What is the best way to sell your home. How to sell an apartment - step by step instructions

As soon as the owner of the apartment thinks about selling, there is no doubt that you should contact a realtor. The specialist will do everything to the highest standard, find the right buyers and help to complete all the documents. But the commission will also have to pay a considerable amount. Many realtors take 1% of the transaction value. It is easy to calculate how much money the seller loses. But one has only to study some of the nuances, and housing can be sold absolutely safely without intermediaries. So, how to sell an apartment?

We carry out real estate valuation

Before you place an ad for the sale of an apartment, you first need to determine its cost. This moment is quite responsible. If you set the price too low, the deal will not turn out to be profitable. But overpriced housing can be on sale for years. Before selling apartments, it is worth studying the real estate market in a particular region. To do this, you can, for example, look through the pages of the relevant portals and forums for several days and look for similar ads. Initially, you can set a price that will not be much higher than the market price. If the demand for real estate is low, the amount indicated at the beginning will have to be slightly reduced.

There are a number of factors that affect the final cost per square meter. First of all, this is the location of the house. If the living space is located in a not particularly prestigious area where there is no good transport interchange, it will not be possible to sell it at a high price. The cost can also be affected by the age of the house, its number of storeys, the presence of auxiliary communications. Selling an apartment built less than 3 years ago will be much faster and more profitable. After all, this is practically a new building. The view from the window also matters.

The level of solvency of the population in a particular area also indirectly affects the value of real estate. Too expensive it will not be possible to sell housing if people live on the minimum wage. Even those who save money in advance for the purchase of real estate, try to consider cheaper options.

How to sell an apartment quickly and expensively?

It will not work to change the level of solvency of the population or move housing to another area, because this is beyond your power. But it is still possible to raise the cost of housing a little. It is necessary to do everything to make the apartment visually look more expensive. Most people make their final decision only after looking at a potential purchase. If the apartment looks perfect, it will be possible to sell it for good money.

A simple redecoration can significantly increase the chances of a property selling soon. One has only to re-paste the wallpaper, and put the balcony in order. It will be possible to sell a room apartment at the price of a kopeck piece if you make a good renovation. This work is recommended to be entrusted to a true professional. Living space with designer renovation is always much more expensive. Experts considered that after carrying out simple finishing works, the value of real estate increases by 20-30%.

Preparing an apartment for sale

Before submitting an advertisement for the sale, it is worth bringing the apartment into proper condition. After all, potential buyers can come to the "bride" at any time. How to sell an apartment if it is not cleaned? People who want to make a deal will not have the best impression.

First of all, it is necessary to eliminate visible shortcomings. These are cracks that appeared due to the subsidence of the house, peeling paint on the radiators and the window sill, as well as rusted pipes. Non-working plumbing and smudges in the bathroom will clearly repel potential buyers. In addition, if the apartment has not been renovated for a long time, there will be an unpleasant smell. You should get rid of it first.

Clutter in the room should also be eliminated. In almost all apartments there are various little things that are difficult to get rid of. These are souvenirs brought from abroad, packages with unclaimed things, old soft toys, etc. All this is a memory for the owner of the living space. But for a potential buyer, these "values" will seem like trash. Those who are determined to sell an apartment without intermediaries should take out everything unnecessary to the garage. There should be a minimum of things in the room. Leave only the furniture and essentials.

You will also have to get rid of some pieces of furniture. First of all, this is done in order to visually expand the space. In addition, a potential buyer will certainly want to arrange the furniture in their own way. It is necessary to create everything so that the other participant in the transaction can show his imagination. Well, if at the time of the sale it will be possible to move to another place altogether. Why? Everything is simple. The term for the sale of an empty apartment is reduced several times.

Compiling an ad correctly

Everyone knows that the engine of commerce is advertising. Selling real estate is no exception. And the ad acts as an advertisement. It is necessary to place information about the sale in various newspapers and on electronic resources. At the same time, it is worth spending a little money so that the ad stands out among many others. Selling an apartment without intermediaries will quickly allow a high-quality text. You can come up with a catchy headline that will attract potential buyers.

The main text of the ad should be as informative as possible. A potential buyer wants to get answers to all their questions. Those who seek to sell an apartment in Moscow should not only describe the area, but also indicate its advantage. If there is a metro station within a five-minute walk from the house, this should definitely be remembered. All information must be entered compactly, in small sentences. Too long and boring text will not interest the buyer.

The announcement, of course, must be written correctly. If necessary, you can use the services of a proofreader. The specialist will not only correct spelling, speech or punctuation errors (if any), but also tell you how to correctly compose sentences.

How else to advertise a property?

If you need to sell an apartment in Moscow or another city urgently, you need to use every opportunity. You can place information about the sale on television or radio. There are also absolutely free ways to advertise. The announcement can be hung on the entrance door or car window. Anyone who needs an apartment in a particular area will definitely read the information about the sale.

So, the announcements are made, designed and pasted / placed in the newspaper, the Internet, on the radio, etc. What's next? Once information about the sale is made available to potential buyers, you need to be prepared for the fact that there will be a huge number of calls. It's good if you specified in the ad what time is best to call. Perhaps it is worth selling an apartment during the holidays. This time can be completely devoted to the issues of the transaction. Try to give maximum attention to each client. The more people you talk to, the more likely it is that the property will be sold in the near future.

How and when to organize a viewing?

Inspection of the apartment is an important step. Only after the client sees the property with his own eyes, he will decide on the transaction. Is it worth selling an apartment if it is not put in order? We have already raised this issue. Let us remind you once again: the lack of repair and proper cleaning will not play in favor of the seller.

It is worth being prepared for the fact that, in addition to potential buyers, realtors will want to visit the apartment. On the phone, they most likely will not introduce themselves as such. But as soon as they cross the threshold of the house, they immediately begin to offer their services. You can sell a new apartment without the help of intermediaries. But if the housing does not have a presentable appearance, and you need to make a deal quickly, it makes sense to use the help of specialists.

In addition to realtors, those who are used to earning money illegally can also come according to the ad. Under the guise of potential buyers, the bandits enter the house, study the behavior of the owner, see what values ​​are in the apartment. If the person who came to see the living space seems suspicious, ask for a passport. You can also arrange for the buyer to take the documents with him over the phone. Such a request will not frighten a decent person. But the majority of "fake" buyers will not want to come.

You should carefully choose the time for organizing the viewing. Ideally, this should be during daylight hours. If you can't arrange a meeting during the day (for example, the client works late), invite a friend or neighbor. Thus, you can protect yourself from dubious personalities.

Inspection of the premises in the dark has its advantages. If there are flaws in the apartment, the potential buyer may simply not notice them.

What documents are needed?

If the buyer is ready to make a purchase and sale transaction, it is the turn of paperwork. It is worth putting in order the passport of the owner of the apartment and the technical passport of the premises in advance, in which the main parameters will be indicated. It is also impossible to sell an apartment without the consent of the family members registered in it. The only exceptions are children under 18 years of age. Additionally, you will need the following documents: a certificate of the state of the personal account, an extract from the house book, a copy of the financial and personal account, a certificate from the tax office.

The seller and the buyer at the stage of preparing the documentation draw up a preliminary contract. At the same time, a deposit for the apartment is paid. This will be a guarantee of honest intentions of the buyer. Whether it is worth selling an apartment now without collateral is difficult to decide. Making all the necessary paperwork is a costly procedure. However, most certificates are valid for no more than a month. If the buyer cancels the deal at the last moment, the money will be wasted. The deposit is not returned to the buyer.

We sell an apartment in a mortgage

Any transactions with mortgage real estate can be made only after agreement with the financial institution with which the loan agreement was concluded. First of all, the seller must obtain the appropriate permission from the bank. The next step is to determine the exact amount that the homeowner must return to the financial institution. This is the difference between the total amount of the loan with interest and the money that the landlord has already paid.

Important! You can sell an apartment on a mortgage only if the potential buyer is aware of the conclusion of an agreement with the bank. The financial institution issues a special certificate that confirms the legality of the sale of real estate. And then everything is simple. The procedure is the same as for the sale of ordinary real estate. The seller needs to collect all the documents and obtain the consent of the relatives registered in the apartment.

How to sell an apartment if it belongs to several owners?

It is possible to sell a share of the apartment. However, the deal has a lot of nuances. It cannot be compared even with the sale of a room in a hostel or in the problem is that it is quite difficult to determine the boundaries of the share. The co-owner of the premises can occupy the whole room. But this does not mean that he is its rightful owner.

It is possible only if the housing is privatized. In this case, all premises will have a common personal account. According to the legislation of the Russian Federation, an apartment that is owned by several people can only be sold with the consent of all of them. The co-owner has the right to acquire a share in the first place.

The wife has the opportunity to sell the apartment or its share to her husband. A deal can be concluded with an outside buyer only in agreement with those registered on this living space. Homeowners receive a notice that contains information about the upcoming sale. If within a month the other owner does not make a decision to purchase the sold part, it may be offered to third parties.

Not everyone knows whether it is possible to sell a share of an apartment if minor children live in it. It is difficult to answer this question. Every situation is different. The decision can be taken in court if the owners cannot agree on the details.

How to draw up a contract of sale?

Before selling an apartment, it is necessary to clarify the correctness of the execution of basic documents. When a buyer is found, this will help to conclude a sales contract much faster. This is the main legal document that describes the nuances of the transaction.

The main data of the contract include the value of real estate, a description of the subject of the transaction. In addition, it indicates the passport details of the parties, as well as lists the documents that are necessary for the sale of real estate. If the buyer previously made a deposit, this information is also displayed in the contract. The main document of the sale of real estate describes the obligations of the parties, their mutual agreements, and also indicates the date of the transaction.

It is the contract of sale that is the main document by which money can be transferred. If a cashless payment is made, this must be indicated. Also, data on the financial institution through which the transaction is executed, and the account number are entered.

The crisis is also a crisis in Africa

Many today are interested in whether it is worth selling an apartment in 2015? And this is not surprising. The economic situation in the country remains unstable. It affects, first of all, the real estate market. The question of whether it is worth selling an apartment now does not arise except for those who are going to go abroad. In this case, the property must be disposed of as soon as possible. In this case, the cost of housing can be significantly underestimated.

Over the past year, prices in the real estate market have grown by 10%. At the same time, the average salary of Russians remained the same. People have to save a lot in order to accumulate the required amount. This is due to the decrease in activity in the real estate market. Experts predict that transactions in 2015 will be much less. Thus, it is no longer possible to resolve the issue on the principle of “I will sell an apartment expensively”. Resellers have plummeted in value over the past few months. Those who want to sell property profitably should wait a few more years. Analysts hope that the economic situation in the country will stabilize soon.

Finally, let's briefly consider one more option. More and more young families prefer to buy real estate from a developer. This further exacerbates the situation. Attracting a buyer is possible only with an ideal location and European-quality repair. At the same time, the price of the apartment should be significantly underestimated. The seller risks losing more than 15% of the real value of housing.

Step-by-step instructions for selling an apartment - a list of actions that must be carried out to complete the transaction. Depending on the mass of nuances, it can be supplemented with new items.

Ways

Dear readers! The article talks about typical ways to solve legal issues, but each case is individual. If you want to know how solve exactly your problem- contact a consultant:

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Selling an apartment can be carried out in several ways, each of which has its own advantages and disadvantages:

1. Independent registration of the transaction - is carried out directly by the seller or members of his family.
2. Seeking professional help - realtors, relevant agencies, etc.

Self clearance

The independent execution of a transaction by the seller in 2020 is a procedure that not all citizens can handle.

However, the advantages of this approach are obvious:

• significant savings in money - the services of professionals are highly valued;
• the ability to control each stage of the transaction - the seller will independently deal with all stages of the procedure;
• prevention of fraud by real estate agencies.

Contacting an agency

When applying for help to an agency, the main thing is to choose the right one. When choosing, it is recommended to focus on the reviews and recommendations of friends, relatives, colleagues, on the experience of the company and the length of service.

Benefits of seeking professional help:

• professional approach - each action is carried out taking into account the current legislation, norms and requirements established by state bodies;
• saving personal time and effort of the seller - not all citizens can afford to deal with the transaction due to work or other employment;
• reduction of transaction time - experienced specialists know how to reduce the time of the procedure.

Step-by-step instructions for selling an apartment

Step-by-step instructions for buying and selling an apartment contain the following:

1. Determination of the main parameters for the sale of an apartment (cost, conditions, etc.), advertising in newspapers, magazines, posting information on websites.
2. Showing an apartment to potential buyers - it is important to point out the merits of acquiring your living space.
3. A conversation with buyers, during which the main issues and details of the transaction are discussed.
4. Collection of documents.
5. Drawing up a preliminary agreement (if necessary).
6. Drawing up the main contract, discussing its clauses.
7. Signing of the agreement, registration of ownership.
8. The transfer of money and keys to real estate is a mutual settlement.

Collection of documents

Each transaction begins with a collection, and the main burden of resolving this issue falls on the seller.

To make a deal, you need to prepare the following papers:

• documents confirming the identity of both parties - passports;
• title papers (for example, a privatization agreement, an exchange agreement or a deed of gift);
• cadastral and technical documentation;
• certificate of ownership of the apartment - only its owner has the right to alienate real estate;
• permission from the guardianship authorities to make a transaction if one of the owners is a minor citizen;
• consent from the spouse to the alienation of property, certified by a notary, if the apartment is joint property;
• a preliminary agreement upon the fact of making an advance payment (if it was concluded);
• documents confirming the legal "cleanliness" of the apartment, these include a certificate from the house book - indicates the number of registered citizens, a certificate from Rosreestr - indicates the number of owners, a certificate of no debts for paying utility bills.

Conclusion of an agreement

The established is not provided, but the information that should be contained in it at the time of conclusion is established:

• Full name of the seller and buyer, passport information;
• information about the subject of the agreement - a description of the apartment (exact address, floor, area, number of rooms);
• the rights and obligations of each participant in legal relations, for the seller - the transfer of an apartment, for the buyer - payment for living space within the specified period and in the prescribed amount;
• consequences of failure to comply with the terms of the contract;
• signatures of the parties to the legal relationship, the date of the document.

Getting a deposit

Statistics show that when concluding contracts for the sale of an apartment in 90% of cases, an additional transfer agreement is signed.

The document ensures the fulfillment by the parties of their obligations, since it provides for the consequences of refusing to deal:

• if the seller refuses to sell the apartment, he must return the deposit in double size;
• if the buyer decides to refuse the purchase, then the amount remains with the seller.

Registration

Currently, it is not the registration of a contract for the purchase of real estate that is being carried out, but the registration of ownership of an apartment.

After completion of this procedure, a Certificate of Ownership is issued, according to which the seller's rights to the apartment are confirmed.

Real estate transfer

Occurs with the preparation of the act of acceptance and transfer.

It contains the following information:

• Title of the document;
• Full name of both parties to the legal relationship - the buyer and the seller;
• the total cost of the object (the same as in the main contract);
• mention of the acceptance of the apartment in the form in which it is at the moment;
• signatures of the parties, date of preparation of the paper.

If the buyer signs the act, then the seller's obligations are considered fulfilled.

The document may not be signed if:

• some conditions of the contract were not observed;
• the seller discovered flaws that must be reflected in writing.

In this case, the seller is given a certain time to correct them and prepare a new act.

Mutual settlements

real estate can be done in two ways:

1. Cash (in a safe place, the presence of witnesses is recommended, drawing up a receipt).
2. Bank transfer (through a safe deposit box or transfer to a bank account).

After receipt of funds, the seller hands over the keys to the apartment to the buyer. These actions of the parties are called mutual settlement.

Through a mortgage

A mortgage can be used to buy an apartment. In this case, a loan agreement is attached to the package of documents, which specifies all the conditions for providing real estate in a mortgage.

Self-sale of an apartment allows the seller to personally control each stage of the sale, from finding a buyer to the process of completing the transaction, and significantly save on the services of a realtor.

However, at the same time, selling a home on your own is a rather laborious process that takes a lot of time and requires knowledge of the basics of the legislation relating to the sale of real estate, and the observance of certain precautions.

Otherwise, the sale of the apartment may be delayed or even lead to adverse consequences for the owner of this dwelling. Therefore, it is first recommended to evaluate your knowledge and strength and weigh the pros and cons of self-selling.

If you still decide to sell housing on your own, then you need to approach this process with maximum responsibility in order to avoid problems in the future.

So, what do you need to do to sell an apartment yourself?

Step 1. Preparing the apartment and all necessary documents for sale

Very often, it is the preparation of documents for sale that is the most time-consuming process that takes a lot of time. However, the owner of the apartment, who has a set of documents ready for sale, will be able to draw up a deal for the sale of housing as soon as possible. That is why the collection of documents must be taken with all responsibility.

Not only the speed of sale and execution, but also the legal purity of the transaction, and, possibly, even the price of the apartment, will depend on the correctness and completeness of the set of documents required to complete a transaction for the sale of residential premises. Not all buyers will agree to wait a few weeks until the seller collects all the necessary documents for the apartment.

To collect a complete set of documents, it is better to contact a lawyer or a registration authority. Competent specialists will help to compile a complete list of all documents for the sale of an apartment, so that nothing is forgotten, and the seller does not have to collect additional documents in the future.

The correctness of the preparation of all documentation is also of great importance, as an incorrectly executed document can lead to a refusal to register a sale and purchase transaction, and, ultimately, significantly increase the time for selling an apartment. Therefore, again, it would be better to first clarify the requirements of the registering authority for a particular document.

In addition, you should carefully check the correctness of filling in all documents. All data specified in the technical documentation for the apartment and other documents must be fully consistent with reality. Documents that will be further submitted to the registration authority must contain only reliable data, be filled out legibly, without corrections and blots.

Required set of documents

1. Certificate of registration of the right to the apartment for sale or other document of title confirming the owner's right to housing.

2. Passports or other identification documents all apartment owners, including birth certificates of minor children who do not yet have a passport.

3. Cadastral passport from BTI(or technical passport) for an apartment.

4. Marriage certificate and spouse's consent(or spouse) for the sale of the apartment, certified by a notary. This consent is not required if the apartment is not legally joint property of the spouses.

5. Permission from guardianship authorities if the owner of the apartment being sold is a minor.

6. Extract from the house book, reflecting information about all persons registered in the apartment. This extract is valid for a fairly short period, so it does not make sense to take it in advance. This document can be obtained immediately before the registration of the rights of the new owner, when a buyer is found, and all other documents will be on hand. The same applies to a certificate of the absence of arrears in utility bills, which will also be required when selling an apartment.

Depending on the specifics of a particular sale and purchase transaction, other documents may be required, the list of which is better to clarify in advance.

Preparing an apartment for sale involves not only improving the presentation of the housing for sale, but also releasing it from residents. It is much easier and faster to sell an apartment from which all residents have already been discharged, since they will still have to be discharged before the sale of the apartment. Free apartments are more valued in the housing market.

Step 2. Finding a Buyer

At this stage, the owner of the apartment will have to evaluate his apartment, having previously studied the real estate market, and find a buyer.

Step 3. Drawing up a preliminary contract of sale

A preliminary sale and purchase agreement gives the seller a certain guarantee that the buyer will not change his mind about buying an apartment, and the buyer - that the owner will not sell it to someone else. At the same time, the seller receives an advance payment or deposit for the apartment from the buyer, which is also fixed in the preliminary agreement.

A deposit agreement or an advance payment agreement, which can be concluded instead of a preliminary sale and purchase agreement, when the seller and the buyer come to an agreement on all the conditions of the main transaction, has a similar legal force.

When compiling these documents, the seller should keep in mind that there are significant differences between the advance payment and the deposit in civil law. Therefore, it is very important to use the correct legal terminology in a contract or agreement in order to avoid certain difficulties in the future. In the event that the sale of an apartment is canceled for any reason, the advance payment is fully returned to the buyer.

If the parties have agreed to make a deposit, a unilateral refusal to complete the transaction will lead to the payment of penalties by the guilty party. If the seller refuses to sell the apartment, he is obliged to return the deposit to the buyer in double size. If the purchase and sale transaction did not take place due to the fault of the buyer, then the deposit remains with the seller.

A preliminary contract for the sale of a property is drawn up in any form. The contract specifies the passport details of both parties (or legal details if the contract is concluded with a legal entity), the addresses of the parties, the description and address of the apartment being sold, the term of obligations, the amount of the advance or deposit. The contract is dated and signed by the parties.

Step 3. Payments for the apartment

When making a transaction for the sale of real estate, settlements can be made at the time of the conclusion of the transaction or at the time of signing the act of acceptance and transfer of the apartment, both using cash and non-cash payments.

However, it is much safer and more reasonable, especially when an individual sells an apartment on his own, to make payments for an apartment through a depository bank cell.

This operation is a guarantee that the seller, after the completion of the transaction, will receive the agreed amount for the apartment, and the buyer will be able to exercise his ownership of the purchased apartment after the transfer of funds.

Money under the control of a bank employee is deposited by the buyer into a bank cell. Before putting money into a cell in a special room, the seller can count and check the money. You can also check the authenticity of money in the bank itself for a fee.

After verification, the money is placed in a special bag and sealed. At the place of gluing, the signatures of both parties are affixed. This procedure guarantees the integrity of the package while the money is in the bank.

After completing the transaction for the sale of housing and registering the buyer's ownership of the apartment that is the object of the transaction, the seller will be able to receive money from the bank.

Step 4. Conclusion of a contract for the sale of an apartment and registration of the rights of a new owner

The contract is drawn up in a simple written form or certified by a notary. If you have never dealt with the preparation of legal documentation, then, of course, it would be wiser to draw up a contract with a notary or at least seek the advice of a professional lawyer.

In any case, when drawing up the contract, please note that in addition to the mandatory details of the parties, the contract must correctly indicate:

• apartment price;
• the address and technical description of the apartment, which completely coincides with the data of the cadastral passport;
• method and term of transfer of money to the seller;
• allocation of transaction costs;
• the period during which the seller must vacate the apartment and transfer it to the buyer;
• the terms and procedure for signing the act of acceptance and transfer of the sold apartment.

After signing the contract by both parties, you need to contact the registration authority at the location of the apartment and go through the mandatory registration procedure.

Step 5. Transfer of the apartment and receipt of money

The final stage of the sale of an apartment is its transfer to a new owner. Such a transfer must be accompanied by the signing of the act of acceptance and transfer of the apartment, since from the moment it is signed, all responsibility for the housing passes to the buyer. The act must be drawn up in at least 2 copies, if a bank is involved in the transaction (for example, with a mortgage) - in three copies.

A complete guide - from checking for legal purity to concluding a contract. Features, nuances and pitfalls.

How to inspect the apartment itself

At dusk, everything looks more attractive. Therefore, it is better to inspect the apartment during the day, in sunlight and in the cold season: winter-autumn-spring. Then you can see if the heating works well, if the batteries are in order, if there is dampness on the walls and if the roof is leaking.

Be sure to check the hot water - it sometimes "does not reach" the upper floors, and this will become your problem. It is worth talking with the neighbors: you can’t take everything on faith, but they can also tell you some important things. For example, that the owner of the apartment left a long time ago, and the person who introduced himself to you as a seller is his tenant. This is how scams come to light.

See also if there are stops nearby, parking lots, and how regularly buses run to the area. If you have children, it is important that the windows overlook the courtyard, and you can see the playground (when they walk), as well as the school and kindergarten - within walking distance.

How to check housing for legal purity

First of all, order an extract from the USRN for the apartment you like. The extract reflects all information about the owners, encumbrances and technical data (area, floor, number of rooms, balcony). What needs to be checked?

1. On what grounds did this apartment become the property of the seller?

Contract of sale. What should alert: if the purchase was made recently, and over the past 2-5 years this apartment has changed several owners. This is a common scam. Or as an option - the apartment is problematic, and the seller is hiding something. For example, mentally ill neighbors.

Privatization. What should be alarming: the state gave apartments not only for adults, but also for minor children. During privatization, these children were often not indicated as owners in contracts, but were implied. And no one has revoked their rights. Therefore, find out who the apartment was given to - if there were small children in the family at that time, then they are also owners. And their consent will be required, otherwise at any time they can assert their rights: the court recognizes the transaction as invalid.

donation agreement. What should be alarming: the apartment was presented by an elderly person. A frequent scheme: a person takes care of an old man, and he gives him an apartment. Sometimes this is an absolutely honest agreement, sometimes unfair. But here it is important that after the death of the donor, dissatisfied heirs may appear, claiming housing donated to a stranger. This is not a rare occurrence! Disputing a deed of gift is not so easy, but it is litigation, hassle, and you can be drawn into them. Therefore, pay attention to the question - who donated the apartment, how long ago, whether there are any claims from the donor's relatives. It is better if the apartment was donated 5-10 years ago.

Inheritance. There may be problems with disputes when other heirs claim the same apartment. Even banks prefer not to take as collateral housing that was inherited during the year. Therefore, it is better if the apartment was inherited 5 years ago and later. This greatly reduces the risk of disputes.

2. Presence of encumbrances and arrests

The apartment may be pledged, mortgaged or seized, there are litigations. This information is also reflected in the USRN statement. Should also confuse actual unattested data in the extract.

3. Authenticity of documents

The documents should not contain erasures and blots, and all corrections must be certified by a notary. Purchase and sale agreements concluded before 2013 and other agreements (donations, privatizations, equity participations) must be registered with Rosreestr.

4. Registration certificate

It is necessary to compare the plan and the actual state of the apartment. Examine the drawing. Does it correspond to the real state of affairs? There may be problems of illegal redevelopment, combining a loggia / balcony with living space. Also compare the data in the data sheet with the data in the USRN extract: are there any discrepancies in area (residential and common), number of rooms. If there are discrepancies, the seller must eliminate them. If you buy such an apartment, then you will have to legitimize the redevelopment yourself. And pay a fine too.

Important: if the redevelopment is not legalized, then it is not a fact that it will be legalized after verification. There are cases when the owners touch the load-bearing walls during redevelopment. It is dangerous to live in such an apartment, and they will not only give a fine, but also declare the house unsafe. In general, legalize first - then buy.

5. Problem owners

First of all, they are minors. To sell an apartment where the owner is a child, you need permission from the guardianship authorities, and they are very reluctant to support such transactions.

Secondly, these are people whose legal capacity can be called into question. For example, very old people or people suffering from alcoholism. When purchasing housing from them, you can face litigation at the suit of disgruntled relatives.

Therefore, be sure to ask the seller for a certificate from the PND and permission from the guardianship authorities to sell the apartment.

6. Spouse's permission

However, everything happens in life, so when buying, find out if the seller is married. Let the whole family be present at the conclusion of the transaction, discussing the conditions, etc. And it is better to get a notarized consent.

If the seller is divorced, then check the court decision on the division of property - are there any property claims.

7. Are there any debts

Ask the seller for receipts for utilities and property tax - if there are any debts. You will not have to pay debts for it, but there will be troubles.

Everything is fine? We conclude an agreement

According to the law, a sale and purchase agreement can be concluded in a simple and notarized form in three copies (for the seller, for the buyer and for the state registrar).

According to FZ-218, the contract must be certified by a notary in three cases:

For sale share in the apartment;

An apartment is for sale, where the owner is a minor or incompetent;

The apartment is for sale on condition of life maintenance with dependents.

In other cases, a notary is involved at will. Remember: the sales contract for the seller is the only way to protect their rights in court if the transaction does not go according to plan. It must be compiled carefully. Therefore, we recommend that you still contact a lawyer or notary so that he identifies important places in the DCT and immediately points out errors (if any). Through a notary, you can register the rights in Rosreestr and safely transfer money.

In the contract of sale, you must specify data about the apartment, its cadastral number, the cost of the transaction and the timing of the discharge of all members of the seller's family from the apartment after the sale. If there is an encumbrance on the apartment, then this must also be registered. If you decide not to contact a lawyer, but to handle it yourself, then secure the transaction - write down penalties, fines and guarantees in case of default in the contract.

Each sheet of the contract is certified by the signature of the parties, they are stitched together.

What is the best way to transfer money

The safest way for the buyer is to transfer money in installments, and this must also be specified in the contract. To do this, two bank cells are opened, where the buyer puts different amounts: the seller receives the first immediately after the conclusion of the contract, and the second - after the state registration of the transfer of ownership.

What's next: after the conclusion of the contract of sale

From March 1, 2013, it is not necessary to register a sales contract. As soon as you and the seller sign it, the transaction will be considered completed. In order for the contract to become executed, the apartment must be accepted according to the deed of transfer signed by both parties.

Important: the agreement on participation in shared construction and the mortgage agreement are subject to registration and are considered concluded only after it. Mortgage registration is carried out simultaneously with the registration of ownership of real estate. You do not need to write an application for this. A registration mark is placed on the contract.

But the transfer of ownership still needs to be registered in accordance with the Federal Law of December 30, 2012 N 302-FZ. To do this, you, together with the seller, need to contact the MFC or the Rosreestr branch and write an application for state registration of rights (take the form at the department).

Each option has its pros and cons. When selling on your own, you will spend a lot of time and effort, including on settling legal issues, but you will save on a commission to an intermediary.

Selling an apartment with a realtor is easier. All you need to do is find an intermediary, be present at the viewing of the apartment (preferably, but not necessary if you are, for example, located in another city) and at the conclusion of the contract of sale. But for help, you will have to pay a specialist 2-6% of the value of the property.

Denis Rumyantsev, managing partner of the Goodman Estate real estate agency, advises when choosing a realtor to pay attention to his competence, and not to the time he has been on the market.

The intermediary must have technical, economic, legal knowledge and be an appraiser, engineer, lawyer, broker, psychologist, seller, marketer, photographer all rolled into one.

Denis Rumyantsev, managing partner of the Goodman Estate real estate agency

To verify the competence of the realtor, you can ask him to present documents confirming his knowledge: diplomas, certificates and certificates. Membership in professional communities, for example, in the Russian Guild of Realtors, will also be a marker of professional suitability.

Be sure to ask how you can sell the apartment in the time frame of interest and at the highest possible price. Ask to talk about personal sales successes in your area. It is also important to find "your" person with whom it would be comfortable, pleasant and easy to work and communicate.

How to sell an apartment without intermediaries

1. How to value a property

The correct assessment will allow you to sell the apartment quickly and at the same time not lose money. According to Denis Rumyantsev, average prices can be found on the website of the Federal State Statistics Service. But this portal is not the ultimate truth, since the cost of a particular apartment is made up of several factors. The price is affected by:

1. Number of rooms.
2. The area of ​​the apartment.
3. Layout: isolated rooms are valued higher than adjoining ones.
4. The surrounding area, infrastructure: parking and a playground in the yard or nearby, grocery stores, schools and kindergartens within walking distance will allow you to sell the apartment for more.
5. The floor on which the apartment is located: the higher, the better.
6. The presence of a balcony or loggia.
7. Area: proximity to the center and public transport stops, the presence of nearby parks and recreation areas, and so on are taken into account.
8. The amount of utility bills.

To independently set the price of an apartment, you need to find the most similar objects on the market. Use all available sources: classifieds sites, real estate magazines, and so on.

The average price for a similar apartment will be what you are looking for. It can be slightly increased if you are ready to wait for a deal for a long time, or slightly reduced if you need to sell the property urgently.

An object whose value is 15% higher than the market value accounts for up to 10% of all possible buyers, and 10% - a third. A properly priced property will attract 60% of potential customers.

2. What documents are needed to sell an apartment

To conclude a transaction on the purchase and sale of real estate, the seller must have on hand:

• passport;
• certificate of ownership;
• cadastral passport for an apartment from the BTI;
• an extract from the Unified State Register of Real Estate (you need to take it from the territorial office of Rosreestr, or on the website of the department, or at the MFC);
• an extract from the house book on the number of persons registered in the apartment (go to the Criminal Code, Homeowners' association, housing cooperative or MFC);
• a certificate of the absence of debts for utility bills (HOA, housing cooperative, management company, housing office or the Unified Information and Settlement Center);
• a certificate of the legality of the redevelopment, if it was carried out (BTI);
• a notarized spouse for the sale of real estate, if it was bought in marriage;
• permission of the guardianship authorities to sell the apartment if its owner is a minor.

3. How to advertise an apartment

To attract potential buyers, you need to correctly compose and place an advertisement for the sale of an apartment.

Take quality photos

It is not enough to take a picture of the apartment on the phone. Prepare your home for the shoot. Remove from the frame everything superfluous, dilapidated, too everyday, unpleasant to the eye. Wipe off the dust, wash the plumbing, carefully place the shoes at the doorstep, sort out the tubes and jars on the open shelves. Add elements of comfort: a bouquet of flowers on the kitchen table, decorative pillows on the sofa.

Shooting is best done on a sunny day.

Write attention-grabbing text

Write a detailed ad showing all the advantages of the apartment. The first part of the text should contain technical characteristics: the number of storeys of the house, the number of rooms, the presence of a loggia, and so on.

Think about the benefits of the apartment that don't matter to you but might be of interest to the buyer. For example, the presence of kindergartens and schools nearby is not important for the childless, but proximity to educational institutions is an advantage for a large family.

Place an ad

Select platforms for advertising your apartment. Among the universal sites for the sale of real estate in Russia are Avito, Domofond, Yandex.Real Estate. There may be local sites for posting ads in your city.

4. How to show an apartment and negotiate with a buyer

Before demonstrating a property, potential buyers need to put in order not only the apartment, but also the entrance. Screw bright light bulbs on the stairwell, wash or at least sweep it.

At home, glue the wallpaper that has come off the wall, wash the windows, clean the drains so that there is no unpleasant smell,. You can bake a cake before meeting with the customer: it is not necessary to eat it, but the smell of fresh baking will create a pleasant feeling for the visitor.

Your task is to create a wow effect at any contact of a potential buyer with you and your property.

Denis Rumyantsev, managing partner of the Goodman Estate real estate agency

Talk to customers the right way

You know well not only the advantages, but also the disadvantages of the apartment. Look at it through the eyes of the buyer and think about what questions he can ask that will cause him dissatisfaction. Make a list of arguments that will incline the person who came to your side.

A potential buyer is likely to bargain. Especially if a reseller came to the meeting, who is interested in bringing down the price as much as possible. Decide in advance how much you are willing to go down to. The buyer can give various (including non-existent) arguments why you should sell the apartment cheaper. Do not succumb to psychological pressure, look at the situation soberly, defend your price.

5. How to conclude deposit and sale agreements

Deposit agreement

This is a document that confirms the seriousness of the intentions of both parties. The buyer declares his desire to buy a property and transfers a certain amount to the seller (usually 2-5% of the final cost of the apartment). The owner of the apartment, in turn, undertakes to sell it to this particular client at the agreed price.

Provides sanctions in case of refusal of the transaction for both participants. If the buyer changes their mind, the seller keeps the money. If the property owner does not want to sell the apartment, he will reimburse the deposit in double size.

Contract of sale

Before the transaction, the seller must prepare a package of documents for real estate and write out all residents registered in the apartment.

Usually done by a notary. It is signed after you receive the money for the apartment and write that the buyer has paid you.

After signing the contract, you need to submit documents for registering the transfer of ownership of real estate to the territorial body of Rosreestr. The state duty for fixing the transaction will be 2,000 rubles.

6. How to transfer money

Through bank cells

The buyer rents a safe at the bank depository and concludes an agreement with the institution, which specifies the conditions for access to the safe deposit box of the former owner of the apartment. For example, the existence of a contract of sale.

The seller, in turn, rents a safe, where he puts a receipt for the receipt of money. The buyer will be able to pick it up after the conclusion of the transaction on the terms specified in the cell lease agreement. For example, again, if there is a contract of sale.

When filling in the cells, both parties to the transaction must be present. So the seller will be able to count the money, and the buyer will be able to make sure that the receipt is in place.

Via notary's deposit

The notary can conduct a transaction through his account: take the money from the buyer and transfer it to the seller. But the service, most likely, will include a bank commission, the amount of which depends solely on the institution's appetites.

Cash transfer

You can exchange money without tricks for a receipt for their receipt. In this case, it is worth counting them, considering each bill for authenticity. It is better to conduct a transaction under cameras or in front of witnesses (for example, in a notary's office).

Of course, you should not talk about where and when you will receive a large amount of money in order to safely bring it to your home or bank.

7. How to transfer an apartment to a new owner

On the day the documents are submitted to Rosreestr, the seller hands over the keys to the apartment to the buyer. The parties sign the property, which confirms that the buyer has left the apartment in good condition.

How to avoid scams

In real estate transactions, the most vulnerable link is the buyer. But the seller has something to pay attention to:

1. The transfer of money must take place before the signing of the contract of sale. Otherwise, the seller runs the risk of being left without paying for the property: the deal has already been concluded and the buyer has no reason to hurry with the calculation. If you are dealing with a scammer, he can quickly sell the apartment and disappear with a double portion of money: yours and the new buyer.
2. Do not hand over the original documents until the completion of the transaction to either the buyers or the realtor. Otherwise, the apartment can be sold without your knowledge.