contract you can't be 100% sure that the transaction will take place and the seller will be so respectable person that will keep his promises.
3
Professionals of real estate agencies prefer not to deal with pre-inclinations and suggest to issue the main contract of sale immediately and immediately carry out the procedure of registration of the transaction in PPRC.
4
But if you still decide to give a Deposit, make it the preliminary contract by a notary. Only a notary can reliably testify that the person receiving the Deposit, was competent, capable, was of sound mind and memory (the basis of the Russian law on notaries 1993).
5
If you make a Deposit in the form of receipts, in the future, if the seller refuses to sell the apartment and return you the money, you will have a lot of problems. Because at any moment the relatives of the seller can provide a certificate from a narcological clinic or a psychiatric clinic and you will not be able to prove that you gave cash and got a receipt from a completely healthy person, were in adequate condition. Even if under the receipt will stand the details and the signatures of 10 witnesses.
Note
The Deposit when buying an apartment has 3 functions: Security is an incentive for the debtor to fulfill adequately the conditions of the contract) Evidence ( proof of contract) Payment ( if the contract conditions are met, the Deposit is set off on account of payment). Buying an apartment, the realtor, as a rule, immediately alerts the customer of the Deposit for any apartment and offers to sign the agreement on the Deposit.
Useful advice
If we are talking about the Deposit for an apartment, you risk a very substantial amount of money. However, it is absolutely necessary, because the Deposit is a kind of insurance against default. The civil Code gives a definition: "a monetary amount issued by one of the Contracting parties in respect of its outstanding contractual payments to another party in the proof of the contract and to ensure its implementation" (article 380, Chapter 23, paragraph 7 of the civil code).

Advice 5: How to protect the apartment from flooding

Among all insurance claims flooding of stable housing is the first place. According to statistics every apartment floods every three years. If you value your peace of mind, want to maintain fixation and to avoid unexpected costs, you should protect your home from flooding.
How to protect the apartment from flooding
You will need
  • insurance
  • the system "Neptun" or THEY;
  • - suspended ceiling with waterproofing;
  • - "Glims Vodashop".
Instruction
1
If you regularly flood the neighbors above, then before you start to overhaul the apartment should be insured. Will certainly let you know about your decision sleeps over you people. What are the estimated amount that they will have to pay in the event of flooding of your apartment, you can even exaggerate it. Alert neighbors can help protect your apartment from flooding.
2
A good option would be a suspended ceiling with waterproofing. Such a ceiling will take you a bit of space, however, in the event of flooding will save your apartment and keep moisture. After the leak is resolved, you will just have to drain the water, making the tile a small hole, put a container under it. However, this ceiling will not save you from a large-scale flood, as it has its limits of strength.
3
There are special systems (for example, "Neptune", THEY), which cover the water in case of flooding. The apartment is equipped with sensors in the most likely places where moisture (on the bathroom floor, in the kitchen). When water contacts the sensor the signal goes to the main system unit, and the water shut off by the solenoid valves. If you are afraid to flood the downstairs, install the system yourself, if you regularly flood the neighbors above.
4
If you are doing a major overhaul, over the walls, ceiling, floor and all the joints means "glims Vodashop". A building material waterproofing character. If you are flooded, not much, "glims Vodashop" save your apartment from moisture.
5
Unfortunately, neither method provides absolute protection from flooding. If you started to think about this at the stage of acquisition of housing, give preference to the last floor and private homes.
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