Buying an apartment in a new building - how to buy an apartment from the builder (in a house under construction) + an overview of 4 options for buying a new apartment

Hello dear readers of Rich Pro! Many people dream of buying an apartment in a new building in which no one lived before you. However, not everyone knows what nuances may be when buying an apartment in new buildings and what you need to know before you buy an apartment from a developer in a house under construction or already commissioned. That is why we decided to devote today's publication to this topic.

After reading the article from beginning to end, you will also learn:

• What are the advantages and disadvantages of buying an apartment in a new building;
• Is it worth buying an apartment with a finish from the builder or is it better to do the repair yourself;
• How to buy an apartment in a new building correctly (what steps will have to be taken for this);
• Is it much cheaper to buy apartments in houses under construction and how risky it is.

Also in the article you will find professional advice for those who want to buy an apartment in a new building, and answers to questions that most often arise.

The presented publication will be useful not only to those who are already going to buy housing in a new house. We recommend that you study it for anyone who wants to improve their financial literacy.

So, we are starting!

About how to buy an apartment in a new building from the developer, what you need to pay attention to when buying an apartment in a house under construction, is it profitable to buy a new apartment with decoration - read in our issue

1. Buying an apartment in a new building - the main pros and cons

Many dream to buy an apartment in a new house. However, before deciding on such an acquisition, it is worth carefully studying what advantages and limitations home buying in new buildings.

➕ Pros of acquiring a new apartment

Experts say that the value of apartments in new buildings is twice as high as secondary housing. This is due to a large number of their advantages.

Among the main advantages (+) are the following:

1. Apartment Security in new buildings meets modern requirements. To ensure it can be immediately installed a number of systems - fire, alarm, video surveillance.
2. Cost per square meter of apartment in a new building it is often lower than in the secondary housing market.
3. Legal transparency of the transaction. An apartment in a new building almost certainly has no dark past. The risk of fraud and fraud in transactions with such housing is much lower.
4. Individual layout and design. To design a new apartment to your own taste, you will not have to get rid of old furniture and wallpapers, as well as carry out other alterations. Moreover, some developers even offer the walls in the new apartment to be placed in accordance with the needs of the buyer.
5. Comfortability In the construction of houses today, modern materials are used. The layout also meets the needs of the modern person. A feature of new buildings are also new communications, equipped porch, modern elevator, ramps for prams and disabled people. Often also provided autonomous heating of houses.
6. Profitability. In most new buildings, payment for heating is carried out by meters. Together with the high⇑ quality of hydro and thermal insulation, as well as high-quality double-glazed windows, this allows good savings.
7. The quality of landscaping. For most new buildings today, at the design stage, parking, warm parking, playgrounds, convenient sidewalks, comfortable yards.
8. Variety of layouts. When buying an apartment in a new building, you can choose its design in accordance with your needs. Today, apartments differ not only in the number of rooms, but also in the presence of pantries and dressing rooms. Moreover, you can choose options with several balconies, combining the kitchen with the living room.

It is thanks to these advantages that apartments in new buildings are always very popular.

➖ Cons of buying an apartment in a new building

Despite the large number of obvious advantages, there are a number of disadvantages of buying an apartment in a new building.

The cons (-) of buying a home in a new building include:

1. Registration of ownership can take a lot of time and effort.
2. Repairs. This minus has 2 important points. Firstly, in the new apartment will have to do repairs. Despite the lack of old furniture and wallpaper, this inevitably entails certain inconvenience and additional costs. Secondly, settlement of new buildings is usually carried out gradually, therefore, at first, repairs can be carried out by neighbors. It also creates a lot of inconvenience.
3. Outback. Often new buildings are located in new areas. This can lead to problems with transport as well as infrastructural accessibility.
4. Possible interruptions in heating, water supply and alarm. They can occur at the beginning of operation of a new building due to the need to debug engineering systems.
5. Financial risk. When purchasing an apartment in a new building, special attention should be paid to the reliability of the builder. Its financial instability can lead to loss of invested funds.
6. Commissioning. If the construction of the house is not completed, before you move into a new apartment, you will have to wait until the house is put into operation. Often these terms are shifted, causing tangible inconvenience.

If you decide to purchase an apartment in a new building, the choice of a house is of great importance. Since no one lived in it before, reliable reviews cannot be found.

For the choice to be successful, you will have to focus on a large number of parameters:

1. Ecology and noise. When choosing a house, it is worth taking an interest in the proximity of the location of factories and busy motorways;
2. The location. It is important to determine for yourself how convenient it will be to get to work, to friends and relatives. If there is no car, you should find out what public transport is available in the area in question, how often it goes, how far the stop is from the new building;
3. Infrastructure. Of great importance is the availability of all necessary organizations - kindergartens, schools, pharmacies, clinics, shops;
4. Landscaping of the yard.It is important to assess the availability and quality of sidewalks and parking spaces near the new building. If there are children or their appearance is planned, you should pay attention to playgrounds and ramps for strollers;
5. The exterior of the house also of great importance. Do not buy apartments in new buildings if there are cracks on the outside or inside. This fact may indicate the use of low-quality materials during construction or a violation of technology;
6. Communications. Before buying an apartment, it is worth checking the quality of pipes and wiring, water pressure and other communications in the proposed options;
7. Floor. Experts do not recommend buying an apartment on the first and last floors because of the close proximity of the basement or roof. It is also important to remember that elevators sometimes shut off. If this happens, you have to go home on foot. Therefore, the apartment should be on the floor, where you can easily climb (especially if you plan to live with older people and children);
8. Type of construction. Modern new buildings are diverse. Depending on the type of materials used, they have their own advantages and limitations. Monolithic houses characterized by increased strength, but often require additional heat and sound insulation. Panel new buildings attracted by smooth walls and relatively low cost, but often they have a very low level of sound insulation. Brick monolithic houses warm, with increased sound insulation, but the apartments in them are more expensive⇑, moreover, with insufficient heating, there may be increased humidity;
9. Type of apartment. It should be borne in mind that in corner and end apartments it can be quite cold. They should be chosen only if insulation is applied to the external wall. Ideally, the windows should face east or west. In this case, there will be a large amount of natural light without direct sunlight;
10. The condition of the apartment. It is important to make sure that there are no traces of mold and mildew in the housing you are purchasing. It is also worth checking the quality of windows and doors.

👉 Thus, when buying an apartment in a new building, one should take into account all the advantages, disadvantages and other features of the purchased property. It is important that it be of high quality and suit you in all respects.

What to look for when buying an apartment in a new building from the developer

2. What you need to know before you buy an apartment in a new building from the developer - 6 important points that you should pay attention to

When buying an apartment in a new building, it is important to consider several points. This will help to avoid a lot of problems. The following details what to look for first of all when buying an apartment in a new building from the developer.

1 What type of contract does the developer conclude with the client

A clear advantage is the design equity agreement between the developer and the buyer. It is important that such an agreement is recorded in Regpalate.

According to federal law 214-FZ, it is equity agreements that take precedence over other agreements. In accordance with the law, in the event of a bankruptcy of the developer upon the conclusion of the said contract, the client’s requirements are considered secured by a pledge.

An equity agreement helps protect against double sale of an apartment. Moreover, the conclusion of such agreements automatically means that the developer has a building permit, land documents and other documents are also in order.

Often, developers at the initial stage of the sale of apartments in new buildings conclude preliminary agreements. Upon completion of registration of permits, such agreements are reissued to equity agreements.

Only buyers of apartments can make the final decision whether to agree to a transaction according to schemes other than signing an equity agreement.

• One side, other types of agreements involve great risk. However, it is worth recognizing that there are many people who have acquired new housing in this way.
• On the other hand, and equity agreements cannot give a 100% guarantee. Many deceived Russian equity holders concluded just such an agreement.

Thus, an equity agreement is, without a doubt, a serious advantage. However it cannot be the only criterion for assessing the reliability of a builder.

2 Reputation of the developer

Before you pay for an apartment in an unfinished house, you should find out what is the reputation of the company building it.

To this end, it is worth knowing:

• how many houses have already been commissioned;
• whether there have previously been problems with construction or commissioning, if so, what kind;
• who is the founder of the developer (some companies for new buildings register a new legal entity to hide past problems);
• who is behind the developer is good if it is a serious company with a clear reputation, if it is a politician, it is worth knowing if he will be removed from his post in the near future.

3 Degree of readiness of a new building

This indicator is of great importance. Even if the developer’s documents are in order, and the reputation is perfect, there is a risk that the house will not be commissioned for a long time.

In addition to external readiness, it is worth evaluating communication level. Even if the representative of the developer claims that there is already electricity and water supply in the house, it is worth asking to demonstrate this fact to make sure of it personally.

If you are refused for any reason, it makes sense to visit the construction site without an escort and talk with the builders. They are usually not instructed in communicating with clients. Therefore, builders can often find reliable information on the communication.

Experts advise also register on forumdedicated to building a particular house. They usually discuss the issues of summing up communications. In addition, from communication with interest holders, you can learn about other problems of construction.

Even in cases where a new building is at first glance completely ready, the lack of electricity and water supply increases the risk. Some new buildings have been waiting for communications for years.

4 Is the house under construction accredited in a bank

Before embarking on shared construction, it is worth asking whether the selected house is accredited by banks. It is also important to ensure that accreditation is fairly fresh and current.

It is worth knowing how many large well-known credit organizations trust the developer:

• The house is not accredited by any bank, this may indicate that the developer has problems.
• New building approved by a large bank, having substantial financial resources. Given a lack of funds from a developer, it is easier for such a credit organization to give him a loan than to allow construction freezing.
• Ideally, the house should be accredited by several credit organizations, and not just the bank that serves the developer. Do not forget that with the bankruptcy of a construction company, banks risk not returning the funds issued to it. Therefore, they will do everything to prevent this.

Through accreditation, banks with a good reputation must carry out an audit of all permits for construction. But you should not consider the availability of such approval as an absolute guarantee. There are cases when even accredited houses remained unfinished.

The fact is that for the sake of saving funds previously invested in the developer, some banks are forced to issue approval for their homes. That is why this parameter also cannot be considered separately from all other characteristics.

5 Investment attractiveness

Not everyone understands the connection between investment attractiveness and the degree of risk of buying in a new building. In fact, participation in shared construction can be compared to a financial pyramid. Its construction largely depends on whether there are buyers for apartments in the house in question.

If there are few people who want to buy a home, the risk of unfinished or long-term construction will increase significantly. However, investment-attractive homes usually do not have problems with buyers.

To evaluate this indicator, you should pay attention to the following parameters of the new building:

• location of the new building;
• the availability and number of parking spaces;
• transport accessibility;
• the proximity of schools, kindergartens, clinics, shopping centers, parks;
• assessment of the microdistrict as a whole for the proximity of the railway, major highways, factories.

Also, experts recommend Compare the selected new building with other houses in the neighborhood. When the house as a whole will be evaluated, you can proceed to the analysis of the apartment itself.

When assessing the investment attractiveness of the apartment itself, you should pay attention to the following indicators:

• ceiling height - the higher this indicator, the more comfortable the apartment;
• wall thickness - Thin can freeze and have poor sound insulation;
• location of elevator shafts - if they are adjacent to the walls of the rooms, the elevator may be heard in the apartment;
• window layout - natural light depends on this factor, as well as the view from the apartment;
• thickness of interior partitions affects the sound insulation inside the apartment;
• floor - the first and last are not popular (selling an apartment located on them is not easy). The higher the housing, the cleaner the air and quieter, but it should be borne in mind that if the elevator breaks down, you have to go home on foot.

You should also consider type of construction. Panel houses erected quickly enough, so rarely enough with them there are delays in delivery deadlines. In contrast, when monolithic construction problems may arise due to the nature of the construction.

P.S. On our website there is a separate article about real estate investment, where we talk about all the nuances of investing in real estate.

👉 If you want to buy an apartment in a new building, you will have to take into account a large number of factors. To consider them separately does not make any sense. A reliable analysis result can be obtained only by considering all factors in the aggregate.

More information on how to prepare for the purchase of an apartment is in our special material.

A step-by-step guide on how to buy an apartment in a new building (4 simple steps)

3. How to buy an apartment in a new building correctly - step-by-step instructions on buying a home from a developer

Before you become an owner of housing located in a new building, you have to choose areain which it will be located. It is also necessary to determine the various characteristics of the apartment.

Most often, housing in new buildings is purchased at the construction stage, that is, before the house is put into operation. When making such a purchase, it is important to mentally prepare for the fact that the actual terms of settlement can be shifted.

• Firstly, there is always a chance that the developer will not have time to put the new building into operation by the named date.
• Secondly, if the apartment is purchased without interior decoration, you will have to spend time on its repair.

To make the right choice, and as few problems as possible, you should use the following instruction.

Step 1. Studying at home and checking documents

The cheapest way to buy an apartment in a new building is at the excavation stage. The cost of housing in this case will be approximately ¼ belowthan after construction.

At the same stage, it is possible to discuss with the developer layout and size of future apartment. However, this option is the most risky, because there is no guarantee that the house will be delivered:

• The developer may simply not receive a building permit.
• The company may not have enough money to build a house.

Besides, Document problems can occur even when several floors are built. The result may be construction freeze. This process can be not only temporary, but also permanent.

To minimize risk, you should familiarize yourself with new construction projectas well as check reputation developer company. Unfortunately, this does not completely exclude the possibility of problems. Nevertheless, the probability of a positive outcome with a careful analysis will be higher⇑.

Options for checking the developer company may be different:

1. Perform an online check. It is necessary to find information about the developer in social networks, on forums and other sites. It always contains a lot of information if earlier in the process of building houses apartment buyers suffered;
2. Contacting the bank with an application for a mortgage for an apartment in a new building. This is another fairly effective way to verify the developer. Before agreeing to loans, banks always conduct a thorough check of the developer. Loans are issued for the purchase of apartments only if the documents of the construction company (including a new building) are in perfect order.
3. Use the services of a professional lawyer. He will analyze information about the house, design, financial and other documentation, permission for the construction, the legality of registration of ownership of the land. It is almost impossible to independently verify these documents without a legal education.

Step 2. Registration of the contract

If you have confidence that the documents are in order, the reputation of the borrower has no problems, the selected apartment meets all the needs, you can proceed to the execution of the contract.

Experts recommendpeople without a law degree should turn to professionals to accompany the transaction.

There are 3 main options for buying an apartment in a new building, depending on the type of paperwork:

1. Acquisition under an equity agreement. It is concluded directly with the developer. Experts do not recommend agreeing to a deal preliminary agreement. Such an agreement does not comply with applicable law. Preliminary contract is not registered in RegpalateTherefore, it turns out to be more risky.
2. Under an assignment agreement. Such an agreement is concluded when purchasing an apartment from co-investor or the ownerwho resells it. Such agreements are regulated by several legislative acts at once. Therefore, they often lead to disputes. The parties to the assignment agreement may fix a transaction that provides for the possibility of acquiring a finished apartment in the future or participating in the construction process directly. In the latter case, state registration is required. At the same time, the buyer remains: copy of the assignment agreement, confirmation of the transfer of money, written consent of the developer, as well as act of transfer of documents.
3. Purchase under a contract executed with a housing construction cooperative. HBC is formed by agreement of future apartment owners. In this case, the purchase of housing is made through payment share. Such a procedure is not registered with state bodies. Therefore, despite its legitimacy, it is quite risky.

Money should be transferred only after the contract is concluded. In the first two cases, you should also wait for state registration. In some cases, an advance payment is provided, the remaining amount is transferred later. This fact should also be reflected in the contract being concluded.

In order to carry out state registration of the concluded contract, the following documents must be submitted:

• directly contract;
• design documentation for construction;
• certificate of ownership of the land subject to development;
• passports of parties to the agreement;
• statements of the parties to the contract;
• cadastral plan;
• a plan of the facility under construction containing the address, information about the number of storeys and the number of premises;
• building permit.

In some cases, other documents are required.

When signing a contract, it is important to pay attention to the following points:

1. construction completion date;
2. the term for the transfer of ownership of the apartment, as well as the documents necessary for its registration;
3. terms of termination of the contract;
4. obligations of the parties, consequences for their violation.

It should also be remembered that a separate clause in the contract should be highlighted fixed cost per square meter acquired apartment.

Step 3. Obtaining an apartment and its keys

When buying an apartment in a house under construction, it is important to understand that from the moment of putting it into operation and until the apartments are transferred to the owners, it can go through up to 3 months. During this period, the construction company receives technical certificate for a new building, and also coordinates the layout with BTI.

Before you sign acceptance certificate, the owner must carefully inspect the purchased apartment. If at the same time any shortcomings or deviations from the project are identified, you should ask the developer to eliminate them, or pay compensation.

This requirement applies to engineering networks. If they are not connected or do not work at the time of taking the apartment, you should not sign the acceptance certificate until the problem is fixed.

Some construction companies require apartment buyers to sign an act, giving a verbal promise to fix the flaws.

In such a situation, you can act on your own, but experts advise get from the developer written consent to rectify deficiencies. However, if there is such an opportunity, it is better not to sign the act until all problems have been resolved.

When the acceptance certificate is signed, and the keys to the apartment are transferred to the owner, begins utility billing. In this case, the occurrence of the obligation to pay for such services is legislatively recorded:

• after the organization of HOA;
• after signing an agreement with the operating company.

In practice, this takes time, during which the costs fall on the shoulders of the builder. Therefore, usually buyers are required to pay utility bills for several months in advance (usually no more than 4).

Experts do not recommend settling in the purchased apartment, as well as repairing it until it is received certificate of registration of property. Up to this point, the apartment will be inspected by BTI employees and, if they reveal a discrepancy between the apartment and what its condition was when the house was put into operation, they may demand that the premises be restored to their previous condition.

Step 4. Registration of ownership, registration

For registration of the apartment in the property will have to contact Registration chamber. This can be done both through an experienced lawyer, and independently. In the second case, the costs will be lower, but it will take a lot of time and effort.

To register an apartment in the property, you must provide acceptance certificate and commissioning decision.

When will be received certificate of state registrationYou can register in the apartment. To do this, contact UFMS.

The following documents will be required:

• application for registration in a new apartment;
• passport;
• extract from the previous place of residence;
• certificate of state registration of property.

👉 When all steps are completed, the process of acquiring housing from the developer can be considered completed.

What to choose: buying an apartment directly from the developer or through an intermediary (real estate company)?

4. Buy a new apartment from the developer or through a real estate agency - where is better?

To purchase an apartment in a new building, you can contact the developer or a realtor. It all depends on your goals and preferences.

• If the house is already selected, and the buyer is confident in his decision, You can directly go to the developer.
• If in doubt I want to compare several options or the buyer is looking for where it is profitable to invest in construction, you should contact the agency.

In any case, it should be remembered that each of these options has as advantagesand limitations. Let's consider them in more detail.

🏗 Acquisition of an apartment directly from the developer

It is natural that in the office of the builder the buyer is offered only apartments in new buildings of a particular construction company. They cannot sell an apartment in another house here. They will not tell buyers about the shortcomings of their homes, but they will gladly share the negative aspects of other developers.

Keep in mind that construction companies usually do discounts only for illiquid apartments that are not in demand. It is also impossible to acquire real estate for the transfer of rights.

☎ Purchasing an apartment through an agency

Experts recommend in order not to fall into the tricks of developers, contact the real estate agency. Various new buildings from reliable construction companies will be provided here.

Moreover, there is much more choice гораздо than directly from the builder. Moreover, the agency will honestly talk about the advantages and disadvantages of each new building. And in case it is necessary to sell an existing apartment or room, the agency will help with this.

They also provide advice on mortgage and provide support in its design. In most cases commission the developer pays for the services of the agency, for the buyer they are free.

5. What is more profitable: to buy an apartment in a house under construction or in an already commissioned one?

The cost of an apartment in the same house can vary significantly depending on the stage of its construction. Can highlight 4 main purchase options depending on the construction phase. Let's consider all in more detail advantages and limitations each of them.

At what stage of building a house is it more profitable to buy an apartment - let's figure out all the options and find out all the pros and cons

Option 1. Before sales

Some developers offer to buy an apartment before the start of sales. In this case, the cost will be minimal. Thus, you can buy an apartment in a new building inexpensively.

In accordance with the law on construction, developers have the right to start selling apartments only after it is completed Conclusion of compliance of the Ministry of Construction.

In practice, some construction companies prior to this stage begin a conclusion with potential buyers. reservation contracts. With this agreement, the buyer confirms the intention to purchase an apartment, and the developer in return provides a minimum price for it. For such a service, the buyer pays 10-50 thousand rubles.

There are several advantages (+) of the reservation contract:

• lowest cost, in some cases, you can buy real estate at almost its cost;
• low transaction risk - if the conclusion of the equity agreement does not follow, the funds deposited will be returned to the buyer (it is important to ensure that this is stated in the agreement);
• maximum choice - you can pick up an apartment with a layout you like and choose a comfortable floor.

Despite the serious advantages, the purchase of housing at the booking stage has several disadvantages.

The minuses (-) include the following:

• there is no guarantee that the transaction will ultimately take place;
• not always the amount paid under the reservation agreement is used to pay for the apartment, in some cases it’s just commission for the service (all this is prescribed in the contract).

Booking contracts do not need to be registered with the Rosreestr, so you need to study them as carefully as possible even before signing.

In some cases, dishonest construction companies conclude several such agreements for one apartment. As a result, the buyer can remain not only without the housing they like, but also without the money contributed. In addition, precious time will be lost.

You can protect yourself by ensuring that the reservation agreement contains refund clause.

Option 2. Stage of excavation

When permits are prepared, the developer proceeds with the implementation of the zero stage of construction, which is otherwise called excavation stage.

At this moment, the preparation of the foundation begins. Statistics show that it is at this stage that almost 1/3 all future apartments.

Among the advantages of acquiring at the stage of excavation are the following:

1. undervalued - compared with the price of apartments in a commissioned house, the difference can reach up to 20-30% (depending on the region);
2. large selection of layouts, number of storeys and other parameters of the future apartment - first buyers usually occupy the best real estate;
3. installment plan (in most cases, you can pay without interest).

However, there are a number of disadvantages of buying an apartment at the stage of excavation:

• waiting for settlement for several years;
• risk of construction freezing (eg, in the absence of demand for apartments or with an increase in expenses of the construction company for various reasons);
• the risk of changing the project of a new building or its number of storeys - the less floors are built, the higher the risk;
• double expenses until the house is commissioned - for rental housing and installment or mortgage installments;
• postponement of completion of construction and delivery of new buildings is possible.

Option 3. The new building is half ready

For those who do not want to buy real estate at the stage of excavation, considering such a purchase too risky, there is an option - invest money in the apartment when the house is ready half. The likelihood of freezing construction at this stage is significantly reduced, while the cost of apartments at the same time remains reduced.

Among the advantages of acquiring apartments in new buildings, half finished, the following can be distinguished:

• shorter waiting time for an apartment compared to previous options;
• the cost is lower than in the finished real estate market;
• it is possible to check the progress of construction and its compliance with the deadlines;
• the probability of freezing a construction site is significantly lower (but still persists).

The disadvantages of buying an apartment in such houses are as follows:

• apartment cost is approximately higher 15% than when buying at the stage of excavation;
• the most successful options are usually already sorted out;
• the likelihood of increasing the deadline for putting a new building into operation remains.

Experts do not recommend to purchase apartments if the developer unexpectedly significantly reduced the price. Often this indicates a lack of finance at the end of the current construction.

To minimize the risk of increasing the deadlines for commissioning a new building, you can check if it is accredited to banks. Large financial organizations, before approving a house under construction, check documents both for the house being built, and directly to the construction company itself.

Option 4. The house was commissioned

The least risk is to buy real estate in houses that have already been commissioned. However, in this case, the cost of the apartment will be maximum. Of course, you can use stock offeror ask the construction company to do discount. But in any case, the savings are unlikely to exceed 5%.

The advantages of buying this option are as follows:

• the transaction is safe, as the new building is completely ready and put into operation;
• settlement can not be delayed for a long time;
• at the time of acquisition, the buyer can already see how the new building corresponds to the project, what is the quality of the house, as well as the surrounding area and infrastructure.

Despite the large number of advantages, buying an apartment in a finished house has some disadvantages:

• the cost is higher than in a house under construction;
• likely over the next 1-2 years of trouble will be delivered by neighbors who make repairs.

The specialists of one of the largest banks in Russia conducted an analysis and found that on average 2016-2018 the construction period from the moment of its beginning to the end is 2 years. In most cases the first year is sold 50% of all apartments.

The sales volume is determined reputation construction company as well home building region. The largest developers 50% of apartments are already sold out within 9 months.

In the second half of construction, the sale is still about 30-35%. The remaining property is sold after the commissioning of the new building. Such statistics are typical for the apartment market economy and comfort class.

Buying an apartment in an unfinished house, it is important to understand that the settlement is not done immediately after the construction process. For commissioning, connection to engineering systems, registration of property can go up to 12 months.

In any case, you should compare the options described above and choose the most suitable for you. To make the analysis easier, their main features are presented in the table below.

Table: “Features of various housing purchase options depending on the construction phase”

Which is better to buy an apartment: with or without decoration?

6. Is it profitable to buy an apartment with a finish in a new building

According to statistics, the demand for apartments in new buildings with finished decoration. This is primarily due to the desire of customers to optimize costs as much as possible. Self-repair of the purchased apartment is always very expensive. In addition to financial costs, it takes a lot of time and effort.

The sale of apartments with a ready repair has begun In the middle 2 000years. At that time, the market saw a decline in demand for real estate.

In order to attract customers, construction companies began to sell finished apartments. Some of them went even further and began to develop various design solutions, offering renovated apartments in a certain style.

When choosing a property with repair, experts recommend paying attention to finish cost. The optimal price is called within 10 000 rubles per square meter. If repairs are more expensive, many buyers refuse such a service.

Traditionally, there are 2 main stages of decoration of apartments:

1. Rough finish. In general, this concept means the complete absence of any finish. Such repair implies the presence of only basic elements: Entrance door, double-glazed windows, as well as heating system. In some cases, also established interior doors. The buyer of the apartment will have to independently equalize the walls, glue the wallpaper, do the wiring of electricians and other necessary work. Only after they finish housing will be ready to move in.
2. Fine finish. In this case, the builder makes repairs, its cost is included in the price of the apartment. Finishing includes: painting the walls, wallpapering, laying linoleum or parquet. Tiles are laid in the bathroom and toilet, or walls are painted.

Finishing from the developer is suitable for those buyers who do not have time for independent repairs or do not have the money to do so.

It is also important to remember that recently building materials have risen significantly. However, the income level in most cases has not changed. That is why buyers prefer to buy apartments with a ready repair.

 The experts thought that when buying a two-room apartment with a fine finish, you can save about 200-400 thousand rubles. Of course, this amount is approximate and can vary significantly.

On average, repairs have to be paid approximately 5-10% of the initial cost. But the total amount is usually less than the cost of self-repair.

Another advantage apartments with a fine finish - the opportunity to immediately settle. Also, such apartments are often purchased by those who invest money in real estate for the purpose of their subsequent lease.

7. Useful tips for those who want to buy an apartment from the builder in a new house

To avoid possible problems when buying an apartment from the developer, experts recommend that you seek help from professional lawyers. Of course, this entails additional costs. Therefore, it is not superfluous to take advantage of the advice of specialists below.

Tip 1. Carefully check the developer

Checking the developer takes a lot of time. At the same time, you should not focus only on information on the Internet. Even if there are no negative reviews about the developer on the network, this does not guarantee its reliability.

A construction company may be too young or just a shell company. By no means always does the developer during the activity fulfill all the requirements of the law.

Experts do not recommend collaborate with companies that offer to sign preliminary contract of sale.

You should not do this even in cases where the developer’s documents are in order and there is indirect evidence of its reliability. The preliminary contract does not comply with Russian law.

Tip 2. Take your time choosing

It is not worth rushing to choose a construction company and purchase an apartment. Not everyone understands, but the real estate market today, despite its instability, is not characterized by randomness.

Often, in the wake of rumors of an imminent increase in prices, buyers are in a hurry to purchase real estate. In fact, the cost does not grow sharply. Moreover, after the increase, often there are periods of decline in the cost of apartments.

Therefore, you should not rush into a purchase. It is important to carefully analyze your financial capabilities, choose a construction company, district and a suitable apartment.

Tip 3. You should not make alterations to the apartment until the property is registered

If you make a redevelopment before the state registration, BTI may require that the apartment be returned to its original state. Moreover, in the process of measuring real estate by employees of this organization, disagreements with the developer may arise.

The area of ​​the apartment may not correspond to the one stated in the documentation:

• If she will be bigger The buyer may be required to pay a surcharge.
• If the area is smaller, it will be possible to submit the relevant claims to the developer.

In any case, the apartment at this point in time should be in its original condition.

👉 Following the tips above accurately helps you avoid a whole series of troubles.

8. FAQ - Frequently Asked Questions

The purchase of an apartment in a new building is a rather complicated process, which often causes buyers a lot of questions. To save your time, at the end of the publication we traditionally respond to the most popular of them.

Question 1. What floor is better to choose when buying an apartment in a new building?

When choosing an apartment, the buyer has to determine a huge number of its parameters. One of the most important, many consider flooron which it will be located. When choosing it, it is difficult to give any universal advice, since the subjective components are of great importance.

When choosing the number of storeys of an apartment, it is necessary to consider:

1. For older people and families with children, the lower floors are great:
2. the upper floors are appreciated in new buildings located in the picturesque areas of the city;
3. nobody canceled the financial side of the issue - usually the cost of apartments on the ground floor is lower by about 15%;
4. it is also important to study the infrastructure - on the lower floors it can be noisy if the house is located near highways, large playgrounds and sports grounds, large cafes and shops.

Before deciding on a choice, it is worth analyzing advantages and limitations apartments on different floors.

First of all, we consider the key points for different floors:

• Ground floor apartments most often bought for reasons of economy. Also, many purchase them for rent, since in most cases the number of storeys does not affect the rent. In addition, the first floors are preferred by those who have a small child, as well as pensioners and people with disabilities.
• Apartments on floors above the 16th suitable for those who do not have a fear of heights, as well as lovers of the view from the window. But in this case, it is worth clarifying how the communications are summed up. If from below - there may be problems with the pressure of the water. In modern new buildings over residential technical floor. This is where all the necessary communications are located. If the house is built in accordance with these principles, there will be no problems with the pressure of water even at the very top.

For ease of comparison, the pros and cons of apartments located on different floors, we presented in the table.

Table: “Advantages and disadvantages of apartments located on different floors”

Question 2. How to buy an apartment in a mortgage from the developer?

Analysis of statistical data on the real estate market allows us to see that today there is a tendency to increase demand for mortgages in order to purchase apartments in new buildings. First of all, this is due to the availability of preferential mortgages with state support. Thanks to her, mortgage rates in the primary housing market are lower than in the secondary.

A high level of construction intensity leads to a significant increase in the supply of apartments. As a result, a large number of developers and credit organizations operate on the market. Such diversity often leads to difficult choices. Therefore, further we will consider in detail the phased process of acquiring housing in a mortgage in new buildings.

Detailed instructions for buying an apartment in a mortgage from the developer

Stage 1 Choosing a new building

The choice of a new building is the first fundamental step. The list of lenders willing to provide a mortgage is largely determined by the chosen house.

It turns out that in the first place you should choose an apartment that meets your requirements, including relatively cost, location, commissioning deadlines. When the house is selected, the developer will provide the buyer with a list of credit organizations in which he is accredited.

Stage 2. Property booking

When a house under construction is selected, you should book an apartment in it. This is done so that during the preparation of the application for a mortgage loan, its consideration by the lender, preparation of documents for the transaction, the buyer is sure that the selected housing is assigned to him and can not be purchased by someone else.

Booking can be carried out according to several schemes (the option is determined depending on the selected developer):

1. Oral reservation It is rarely used by construction companies. Most often, its term does not exceed 14 days. At this time, the buyer manages to apply for a mortgage to a credit institution and wait for its consideration.
2. Oral reservation with the signing of an agency agreement. In this case, the same actions are first performed as in the previous scheme. By choosing a specific apartment, the buyer verbally book it with the developer. When a positive decision is received on the application for a mortgage, is agency contract. It implies not only the choice of an apartment (which has actually been chosen), but also the support of the transaction at all its stages.
3. Signing an agency agreement for a fee. Buyer and construction company sign agreement about booking a specific apartment. For this, the developer receives a contribution in the form of a commission. The result of the contract is that the selected property is assigned to the future buyer and is not sold to other citizens.

When booking a scheme with the signing of an agency agreement, it is important to immediately discuss the terms of the refund. If you do not do this, there is a risk that in case of a refusal on the application for a mortgage, the booking fee will not be refunded.

Stage 3. Mortgage application

Having received a list of banks with which the selected new building is accredited, the buyer submits applications for a mortgage. If received positive decision, you must immediately inform the construction company about this and begin to prepare a transaction for the purchase of an apartment.

We already talked about where it is more profitable to take a mortgage in a previous article.

Stage 4. Insurance policy

As a rule, the borrower is given the opportunity to independently choose an insurance company.

Wherein important to remember, that in accordance with the legislation governing the registration of a mortgage, collateral insurance is mandatory.

In contrast, the acquisition of an insurance policy for the life and health of a client receiving a loan is voluntary.

Stage 5. Apartment acquisition transaction, mortgage agreement

The date of the transaction for the purchase of an apartment is appointed by agreement of all its participants.

This procedure includes the signing of the following documents:

• mortgage agreement;
• equity agreement;
• voluntary insurance agreements (if necessary).

Stage 6. State registration

The equity agreement, as well as the mortgage agreement are subject to mandatory registration in Regpalate. In this case, the right to an apartment under construction is officially formalized, and also imposed on it encumbrance.

It is from the moment of state registration that the payment of monthly mortgage payments begins.

Stage 7. Commissioning of a new building

When all construction work is completed, and the house is brought to a condition suitable for living, the construction company turns to Department of State Construction Supervision.

This body appoints a new building check. During this procedure, a special commission examines all the documentation. In this case, the conformity of construction work with documents is checked.

If there are no violations during the procedure, the construction company will receive permission to commission a new building. Only after this are issued acts of acceptance of housing to the owners.

Stage 8. Appraisal of the apartment

A specialist of the appraisal company inspects the apartment and draws up a report on its value. This document is provided to the credit institution, as well as to the insurer.

Stage 9. Mortgage registration

After registering the ownership of the apartment in the bank where the mortgage is registered, it is compiled without fail mortgage - a document that confirms the fact of encumbrance of real estate.

Important to remember, that the mortgage must be registered with the Registration Chamber.

Stage 10. Obtaining a certificate of ownership of the apartment

To register ownership in the Regpalat, you must provide the following documents:

• equity agreement;
• acceptance certificate;
• mortgage;
• appraisal company report;
• receipt of state duty.

A specialist, picking up a package of documents, without fail issues receipt on their receipt and indicates the date when the corresponding certificate will be ready. Legislatively determined that the registration period is 5 working days.

Stage 11. Registration of an insurance policy for an apartment

Upon receipt of a mortgage, insurance of the apartment, which is the subject of a pledge, is mandatory. In this case, the policy is issued only after all the steps described above have been completed.

In fact, the process of obtaining a mortgage to buy an apartment in a new building is quite time-consuming. Specialists recommend that those who do not have time or desire to turn to professionals for help - mortgage brokers. And for those who want to know how to get a mortgage for an apartment on their own, read our last issue.

Question 3. What is the DDU when buying an apartment in a new building?

Equity agreement (DDU ) is a way of buying an apartment in a new building, which is being built using the money of buyers.

According to paragraph 1 articles 4 federal law 214-FZ in accordance with the DDU:

• developer within the agreed period on their own, or involving other persons, performs the construction of an apartment building or other real estate. Upon completion of construction, the company draws up permits for putting them into operation.
• In this case, the other party to the contract - shareholder - assumes the obligation to pay the amount of the value of the acquired property and accept it at the end of the construction in the presence of permits and no shortcomings.

The purchase of an apartment under an equity agreement has several features:

1. Mandatory state registration of the agreement. Only when the contract entry is entered in Rosreestr, it is valid.
2. The ownership of the apartment is not immediately registered. This procedure is carried out only when the house is put into operation, and an acceptance certificate is also issued and signed.

When registering a DDU, it should be borne in mind that real estate will not become the property immediately. In this case, there is a possibility that the deadlines for putting the house into operation will be disrupted. There is also the risk of a complete stoppage of construction. This leads to the need to carefully choose the developer.

Question 4. How is the purchase of an apartment for the transfer of rights in a house under construction?

The success of an apartment purchase transaction in case of transfer of rights is largely determined by following a certain algorithm. To avoid problems, you have to consider a number of nuances. The main steps in the procedure are briefly described below.

Stage 1 Developer Verification

Before agreeing to purchase an apartment for the transfer of rights, you should carefully check the construction company.

In this case, you should pay attention to the following characteristics:

• term of activity;
• reliability of constituent documentation;
• availability of permits for construction;
• whether ownership of the land or long-term leases are issued.

Stage 2. Preparation of documents

To make a deal, you need to prepare a package of documents.

In this case, the seller of the apartment will be required:

• contract drawn up with the developer (most often preliminary or DDU);
• the consent of the construction company to conduct the transaction (if the price of the apartment has been paid in full, it is only necessary to notify the developer; if the buyer paid in part for the property, it will be required written approval);
• in case of marriage, the consent of the spouse;
• documents confirming the payment of the amount of the purchased property.

The buyer provides for the transaction passport, as well as in the case of a registered marriage - spouse's consent.

Stage 3. Execution of contracts

When all the necessary documents are provided and verified, execution is made assignment agreement.

Keep in mind that its form must be consistent with the form of the original agreement. If such an agreement is certified by a notary public, the assignment agreement will also have to be certified.

An essential condition for the contract under consideration is its subject. They are the transfer of the right to claim the apartment. It’s important that the agreement contains detailed information about what rights and to what extent will be transferred.

Moreover, it should be prescribed on the basis of which such a transfer of rights. The remaining terms of the contract are considered secondary and are entered by agreement of the parties to the transaction.

Stage 4. Contract registration

The assignment agreement must be registered in Rosreestre. To do this, contact Regpalatu or in Department of the multifunctional center (MFC).

Money is transferred only after the registration procedure is completed. Transferred from 5 before 10 days from the date of application.

Stage 5. State duty payment

The size of the state fee is determined by the status of the parties to the transaction:

• if they are individuals, you have to pay 2 000 rubles.
• if legal entities - 22 000 rubles.

In this case, if several applicants apply to the Regpalate, the amount of the state duty is divided equally between them. Without fail, each participant in the transaction is issued receipt about payment of duty.

9. Conclusion + video on the topic

Buying an apartment in a new building has a number of advantages. However, there are disadvantages to such a procedure. Before purchasing property from the developer, it is important to consider all of them.

Even before the start of the transaction, it is necessary to carefully study all its stages and nuances. This will help to avoid possible problems.

In conclusion, we recommend watching a video on how to correctly purchase an apartment in a new building and in the secondary market:

That’s all with us.

We wish each Rich Pro reader to purchase his own apartment in a new house. Let the transaction on its purchase be successful without any difficulties!

If you have any questions, comments or additions on this topic, then write them in the comments below. Also share material with your friends in social networks. See you soon!

Watch the video: What is Better - Buying an Apartment Complex vs Building One - MM029 (December 2024).