Financial fraud in the real estate market is a rare occurrence. There are significantly fewer such cases recorded than, for example, cases of theft of money from cards via the Internet. However, if this happens, then this, as a rule, is fraught for people with the loss of large sums of money, sometimes even all their savings for their entire lives.
In most cases, buyers fall for the tricks of criminals due to the many legal subtleties and nuances in the real estate industry, which most of them have never encountered and are not familiar with.
Therefore, before purchasing a plot or house, in order to save your money, you should know what basic techniques and schemes are used by scammers in this market.
Buy a dacha only from the owner
This is not even “firstly”, it is “in the main”. A dacha, like any real estate, must be purchased only from the owner.
The right to a house and land is confirmed only by one of the following two documents:
- certificate of ownership
- (or extract from the Unified State Register of Real Estate)
From a legal point of view, these documents have equal value; it’s just that until 2021, ownership was confirmed by a certificate, and later by an extract from the Unified State Register of Real Estate.
KelodFORUMHOUSE Member
Certificates are no longer issued; they have been replaced by extracts from the Unified State Register of Real Estate.
If there is a house on the site
If only a plot of land is being sold, then you will need a cadastral passport of only the most sold land, but if there is a house or other structure on the plot, you also need to add a technical passport for a residential building or a cadastral passport. Such documentation can be obtained from the Technical Inventory Bureau. When selling a dacha plot, you should also submit an extract from the House Register if the dacha plot is being sold.
In the situation of purchasing a dacha plot, it is necessary to request an extract about registered residents (or absence), as well as a technical passport for a residential building (for a garden plot this can not be done), since, unlike a garden house, a dacha house gives the right to year-round residence and registration.
Don't trust and check
You need to get as much information as possible about the object that is selected for purchase. No matter how impeccably honest the seller may seem, you ALWAYS need to double-check what he says and order an extract from the Unified State Register yourself (the law allows you to request an extract about any real estate property in general).
In this way, you can avoid the main danger of buying a property that has already been sold to someone. The seller can provide the buyer with an extract from the Unified State Register of Real Estate, which was received before he sold it to a third party. You should try to get the most up-to-date information; the closer the statement is to the transaction date, the better.
Ignore the gardener's book
IkaRusMosFORUMHOUSE Member
I only have a gardener's book. Is it possible to rewrite the membership book to a new “buyer”, who will himself arrange for privatization of this plot?
The above question from our user describes a common, unfortunately, situation when, instead of a certificate or extract from the Unified State Register of Real Estate, the seller tries to slip in a gardener’s book. The buyer must immediately refuse such a transaction.
A gardener's book is not a document of title and does not confirm ownership of an object.
The buyer can rewrite the book in his name, but this will not make him the legal owner of the purchased dacha.
kOra AllaFORUMHOUSE participant
The neighbors do not have legal rights to the plot, so they cannot register it. The previous owner had no rights to sell it.
How to make sure the construction is legal
As a rule, dachas are built on land plots that are intended “for gardening” or “for dacha construction”, and in this case the owner does not have to develop and obtain permits for the facility, and the risk that the house is recognized as “self-construction” is excluded. But sometimes it happens that a country house is registered under a declaration in accordance with the law, but is built on a site intended, for example, “for gardening” or for agricultural work.
According to Andrei Kroytor, director of the country real estate department, it is prohibited to build any permanent structures on such sites. Therefore, an object may be recognized as an unauthorized construction even despite state registration of ownership. In this regard, it is important for the buyer of a summer house to find out the intended purpose of the site on which the house is built.
Take into account the specifics of the dacha
Country real estate has its own specifics and its own pitfalls. In many ways, successfully buying a dacha is much more difficult than buying an apartment. It is imperative to check whether any restrictions are imposed on the site.
Serious restrictions on construction on the site are imposed by the proximity to:
- water protection zones;
- sanitary protection zones;
- industrial zones;
- coastal areas;
- railways and roads;
- Power lines;
- objects of culture.
Kir313FORUMHOUSE Member
I bought a plot for individual housing construction. I ordered a house project. At the same time, I received a GPZU. I received a project for a modern house with a flat roof, a ground floor and two floors. Submitted documents to receive RnS. I began to prepare for construction and dug a foundation pit. The RnS was refused due to the fact that the land is located within the boundaries of a natural-historical landscape and requires approval from the Moscow Department of Cultural Heritage.
RoaromaForumHouse Member
By my standards at that time, I carefully approached the choice of site. I looked at more than a dozen in four places: the money was burning my pocket and it was necessary to start building. As a result, he “came up” - he got the proximity of a grain flow.
For those who plan to buy not just a dacha plot, but a dacha plot with a house, experts advise ordering from the Unified State Register of Real Estate a separate extract for the plot, and a separate one for the house. A lot of useful information can be obtained through the free services of Rosreestr:
- “Reference information on real estate objects online”
- "Public cadastral map".
What to look for
What to look for
There are a large number of articles on how to choose the right dacha. They help determine the main search criteria. The following are considered important: infrastructure, nature, location, shape and area of the site, logistics. It is worth comparing all offers on the market and selecting 7-10 objects. It is best to come to the site with a lawyer or builder you know. When choosing a summer house, a fresh look from a specialist is important.
We make sure to clarify the cost of housing and communal services. You need to get to know your neighbors and find out how suitable the area is for living. A lot of information about country houses has been collected on forums. On the Internet, people discuss pressing problems, share good news and give recommendations regarding the purchase of real estate.
It is necessary to buy a country house with a plot after a detailed review of the documents. If everything is fine with them, then we make inquiries about the environmental situation. You cannot live next to landfills, industrial enterprises, or highways. If a multi-storey building is planned nearby, then extraneous sounds will constantly disturb you and prevent you from resting.
The question of which dacha to choose must be approached with full responsibility. It is worth making sure that communications are working properly, and that the operating services are conscientious and decent.
Please note:
- Transport interchange and access roads. Roads must be in good condition so that if something happens, rescuers, firefighters, and medical workers can reach the site.
- Communications, in particular electricity and water supply. Very often in winter there may be no power for 2-3 hours a day, so you need to find out if such incidents occur. You also need to find out whether the water service is turned off during the cold season. If there is an independent source of water supply (well, borehole or standpipe), then this is one of the advantages.
- Is the residential premises and, in particular, the entire village protected? It’s good if the place where the house is located is well lit and there are at least some cameras. Safety comes first, so if the security of summer cottages is organized and there are guards or responsible persons, then you can put a plus sign next to this criterion.
- Facilities. Sometimes you may need to choose heating for your dacha yourself, but if you already have a heating system, then you need to check whether the ceilings are insulated, whether heat is retained, what kind of flooring and windows are in the house. A thorough inspection will allow you to maintain a comfortable temperature in the rooms during the cold season.
- Technical condition of the cottage and equipment. We check the water supply, stove, stove, fireplace, boiler, and sewage system. It is important what the condition of the fence is.
- Ground water level. An important criterion, since it determines whether the dacha will be flooded during rainstorms or melting snow. We inspect the subfloor of the house and basement for damp stains and mold.
If only cosmetic repairs are needed, then this is good news. The main thing is that the future owner does not encounter poor-quality installation of electrical wiring. If the load capacity of the electrical networks is incorrect, then living in the house will be unsafe.
Ecology
A summer house must be built from environmentally friendly raw materials. It is best if the building is made of wood. If you think about where to choose a suburban area, the answer immediately appears - away from city noise and a lot of transport.
There should be no sources of environmental hazard near the country house. You cannot buy housing near stations that transmit radio signals. Industrial production facilities, including factories, negatively affect the environmental background.
It is worth checking the radiation background on the site and the quality of the soil before buying real estate. To obtain reliable data about the land, it is recommended to conduct a geological survey. Sandy soil is ideal for building premises and living rooms.
Clay soil is also suitable for construction, but experts note that the financial costs will be greater. The indicators taken into account are the bearing capacity of the soil and groundwater.
Picturesque
Almost every person likes nature and a beautiful view from the window. Country houses with views of the mountains, river and forest have their pros and cons. A building erected on the bank of a river can be regularly flooded. If there are dense trees around the house, then the sun's rays will become rare.
In the question of where to choose a dacha, the criterion of picturesqueness is relevant, but not always the key one, since frogs, moles, snakes, and mosquitoes are found near ponds and forest plantations. If buyers are not afraid of insects, then the picturesque view and fresh air will delight them every day and will not bring any discomfort.
If you buy a dacha with a view of beautiful nature, then it is best to come to the settlement with the whole family for the weekend, and not live on a permanent basis.
Village infrastructure
When viewing advertisements for dachas, you need to pay due attention to the infrastructure. It is advisable to find as much data as possible about the location where the site is located. The developed transport infrastructure allows you to get to the house through various highways using a personal car or public transport.
If there is a train station and a bus stop near your house, then this is great news. Transport that travels to the city and other villages regularly becomes an advantage of the area.
The infrastructure of a village is considered good if it has:
- kindergarten and school;
- hospital and clinic;
- mail;
- several shops;
- cafe;
- auto repair shop and gas station;
- beauty salon, fitness room.
Shopping centers, entertainment venues, a cinema - this is an incomplete list of what will please buyers of country houses.
Transport connection
Realtors tell you which house to choose for your summer cottage and what to pay attention to while staying on the site. Summer residents often use different types of transport. Usually this is a personal means of transportation, but minibuses, commuter buses, and trains can be useful.
Good transport links will make living in the settlement comfortable. We need to inspect the access roads. If the road is very bad, then due to such a deficiency there is a possibility of regularly contacting auto centers.
The buyer should look at how wide the street is to accommodate 2 or more cars and whether the area allows for off-street parking.
Before you buy a plot, you need to find out how often transport runs in summer and winter. We need to think about whether the pedestrian routes to and from the bus stop are convenient. If public transport passes through the village, then it will be possible to travel to the city without waiting a long time for the bus.
Verify the declared and actual location of objects
The discrepancy between the actual location of objects and the one stated in the documents is the most common problem when purchasing a summer cottage; This happens all the time. The buildings on the site are located in violation of building codes, the fence is placed where it cannot be placed at all, and other issues are fraught with at least scandals, and even legal proceedings with neighbors.
How to avoid this - invite a cadastral engineer and inspect the site with him. Having received information about existing or possible problems, the buyer can calmly weigh the pros and cons and decide whether he needs this headache.
8. Take into account VRI
If the type of permitted use of the site is individual housing construction, then you can safely build a house on it with a foundation and any communications. If the plot is on agricultural land and it is intended “for running a personal subsidiary plot,” a residential building built on it is considered a self-construction – whether it is worth buying is a big question.
A site located within the boundaries of a zone with special conditions for the use of territories is a source of continuous problems. All construction is prohibited on this site; you cannot dig wells or make fires.
Now it is possible to build on dacha plots (category - agricultural, vri - gardening) only if this is allowed by the PZZ.
What documents should the buyer prepare?
The buyer does not need to collect a lot of documents to purchase dacha land and plots in gardening non-profit partnerships.
All he needs to do is collect the following:
- identification document and its copy;
- if a representative acts on behalf of the buyer, you must provide the appropriate power of attorney issued to him to confirm his authority;
- purchase and sale agreement (drawn up together with the seller).
