7 features of buying an apartment in a new building at the stage of excavation

Almost half apartments in new buildings sold until the final stage of construction. This is due to significant cost savings, which can reach 25% or more. But in addition to the noticeable benefits, this method of acquiring real estate carries significant risks. What needs to be considered in order to make a bargain, not to lose your money and get an apartment on time?

No. 1. The advantages of buying a house at the stage of excavation

Many people buy apartments in the pit stage because of the benefits. Lower cost of housing is the main selection criterion. The price is reduced in order to attract additional funds. Almost every developer is interested in this, because he gets obvious benefits and will be able to use the money of co-investors for building a house, and not the loan funds, which will have to be paid back with a high percentage. It is clear that the less credit funds are used, the lower and more attractive for the buyer will be the cost per square meter of housing.

The plus is the ability to get installments from the builder. Its period is negotiated by the parties, but, as a rule, it is limited to the period of construction of the house. Some companies offer it without interest.

Attracted to many the opportunity to choose. If a person showed a desire to buy housing at the initial stage of construction, then he is given the opportunity choosing the layout of the apartment, square and floor. The most attractive options are bought up precisely at this stage. After the construction of the house is completed, about 20–25% of the apartments are not sold. Many of them are on the upper floors or with an uncomfortable layout. Multi-room apartments are not in demand.

No. 2. Cons of housing purchase at the stage of excavation

Acquisition of an apartment at the excavation stage there is a risk. It may be the possibility of being deceived. There are cases when, after paying for housing, people did not wait for the completion of construction. Among developers, honest and reliable companies do not always come across. Fraud firms often embark on building a housebut when selling apartments use double sales scheme. With her, several people can become owners of one apartment at once. Protects against such risks conclusion of an agreement on shared participation in construction.

Another disadvantage is the need wait for the completion of construction. This period may be extended several times. Even if the contract indicates 3 years, the work can be completed after 5 or more years.

In order not to become a victim of fraud and not to contact an unscrupulous developer, before signing documents and giving money, you need make inquiries about this company and understand how reliable it is.

No. 3. Where to find information about developers?

A potential buyer should inquire about a construction company. If she has a bad reputation, then it is better to refuse to conclude a contract. It will be useful to learn something about the already commissioned objects, the history of their construction. In the first stages, the Internet will greatly help you.

To find official data on the developer can be on his website, which indicates the history of the company, information about investors and creditors, about the commissioned objects, about the objects under construction and the terms of their completion. If the company cooperates with big banks, then this is an additional guarantee of reliability for the buyer. The lack of a developer’s own website suggests that this is a solid company, which is not recommended to trust your money. Necessary analyze and apartment prices: too low cost should alert, because a successful company will not sell apartments below their real value.

An important source of information is interest-holders forums and their reviews about a specific company. There you can find the information that is not indicated on the official website. If there were any problem situations, there was a delay, then it will be indicated on the forums, there you can also find information on how the developer resolved conflict situations. Not bad at this stage also visit the construction site itselfto make sure that construction work is really underway.

Number 4. What documents should the developer have?

If the builder passed the first stage of the inspection, then when you visit a company representative or an apartment sales manager, you need to make sure that everything is in order with the documents, otherwise big problems can arise after the construction of the house. Check should constituent documentsto which the charter of the company relates, a certificate of entry into the unified state register of legal entities, a certificate of assignment TIN.

It is important to make sure that the company owns the land where it is building the house, which should indicate certificate of ownership of land. Moreover, of great importance land purpose. The documents should indicate that this territory is intended for the construction of a residential building at the specified address. If the plot will be, for example, for agricultural purposes, then it will take a long time to move into the built house. It doesn’t hurt to make sure legality of land acquisition: if bidding was held, then this should be indicated.

They deserve special attention houses that are built with the participation of authorities and are a public investment project. In this case, as a rule, the state gives the developer a place to build a house, and the company agrees to provide certain areas to the ownership of state bodies, which are indicated in the preliminary protocol for the allocation of space. It is important to make sure that your apartment does not become the property of the authorities after the construction of the house, which may entail the sale of this apartment without your knowledge.

The developer must have license, which gives him the right to engage in construction activities. The license must be valid for the construction of the house, and the height of the buildings that the company can build should be indicated in it - check this parameter with the height of the house to be built. Check should and building permit, especially the timing and relevance of this permit to a particular house.

Also, the developer must provide all the necessary design documentationas well as have state examination of design documentation. Anyone who will sell an apartment in a future house must have the documents of an authorized representative of the company, unless, of course, the developer himself is involved in sales.

You can ask the company what banks is it accredited. This, of course, is not the most accurate indicator, but it can still testify to the reliability of the developer, because the bank also carries out its verification before accrediting. It is better to pay by bank transfer.

FROM terms of the contract that the developer offers youIt is best to familiarize yourself in a relaxed home environment to study all the details and conditions.Better at this stage consult an experienced lawyer in these matters, because an unprepared person may not notice the important aspects that determine the rights and obligations of each of the parties. A lawyer can suggest the main risks and warn if the developer is trying to trick you.

According to law residential construction must be insured. The buyer needs to ask about the insurer, preferably if it is a well-known company.

No. 5. Contract with the developer

To ensure that the acquisition of housing at the zero stage of construction is safe, experts recommend concluding equity agreement between the parties. It records all data about the object, the time of completion, the cost per square meter. To resolve this issue, the Federal Law No. 214 was adopted. If the company sells according to other principles, then the possible risks increase.

According to the mentioned federal law, the constructed object is transferred to the participant in shared construction after obtaining permission to put into operation. An agreement on shared participation in the construction is registered in Ruseestr, which is a guarantee of the absence of double sales. The buyer thanks to such an agreement receives the maximum level of protection, and in case of failure to meet the deadlines or the provision of inappropriate property to him, he can terminate the cooperation unilaterally. A developer who sells apartments under such an agreement undergoes strict control in state bodies, therefore information about him is as transparent as possible. The document must indicate the time of construction of the house, the cost of the apartment, the address of the object is indicated and warranty obligations are given.

Not every developer works under an equity agreement and complies with all the rules for its preparation. According to statistics, in Moscow there are only about 20% of such proposals. Buying an apartment in a new building at the pit stage under other types of contract is a more dangerous and risky business.

Some companies offer to conclude preliminary contract of sale. The risk is that such a deal is not registered anywhere. Another option for fraud is to provide developers bills. The client purchases this document, but he does not have any guarantees for the apartment, and the bill does not indicate what kind of housing you are getting.

Another risky type of cooperation is contract for participation in housing and communal construction. In this case, you contribute to join a cooperative, which acquires an apartment for you. All conditions are prescribed in the charter of the cooperative, so a lawyer must carefully study it. Risks include the purchase of an apartment through housing cooperatives: in this case, you need to carefully study permits and licenses of the developer.

If the deadlines for home delivery are delayed, the company may offer to sign extension agreement. It is better not to sign such documents, otherwise it will then be impossible to recover the penalty from the company in connection with the failure to fulfill their obligations.

Most of the apartments are purchased in a mortgage. It is very important to correctly approach the study of the mortgage program of the bank. It may also depend on the construction phase, since at the initial stage the greatest risk, and hence the cost of the loan, is greater.

No. 6. District Infrastructure

At the stage of the pit, it is impossible to assess the quality of the building materials used and the evenness of the walls, but the area can be easily estimated. First of all, it’s worth figuring out how well developed in a particular area is the infrastructure and transport interchanges. The latter is especially true for those who use public transport. Other factors are important for owners of their own car: are there traffic jams on the road leading from the future home to work, what is the quality of the road surface, are there parking spaces in the yard, and is there a place in the underground parking.

Number 7.What should be taken into account when receiving an apartment?

When the construction of the house is completed, the developer invites to accept the purchased apartment, and upon the inspection is made acceptance certificate. At this stage, you need to look at both and indicate to the developer for each non-compliance with the previously agreed conditions. Pay attention to the evenness of surfaces, the quality of workmanship, communications, as well as the area of ​​the apartment, because it may turn out that it is a couple of square meters less than indicated in the documents. All deficiencies must be eliminated, and the missing area compensated. If the developer is not ready to peacefully resolve the conflict, then it will be necessary to resolve the issue through the court.