The deadlines for putting each new building into operation are spelled out in many documents, but no one can guarantee that they will be respected. However, you can minimize the risks by eliminating dubious offers.
Having chosen the object you like, carefully study all permits for construction. It should contain information about the timing of the construction of the house, the availability of technical conditions for connecting communications, the time of commissioning.
For Russian buyers
Next, you need to find out what legal schemes the developer uses to sell housing. The safest scheme for the buyer is the construction equity agreement (DDU), which is executed in accordance with Federal Law No. 214. The remaining schemes (entry into the HBC or the conclusion of a preliminary contract of sale) do not protect against protracted construction.
“Ownership of the apartment is registered only after the full payment of the share, while the HBC itself does not bear any responsibility for disrupting the construction period,” recalls the general director of Bon Ton, Natalia Kuznetsova. - But the most dangerous, in my opinion, is the conclusion of a preliminary contract of sale. This contract fixes only the intentions of both parties, but does not oblige these intentions to fulfill. ”
But in the DDU prescribes the deadline for the completion of construction and the transfer to the shareholder of the ownership of housing. If these terms are violated, the buyer has the right to demand a penalty from the developer, and after two months may, in a non-judicial order, terminate the contract and demand the return of the invested money.
For Ukrainian buyers
The following schemes exist: preliminary sale agreement, sale-purchase agreement for property rights
Read what is written about it in the press and social networks; find out if previous objects were commissioned in time. As a rule, information about any problems quickly get into social networks - buyers who did not receive the promised housing on time, group into groups, create thematic pages, and actively discuss the situation in specialized forums.
It will not be superfluous to pay attention to the fact that the developer himself publishes full information about himself and his objects on the Internet. On its official website must contain comprehensive information about the activities of the company, its founders, implemented projects, complete financial statements. For sites under construction, separate websites are often created, where all documentation is published and construction progress is reported.
Often on the project site is an online broadcast from the camera installed on the construction site, so that buyers can see how they are building their house. However, there are cases when, instead of “live”, a recording of active works from previous objects was broadcast. Do not be lazy and from time to time personally visit the construction site, see how active the work is going on, how much equipment and builders on the site.
Track projects in the number of protracted, and you can with the help of city authorities. On the website of Moskomstroyinvest a register of citizens whose money was raised for the construction of apartment buildings and whose rights were violated was published. In this document, you can find all the addresses of problem objects, as well as information about the degree of their readiness and the stage of construction. ”
Almost all developers are now seeking to attract buyers with various promotions and discounts. However, too large discounts, exceeding 15%, indicate financial problems with the developer: the money for the construction ran out and the company dumped to collect at least some funds at the expense of buyers.
Lack of support from large financial organizations and mortgages in leading banks can also be considered as an unfavorable factor. “Of course, the financing and participation of the bank in the project is not a one-hundred-percent indicator, since the developer can build well with their own funds,” explains Natalia Kuznetsova. - However, the availability of mortgage lending in large Russian banks (preferably with the state component) may become a certain “beacon”. After all, before starting cooperation with a specific developer and accrediting an object, banks very carefully check the object ”
So let's reduce all signs of risk
Availability of permission documents at the beginning of construction in the area with the contractor (general contractor)
availability of documents on the right of ownership of land at the customer
availability of documents for connection to urban communications
the presence or absence of claims of third parties to the object or land construction
availability of previously commissioned objects by the contractor, their deadlines, postponements
feedback on the company builder (contractor) and the company of the customer
information about the bank in which the customer and contract accounts are located
form of the document of preliminary ownership title, indicating in it the terms of commissioning
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