How to buy an apartment from a developer?

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Minsk 12 min.

Ramenki, CJSC (Western Administrative District)

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Lomonosovsky, CJSC (Western Administrative District)

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The most popular new buildings in the capital region

A catalog of residential complexes with prices from developers allows you to choose housing according to your family’s financial capabilities and individual preferences.

The completed new buildings contain housing aimed at families with average incomes or intended for wealthy consumers:

• Residential complex "Novokosino-2" (Reutov, Chelomeya St., microdistrict 10). The cost of one square is 85,000 rubles.
• Residential complex "Romashkovo" (Romashkovo, Rublevsky Ave., 40). The cost of one square is 70,500 rubles.
• Superior apartments
• Residential complex "River Park" (Moscow, Kolomenskaya st., 21). The cost of one square is 180,000 rubles.
• Residential complex "Planerny" (Khimki, Molodezhnaya st., 9). The cost of one square is 106,500 rubles.
• Residential complex "Mosfilmovsky" (Moscow, Mosfilmovskaya str., 88). The cost of one square is 106,500 rubles.
• Residential complex "Lefort" (Moscow, Soldatsky lane, 10). The cost of one square is 178,500 rubles.

The market contains many offers for consumers who are ready to buy an apartment in completed buildings. Familiarization with the catalog will allow you to compare not only the cost of finished apartments, but also architectural features, as well as the degree of remoteness of the residential complex from the metro or social transport routes.

Apartments in completed new buildings on the map

Apartments in completed buildings are more attractive to buyers than housing in an unfinished building. Of course, buying a living space and immediately moving into an apartment in a finished house is much more attractive than waiting for the completion date of a new building, for example, another year after the purchase. However, an apartment in a rented residential complex is, of course, significantly more expensive than living space in a building under construction. Thanks to this list, buyers have the opportunity to familiarize themselves with a complete list of all new buildings in Moscow, the construction of which has currently been completed.

Advantages of apartments in ready-made residential complexes

The consumer knows that they can move into a finished apartment without worrying about delays in construction work on site or about changing the developer, which is always fraught with additional problems. Ready-made apartments in new buildings are the epitome of comfort, since you can start a new comfortable life in them from the moment you move in.

The sale of finished apartments in new buildings in Moscow and the Moscow region is very active. At the same time, the price range of apartments sold varies significantly in the offers of different developers.

The cost of finished housing depends on several parameters:

• distance from the metro station;
• reputation of the developer;
• fulfillment of project delivery deadlines;
• Availability of promotions and discounts offered by the developer.

Among the most popular market offers are both economy class apartments and business offers in luxury residential complexes.

Procedure for purchasing an apartment in a rented building

In addition to shared construction schemes, the primary real estate market is also saturated with offers for the sale of apartments in new buildings, which have already been put into operation and are almost completely occupied.

According to Art. 4 Federal Law No. 214-FZ dated December 30, 2004, the DDU can be concluded from the moment a building permit is received until the house is put into operation.

Purchasing an apartment from a developer in a rented house is possible either under a purchase and sale agreement, or under a preliminary purchase and sale agreement (until the property is registered with the construction company).

So, to purchase housing that has already been commissioned, you must adhere to the following procedure:

• Contacting the sales department of the selected developer . It is necessary to familiarize yourself with the available apartments, study the project documentation, the presence of a certificate of commissioning of the house, study the constituent documents of the developer, the investment contract and other documents.
• Visual inspection of the selected premises. Together with a company representative, a visit and inspection of the selected premises is carried out. It is possible to use the services of BTI specialists in measuring the area, compliance with the project, etc.
• Conclusion of an agreement with the developer . Carefully studying the signed contract is the key to avoiding problems in the future. It is most reliable to conclude a purchase and sale agreement with a notary. In case of concluding a preliminary transaction, the main document must be signed immediately after registration of ownership of the developer.
• Drawing up a transfer deed . According to Art. 556 of the Civil Code of the Russian Federation (hereinafter referred to as the Civil Code of the Russian Federation), the transfer of real estate is carried out according to an acceptance certificate. It indicates all the significant characteristics of the premises and describes in detail the condition in which the apartment is at the time of its transfer to the buyer.
• Registration of ownership rights to an apartment . Registration is carried out in the manner established by Art. 29 Federal Law No. 218 dated July 13, 2015, in local branches of Rosreestr. To carry it out, the new owner must submit the necessary documents (project documentation, cadastral passport, act of putting the house into operation, contract, application, etc.), and also pay a state fee (2 thousand rubles for citizens).

Agreement for the purchase and sale of an apartment from the developer

From the moment an apartment building is put into operation, the developer cannot enter into agreements for participation in shared construction; the sale of apartments in new buildings in such cases is permissible only under preliminary or main purchase and sale agreements.

The buyer must understand that by concluding a preliminary purchase and sale agreement, he does not receive ownership rights to the housing, but is only given the primary right to conclude the main agreement on the conditions described in the preliminary document (Article 429 of the Civil Code of the Russian Federation).

The conclusion of preliminary agreements and payment under them are associated with a lot of risks for buyers - the absence of specific deadlines for registering rights, the lack of liability for failure to comply with the deadlines for concluding the main transaction, etc. So, it is advisable to immediately conclude the main purchase and sale agreement , which should contain:

• Full name and details of the parties . Please note that the name of the developer-seller must fully comply with the data specified in the constituent documents.
• Subject of the transaction . According to Art. 554 of the Civil Code of the Russian Federation, the contract must contain data that allows one to determine the real estate object to be transferred to the buyer from among other similar objects (location, number of floors, apartment and house number, area, etc.). The absence or incompleteness of such information makes the contract not concluded.
• Transaction price . According to Art. 555 of the Civil Code of the Russian Federation, the contract must also determine the objective price of real estate. Its absence makes the contract unconcluded.
• Rights and obligations of the parties. The main responsibility of the developer is to deliver an apartment in a new building that complies with the project documentation, is suitable for habitation and will not have unspecified hidden defects. The buyer's responsibility is to accept the object transferred to him and pay the established price.
• The procedure for accepting and transferring an apartment . The section should regulate the procedure and timing of the conclusion of the transfer deed (Article 556 of the Civil Code of the Russian Federation), its content and number of copies, the consequences of refusal to draw up, the moment of transfer of the risk of accidental death, the list of documents transferred to the buyer, etc.
• Responsibility of the parties . The parties' liability for failure to fulfill their obligations is regulated by a separate section. Thus, the amounts and cases of payment of penalties, penalties and fines, the procedures for their payment, the consequences of such liability, etc. can be established.

How to buy a finished apartment in installments

In order to attract new buyers and more quickly sell unsold apartments in new buildings, developers offer clients profitable installment programs. And if such proposals are not uncommon during the construction stages, then after the house is put into operation, they become an order of magnitude less numerous.

An installment plan is a method of paying the developer for the cost of an apartment, in which the payment is made not at once and in full, but in installments in accordance with the payment schedule established between the buyer and the company.

Conditions for the provision of installment plans when purchasing a ready-made apartment are included in the purchase and sale agreement. According to them, the buyer must make a down payment (30-50%), and pay the entire remaining amount in equal monthly installments. In this case, the buyer must take into account that:

• According to the offers currently existing on the primary real estate market, installment plans are provided for a period of 3 months to 1 year . Most of the programs are proposals with terms not exceeding 8 months, which indicates a large amount of monthly payments.
• The overpayment for such programs, especially in comparison with a mortgage, is minimal . As a rule, most installment plans are provided at 1% per month, which, given the short duration of the installment plan, is quite profitable. Moreover, for the least liquid objects, installment plans are provided without interest.
• The installment plan is characterized by the absence of additional payments, commissions and insurance, ease of registration - you only need a passport, as well as the ability to negotiate the payment schedule and terms with the developer on an individual basis.

Example

Mitin decided to buy an apartment in a newly commissioned new building from the developer OJSC British Quarter. Of the apartments on sale, Mitin chose a premises worth 2 million rubles. Since he did not have the required amount, he decided to use the installment payment program provided by the developer at 1% per month for a period of six months. Having made a first payment of 40% - 800 thousand rubles, the remaining amount, together with accrued interest, was distributed over 6 months, in each of which Mitin had to pay 212 thousand rubles. As a result, the overpayment by installments amounted to 72 thousand rubles.

Advantages of buying an apartment from a developer

Today, almost the entire primary real estate market is filled with offers of apartments in new buildings “from developers.” According to Art. 2 of the Federal Law (hereinafter referred to as the Federal Law) No. 214-FZ of December 30, 2004, they are considered legal entities that own or lease a land plot and attract funds from participants in shared construction for the construction of an apartment building on the existing land.

The most important advantage of buying housing from a developer is its price.

Taking into account the fact that real estate is purchased at the construction stage, depending on the delivery time, its cost is on average 20% lower than after completion of construction.

There are also other advantages:

• The activities of developers are strictly regulated by law, in particular Art. 23 Federal Law No. 214-FZ dated December 30, 2004, which establishes state control in the field of shared-equity construction . Moreover, this law guarantees the protection of the rights of shareholders from various types of abuse by construction companies.
• The buyer of a new building is the first owner of the property , and, therefore, the developer guarantees the absence of previous owners and the novelty of communications.
• Construction companies are interested in attracting customers, so they offer profitable installment programs for making shared payments, which must be repaid both before putting the house into operation and after.
• Developers sell new buildings with an “open plan”, which allows for individual renovation projects . Moreover, some companies themselves offer redevelopment options, which they subsequently implement at the request of shareholders. At the same time, you need to remember that this term is conditional and any changes in the layout of the apartment must be legalized .