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August 12, 2017 18:07

Saga of choosing an apartment 3. The transaction of purchase and sale of the apartment , or how to handle money ?

deal to buy an apartment - the procedure for

Continued.Home: Part 2: The Saga of choosing an apartment 2. Check the legal purity apartments - insure yourself from surprises

Here's a real life event.Seller - a solid good-looking WWII veteran, participant, honored, and so on and so forth.Following the transaction, he does not want to leave to sell the apartment.Police, invited by you, giving way to his self-deception, backed by a set of regalia, medals, diplomas.Analysis of the case is transferred to the courthouse.

Inquiries about the disease, the paper from a private clinic with information that traces of drugs found in the blood of a veteran, 'witnesses' assurances that the decision of the seller took in an inadequate state, under pressure ... the plaintiff is not at the meeting.His interests are Kripen'ka young guys with not very good set diction.The court decides in favor of the plaintiff ...!

Despite the fact that the notarized sales contract in black and white indicated that the contract sign

ed by the parties after receiving the seller of the money for the apartment, the court shall Seller assurances that the money he had received ... In short - "Long live ourcourt, the fairest court in the world "!

conclusions from this story a few.First - you need to agree on the fact that during the "receipt of the deposit - the transaction" all persons in the apartment must be discharged from it.Check the implementation of this agreement!

second.When transferring the money must be obtained from the seller and the keys to the apartment (in an extreme case, with him) once to go to have their apartments.It is best to to the moment when there will be registration of the transaction of purchase and sale of the apartment, the seller's things left outside the apartment.If not, then come along with it, be sure you send them.That

immediately after the transaction, you have to actually turn out to be in the apartment, change the locks, but better - to change them with the entrance doors, if they do not inspire confidence.

Calculation procedure for buying an apartment - how not to overpay too much?

It is important that the buyer was aware of the prevailing property prices, similar to the one he chose for himself.It is important not to overpay and not to fall into the web of fraud.Figuring out price should be bilateral.At first, you just ring up a proposal similar to your opinion, as well as the call to the agency asking whether it is possible to buy through them that you have already picked up for himself.

It is possible that the agency will offer something worthy of consideration.If they do not have concrete proposals, they are objectively advise you, becausein which case they do not need to "push" their goods.The second part of the test is also in circulation in the agency, but the question of the sale of "your" apartment.

clear that it is better not to call in those agencies that you rang just now, or can be charged "proring" another person.The result is a "plug" prices.In the middle will be the desired value.Now you can accurately track the suspicious cases undervalued (or overvalued) prices and "beneficial" proposals.

course, scammers know that the price down suspicious.But they also know that there appear the "client" that will be pulled for "cheap cheese" and fall into the "trap".And it will happen much faster than the emergence of a buyer for the apartment on the average price.Below - two examples of "beneficial" proposals, which can be carried out transaction apartments.

you offer to make some money for an apartment, usually half the required amount, and the remaining payment installments at very low interest rates.The firm-intermediary (often cooperative) for their services, too, takes a small fee - 2-3%, and undertakes to find housing in the new building according to your requirements.

Sometimes, "representatives of the cooperative" immediately offered to sign a contract for one of the presented apartments, often without showing the apartment.In the case of a "pyramid" the first few members do receive loans for the purchase of apartments (in this case use of the money coming from these "clients"), what inform all applicants willing to deceive another.

However, very quickly it turns out that in reality the interest on loans granted to the first participants, several times higher than agreed with intermediaries.And (here we are talking about a different type of scams - more modest) fraudsters or quietly dissolved or bankrupt a society, without fulfilling any obligations.

Somehow, none of the deceived:

  • understands that payment when buying apartments on the proposed 5-7-10% annual interest on the loan is not realistic in a bank 15%;
  • does not pay attention to that when making the money he was given a piece of paper (credit order), completed by hand and cash registers or accounting in the "office" intermediary company does not exist;
  • not alarming by the fact that little or no information and information about themselves as future loan payer, do not need to represent.

possible and the opposite in terms of the collection of documents option.Buyers offer to buy an apartment in installments, again under the unrealistically low interest rates.In the secondary market - 8-9%, in the case of new buildings - even pleasant - 6-7% per annum, without insurance and commissions.This forced the applicant to collect a lot of documents that switches its attention to the process of collecting the "right" papers.

Treaty is the same for "legal services" - the preparation of documents to the bank, checking the "purity" of the apartment, etc.Money in the amount of 20-30% of the value found by the buyer (or proposed here) is necessary to make the apartment as in the previous case, the company directly intermediary.Last "agrees" to give the money to the bank as a down payment.

This moment in the signed contract transfer procedure from the "buyer" company is simplified to the limit.Of course, money deposited in the company, and get them back, "buyer" is almost impossible.After the contract was signed for the provision of "legal services" and they are, according to the "company", rendered in full.

Making the purchase and sale of the apartment - the accuracy of the wording

But, dismissing all but the "cheap cheese", you've spent all the above checks and are ready to deal and transfer the money to the seller.However, you need to understand and your counterpart.It not infrequently happens that the seller collects the necessary documents (with spending time and money), and the buyer changes his mind (no matter for what reason) and abandons the planned purchase.

In addition, there is a real situation where the money to the seller is really necessary to support the purchase and sale of the apartment.For example, for the payment of debt on utility bills - without it he will not give some documents.Adjustable this issue by introducing the seller of the collateral or advance payment.You have to understand the difference between these concepts and a clear prescribe in the preliminary contract and that moment.

Deposit - a way to guarantee the transaction on the part of both the seller and the buyer.In our case, as a pledge buyer receives a certain amount of money.By mutual agreement the money can take custody of a third party, such as a real estate agency.If circumstances still vary and:

  • buyer refuses to from the transaction, the amount of collateral remains with the seller (the seller transferred to a third party),
  • the seller refuses to from the deal, twice the amount of the deposit to the buyer compensate the unrealized expectations.

With the participation of a third party as a "zalogohranitelya" collateral and "otvetku" in equal amounts should leave her both sides - both the buyer and the seller.This interpretation of "bail" concepts spelled out in law.In the final calculation of the payment of the rent is reduced by the amount of collateral.

Advance - is free of charge Apartments.The amount of the advance is automatically included in a future paid off.How to behave at a party early termination of the transaction, is determined solely by the contract between them.Provision may be made, for example, refund tenfold, or a "non-return" under any circumstances, a certain amount of the payment agency services advance.

If in the preliminary contract is not reflected, this time is unlikely to avoid trouble and the "showdown" in the case of uncompleted transactions.A separate item in the preliminary contract should be prescribed in a case where, for any force majeure (fire, landslide or flooding) Apartment lose part or all of their value.

And most importantly: to conclude a preliminary agreement it is necessary, and be sure to enter it carefully with a proven landlord .Indicating passport data owner and details of all the title documents for the apartment.Unfortunately, scammers often "limited" collecting pledges / advances and hidden them.

fact, 10 times in 1000-2000 $ bastards do not rich people for a lifetime, but you specifically the loss of their "green" for a long time will ruin the mood.In this case, you need to fear and "cheap" and "expensive cheese."This scam involves:

  • Oversize amount of advance payment.Those.if instead taken the market a maximum of two thousand. $ you need two to three times more, remember that "claimant".It is very possible you will recognize him on the stand "them wanted posters."
  • Significant underestimation of the price.
  • Tightening term final calculation.This is to collect as much as possible of the victims.

not rule out the possibility of simple and "scroll" advances."Firm" for a few months of use money received as pre-payment (in the form of advance payment), and then under the guise of fictitious force majeure cancel the transaction and return the number of lost against inflation their "weight" of the money.

To exclude this possibility (at least legally), pre-payment is necessary to register as a pledge and be sure to duplicate the law point of return (in case of failure of the transaction by the seller) double sum.At the same time demand the transfer of force majeure, in which the money is returned without a "doubling".

Prone to the theatrical effects fraudsters organize entire performances.The rented for a few hours, "the rich" office take the money on the deal.Of course, without cash registers.Although in this case the sign "Accounting" on one of the rooms can hang.

money passed through a previously prepared "detector" notes that heart-rending signals the presence of counterfeit banknotes."Perturbed" by representatives of Seller caused assistance.Receive a "security service" or "police" and "removes material evidence '- your (of course, the real) money.Probability is again seen swindlers and your money is very close to zero.

Another important point.It is no secret that the actual amount is often different from that indicated in the contract - parties to the transaction costs are reduced in proportion to the reduction in its amount.This circumstance are unscrupulous sellers, under any pretext, and even challenging the transaction by returning, but significantly smaller amount to the buyer.Therefore, even if the seller has decided to specify in the agreement underestimated the amount when there is a registration of the transaction of purchase and sale of the apartment, he must insure - to take the buyer a receipt for the actual amount.

necessary to receipt personally wrote the seller.The receipt must indicate the full name of the seller, his passport details, the transaction amount in words and that it is this amount will be refunded to the buyer to terminate the transaction.

Knowing that at the hands of the parties to the receipt (and a copy of it) to obtain real money, no sane citizen (including the seller and buyer) does not start a lawsuit to revise the transaction.After all, if "swim out" like a receipt, it will not find any of the parties - the state hard to tolerate attempts to deceive him.Moreover, the severity of this and goes to the seller, and the buyer - worst cheaters.

However, none of us is safe from inappropriate behavior.Therefore, you should think twice when conducted purchase and sale of the apartment, the documents with reduced numbers put you in an unstable position.A very strong argument the actual transfer of money - calculation with the buyer through the bank.Indicating the purpose of payment - payment for an apartment on such an address, contract number so and so on such a date.Knowing the real cost of an apartment, signing a preliminary agreement and a detailed spending money transfer through a bank, you can avoid a lot of trouble.Below, we'll talk about in more detail.

purchase and sale of the apartment - a rule for calculating the optimal

There are enough simple and effective way to generate cashless payments when buying an apartment , which does not "work" most fraudulent schemes.We use the banking concept of "irrevocable letter of credit."Calculation are conducting through a trusted bank (the bank that is trusted by both the seller and buyer).We reserve money on the deal in the form of irrevocable letter of credit for a period sufficient for the preparation of documents and the transaction in full.The tripartite letter of credit agreement is recorded as the conditions of its disclosure:

  • registered in the Unified State Register of property rights to the apartment to the buyer,
  • extract all prescribed by the seller of persons (if any),
  • confirmed with third party release of the apartment by the seller (inreal estate agency) can act as a third party.

deposit / down payment in this case can not be transferred to the hands of the seller.If you want to make some spending seller can take a short-term loan in the same bank bail her apartment.If the deal is broken, the seller at the end of the term of the letter of credit receives the money without much hassle.It is understood that the "freeze" large sum of money for a couple of months no one wants, but with this method of calculation the seller guaranteed not to lose the entire amount.By the way, you can reserve money after the seller will prepare all the necessary documents for the transaction.

If the seller refuses to just such a calculation scheme, most likely, it is simply afraid of action is not entirely clear to him.If, however, at the same time he starts to argue that such a procedure for calculating when buying an apartment is bad, and the other options have the advantage - it is very likely that in front of you "crumbles small demon," scammer.

continued Read, Part 4: The Saga of choosing an apartment 4. Registration of the transaction with the help of a notary