Long-distance exchanges of apartments – the most complex form of housing transactions. Indeed, in this case, the solution of the problem, already difficult, complicated by the geographic remoteness of objects and their owners from each other. Accordingly, more complex organization and the exchange process.
The main difficulty of long-distance exchange is that in different Russian cities the practice of transactions with residential real estate can vary considerably. Of course, many issues (registration check-out, the physical release of apartments and so on) the technology is more dependent on agreement of the parties in each case, rather than by region. For example, in matters of re-all guided by common law. However, at certain stages of the transaction is a fundamental difference, which can seriously affect the outcome “of the enterprise.” But first things first.
Sharing an apartment: the scheme documents, additional
“Soviet” exchange
Strictly speaking, flat exchange between cities can be implemented in two main ways: by “direct” and “alternative” technologies. Direct exchange technology has been known since Soviet times. In the framework of the transaction is between the homeowners who have housing interests and mutually reinforcing. In other words, citizens who have an apartment in Moscow and want to move with, say, in Yekaterinburg, Yekaterinburg residents have to find willing to move to the capital. In this flat exchange participants must arrange mutually opposite directions.
How to search the apartment for online shopping
How to find the options exchange, there are many, and they are not very effective. Even now, when the Internet allows you to find everything you need to choose long-distance exchange option that suits may be more than one year. Therefore, using the technology of direct exchange, I would recommend only those for whom the exchange rate is not very principled and in stock a few years. If so, the search option to recommend simultaneously in two directions, combining the study of how information in the press, including special editions of the city, which planned to transfer and posting information about the desire to exchange. Accordingly, each potentially appealing option will inspect on the spot. And with no guarantee that the expensive trips are successful.
A cross-purchase or “alternative”
By “market” nature of the second option provides more probability of exchange of successful implementation of his plan. It is about the so-called “alternative” scheme, which in many parts of the real estate market experts call “a counter-purchase.” In accordance with the technology initially sold the existing apartment and then purchased housing in another city. As in the “alternative” scheme exchange takes place “in the money”, the probability of its incomparably higher than in the “line” technology. True, there are some difficulties here.
In particular, it is likely that the buyer will still be flat, which is moving to another city you will take time, effort and cost, and he will insist that the apartment was released over, for example, in two to three weeks. The most prudent advice at the time of the transaction to take care of time / budget accommodation where you will live, if the final purchase apartments for any reason delayed.
Subtleties perepropiski
As a normal transaction, when long-distance exchange of customers will certainly disturb the issue statements vendors and their households. The fact that “perepropiska” is in another city, a special loyalty to you the buyer usually does not add. So he probably will seek to retain a certain amount due to seller to complete the “perepropiski.” If the seller does not know how to arrange this deduction, it is likely bye to her forever.
There are basically two complementary ways of processing withholding money. Method one: before signing the sales contract the buyer makes a separate deposit box amount, withheld under perepropisku. As a seller’s access conditions to this amount in the bank contract the provision of a registered contract of sale and discharge of the house register in their new place of residence.
The second way to increase the warranty to get the seller the amount retained, as its part of the contract of sale signs in detail when and under what conditions the seller receives the money. Accordingly, in the case of retention money under perepropisku this is reflected in the contract, and registering for an apartment, which made the deal to be established in a mortgage encumbrance under the law. Once the seller gets for registration to the new address and gets the money owed, the buyer need to remove the pledge, re-contacting Rosreestr and provide proof of completion of settlement of the transaction, including receipt of the seller receiving money.
As for the most “perepropiski”, then the best option here is the same as in ordinary transactions. Making your residence to the sale of the apartment is beneficial to both parties: the buyer does not have to worry about in his apartment are registered strangers, and the seller is calm, that in the account “perepropiski” with it will not keep too much.
Duration of registration register at the new location is determined by the all-Russian legislation, regardless of whether the inner city is an exchange or long distance, and regardless of the sale or purchase of an apartment. After filing the passport stamp of the new registration must be in your passport in 3 days. Notification of discharge from the old location is sent to the passport office at the previous place of registration by mail. Duration of receipt of the documents in the old passport office depends on the work address. Sometimes in a city they come faster than the surrounding area one of the city.
Exchange can not be infinite
An important factor for long-distance exchange of the participants is the fact that sales of existing housing and new acquisition should be linked in time. Otherwise, a high probability the following situation: an old apartment sold and it is time to release and move and have nowhere to be discharged. Register buy and sell at the same time, as it is within the same city, with long-distance exchange of course impossible, you must first sell the apartment to get money, and after that make a purchase. Your task – to make sure that these transactions took place between the minimum possible time. The optimal scheme is as follows: on the eve of the sale to find an apartment in another town, to pay an advance and to convince the seller to wait until you sell the first apartment and do not register the transaction. Try a deal to sell the first apartment to prepare so that there was no delay, or advance payment made for the purchased apartment, most likely, will be lost. After selling the first apartment – go to another city and a second transaction.
Technology settlements in the capital cities and regions
One of the key differences between simple and inter-city exchanges – the technology of the calculations. In the capital cities in most cases to transfer money for an apartment deposit boxes are used. On the day of signing the contract the full amount intended to pay for the acquisition of the object put into the safe-deposit box, access to the seller only after the state receives a recording contract (it is at this point the buyer becomes the new owner of the apartment). In the regions, mostly paid in “old”: transferring cash “from hand to hand.” The exception is, perhaps, only “the third capital of Russia ‘, Yekaterinburg, where the practice of payments through the cell is used in a large number of transactions. Experience shows that an overwhelming number of long-distance exchange takes place with the participation of Moscow and St. Petersburg, so the parties deal from the regions will be out of place to get acquainted with the capital traditions.
How do I find the “right” real estate agents
Given all the time and communication complexity of long-distance exchange, trusted to conduct such transactions appropriate to realtors who are ready to take on the mutual coordination of transactions in various cities. At the current housing market, long-distance exchange, “in combination” can be obtained in two ways: by contacting the network company, which has branches in regions, or using the services of realtor companies in different regions, in which a lack of cooperation and – preferably – have experience of similar transactions. Typically, such business relationships exist between members of the Russian Guild of Realtors, or members of a specially designed professional business communities, uniting different regions, such as the Inter-regional partnership of Realtors, or the MNR.
How to control the real estate agent on the transaction
Typically, companies involved in inter-city exchanges rely on colleagues from other regions, and try to carefully selected partners. Takes into account the company’s reputation, and technologies, and common views on customer service, and the same principles of legal expertise for future transactions. Indeed, in this case, the client accesses only one company, which means that it is in front of him accountable for the actions of their colleagues. Accordingly, the agency that will perform long-distance trade, must satisfy two conditions. The first – to be reliable in its “own” region. Second – have reliable partners in the region of interest the customer.
Reliability is determined by the agency for three common points: personal experience, recommendations of friends and safeguards that give themselves realtors (some agencies, for example, give a written warranty.)
What guarantees can be requested from the realtor
In the agreement, the proposed network by you or the agency – a member of the MPR, must contain all the same items as in the agreement for exchange within the same city, with the only difference being that the long-distance exchange in the contract shows the name of the town, district and apartment options that the client would like to buy instead of selling.
If you’re dealing with unrelated companies will enter into two separate contracts with different agencies – one for sale, the other – on the purchase, and identifies where all the conditions, as in the usual purchase, and monitor their performance separately, paying particular attention to coordination between the mediators, the differences in the technologies and features of their work on transactions in each city.
despite the obvious benefits, there is a downside and the sole operator of the transaction. With a regional network of companies mainly are among the market leaders, but often this manifests in the capital, leadership that does not guarantee the same leadership of the regional field offices, and not always conducive to the success of operations. In addition, the branch network companies are often forced to work on the prescribed head office technologies that are not always adequate to the characteristics of the local real estate markets. Frequent are also cases where under the guise of a large network agency franchise operates independent local agency with which to ask for quality of work can be very difficult. Find out how we see the final reputation of the agency, which will deal with your transaction, you need to advance.
Some disadvantages are also possible in the agencies – members of the MNR. These companies are generally not bound legally and organizationally, are independent entities with their leadership, not subordinate to each other. Accordingly, no company can tell colleagues from other regions, so the issues of interaction within a specific transaction, realtors agree separately. However, such agreement in this case – the task of professionals, but keep your finger on the pulse of a given case will be superfluous.