Бессмысленность титульного страхования квартир

Автор: admin  //  Рубрики: Городская недвижимость

 

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Бессмысленность титульного страхования квартир

Титульное страхование квартиры многими клиентами воспринимается в качестве гарантии отсутствия в дальнейшем каких-либо проблем с недвижимостью, но, к сожалению, это не так.

Страховая компания не проводит юридическую экспертизу документов по объекту, она не отслеживает историю перехода прав и судьбу прежних собственников недвижимости.Чтобы застраховать титул квартиры, клиент должен сам предоставить в организацию бумаги, подтверждающие юридическую чистоту выбранного им жилья.

К таким документам относится архивная выписка из домовой книги, которую покупатель не сможет получить самостоятельно. Более того, вообще не существует возможности оформить архивную выписку официально. Конечно, страховая компания возьмет бумагу, полученную не совсем легальным путем, но на суде в случае проблем с объектом, эта справка не будет иметь веса.

Также страховая организация помимо копий паспорта продавца и правоустанавливающих документов на недвижимость попросит предоставить ей информацию о том, что собственник жилья не состоит на учете в ПНД или НД. Но эти сведения запросить по официальным каналам можно только с позволения самого владельца.

А если человек оскорбится от подобных предположений и не пойдет навстречу клиенту? В этом случае справка из диспансеров тоже оформляется неофициально, чем моментально теряет свою значимость в глазах суда.

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Казалось бы, введение ЕГРН с 2017 года должно существенно упростить юридическую экспертизу документов по недвижимости, поскольку вся история квартиры будет размещена в одном месте.

Но пока эта система вводится, пройдет много времени. Страховые компании пока не принимают в расчет выписки ЕГРН и предлагают клиентам прежние схемы взаимодействия.

Конечно, если предоставленные документы на жилье покажутся юристу страховой компании очень плохими, то в титульном страховании квартиры будет отказано. Но, как правило, в этом случае еще на этапе сбора документов сам покупатель или его агент уже смогут понять, что с таким объектом лучше не связываться.

Если же все-таки получится застраховать титул квартиры, то это не будет означать, что новый собственник недвижимости может спать спокойно. К сожалению, понятие страхового случая в России обширно.

И большинство компаний включают в свой договор условием выплаты страховой премии то, что этот самый случай должен произойти уже после заключения договора. Конечно, все логично, но подобная формулировка защищает не клиента, а саму организацию.

Подразумевается, что некто, воспользовавшись слабостью владельца, отберет его квартиру, не имея прежде никаких на нее прав. Но ведь так не бывает. Обычно те, кто подают иски об отчуждении объекта недвижимости, жили там или были собственниками до того, как этим жильем стал владеть нынешний клиент страховой компании.

Это могут быть дети, которых незаконно выписали до приватизации, бывшие заключенные или родственники, поздно узнавшие о наследстве. Список возможных истцов можно продолжать до бесконечности. Но все эти люди имели право на объект задолго до подписания договора о титульном страховании квартиры.

Поэтому существует определенное количество прецедентов, когда действующий договор со страховой организацией не смог помочь клиенту. Например, в 2008 году небезызвестные супруги Чалаевы приобретали недвижимость по ипотеке. Одним из существенных требований банка стало титульное страхование квартиры.

Семейная пара решила, что это будет гарантировать юридическую чистоту варианта. Но этого не случилось. Криминальная цепочка перепродаж объекта длилась еще с 2006 года. Прежняя владелица жилья умерла при непонятных обстоятельствах. А настоящие наследники узнали о кончине своей родственницы только спустя два года и в 2008 году подали иск о принятия наследства.

Через полгода после покупки жилья Чалаевыми, эту квартиру арестовали. Ни банк, ни страховая компания не смогли помочь. Тех людей, что продали эту недвижимость супругам, объявили в розыск. Молодая семья была вынуждена съехать на съемную квартиру.

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Все суды они проиграли, поскольку были признаны недобросовестными покупателями. Ведь супруги проверяли только официальные документы, но не общались с соседями, которые знали, что прежняя хозяйка скончалась, а теперь с этой квартирой творится что-то странное.

Банк пошел немного навстречу, снизив платеж по ипотеке до 20 тысяч рублей, но не списал долг на убытки. Страховая компания повела себя еще хуже.

Прикрываясь правилами ипотечного страхования, она сообщила, что страховой случай произошел задолго до подписания договора, поэтому она не обязана покрывать возникшие риски.

Чтобы не попасть в похожую ситуацию, не надо надеяться только на титульное страхование квартиры. Стоит дополнительно обратиться к юристу или риелтору, чтобы они смогли провести тщательную юридическую экспертизу документов и выписать заключение о целесообразности приобретения этого объекта.

Ведь их гонорар составит лишь малую часть того, что можно потерять при возникновении притязаний на право владения приобретенной недвижимости.

С уважением, Андрей Ляпустин

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