Что такое договор переуступки права требования

Автор: admin  //  Рубрики: Новостройки

договор переуступки 2

Что такое договор переуступки права требования

На рынке первичной недвижимости постоянно приходится сталкиваться  с понятием договор переуступки права требования. И, тем не менее, частота употребления вовсе не говорит о том, что термин стал более понятным.

Что же это за договор такой «хитрый», кто, что и кому там переуступает – во всем этом покупателям новостроек приходится разбираться самостоятельно. А разобравшись, ответить себе любимому еще на один каверзный вопрос, – насколько велик риск заключать  такой договор.

На рынке новостроек покупка квартиры с еще не оформленным правом собственности – явление обычное. Нередко у застройщика у самого еще нет права собственности на данный объект.

Так существует ли риск в приобретении такой недвижимости?

Мы постараемся рассказать читателю  о тех юридических нюансах, которые необходимо учитывать, чтобы сделка была признана действительной.

Продавцом по технологии переуступки прав собственности, как правило, выступают инвесторы – то есть физические или, что бывает гораздо чаще, юридические лица, выкупившие жилье на начальной стадии строительства  для последующей перепродажи.

Нередко за время возведения дома (которое может продолжаться и год, и два, и три) продажная стоимость квартиры вырастает в среднем на 40-60%.

На рынке новостроек продажи, как правило,  открывают в самом начале создания проекта (на стадии утверждения исходно-разрешительной документации, в самом начале строительных работ).

На этой стадии квартиры  приобретают самые рисковые граждане. После этого цена только растет: на этапе котлована или строительства подземного паркинга  цена увеличивается на  10%, при возведении первого этажа – еще на 10 %, в середине этапа строительства – еще на 10%, при подведении здания под крышу – еще на 10%.

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Вслед за получением права собственности цена новой квартиры еще возрастает. Однако иногда ход событий так затягивается, что инвестор решает не ждать окончания, а зафиксировать свою прибыль и продавать новые квартиры по договору о переуступке права собственности.

Обращаем Ваше внимание на тот факт, что  договор уступки прав требования (цессии) подтверждает  приобретение не самой новой квартиры, а только права требования на передачу данной квартиры в собственность.

Согласно российскому законодательству существует два основополагающих вида уступки права требования: по предварительному договору купли-продажи (ПДКП) и уступка по договору долевого участия (ДДУ).

1. Уступка по предварительному договору купли-продажи

При заключении данного договора с продавцом квартиры уступается право требования заключить впоследствии основной договор купли-продажи жилья на установленных условиях и в определенный срок.

Еще раз: право требования заключить договор купли-продажи, а не право требовать передачу этой квартиры.

И связано это, прежде всего, с правовым смыслом предварительного договора, согласно которому стороны договора не совершают саму сделку, а только обязуются провести ее в будущем.

В случае, когда предварительный договор расторгается (прекращен), то и покупатель не  может рассчитывать на квартиру, даже не смотря на то, что им уже уплачена стоимость всей новой квартиры.

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Он имеет право только требовать возвращения заплаченных им денег. Уступка права по предварительному договору возможна в промежуток времени между заключением предварительного договора и до подписания основного.

 2. Уступка по договору долевого участия (ДДУ)

Согласно договору долевого участия необходимо  уплатить все денежные средства. В противном случае неоплаченные суммы переходят к  приобретателю уже в качестве его обязательств.

Более того, при данном договоре уступка допустима до момента окончательной передачи объекта. А вот до получения ключей жилплощадь владельцами может переуступаться ничем не ограниченное количество раз.

Необходимо подчеркнуть, что договор долевого участия, по отношении к которому осуществляется уступка, ну и, разумеется, сам договор уступки в обязательном порядке  проходят  государственную регистрацию.

Правила проведения сделки

Юридическое право продавца (первоначального кредитора)  передается покупателю (новому кредитору) ровно в том объеме и на тех же самых условиях, которые существовали до момента перехода права.

Крайне важно, поэтому, в договоре уступки права показать, согласно какому конкретно договору уступается право, а так же какие документы продавец обязан  передать покупателю права.

Необходимо так же указать цену уступки, сроки, содержание уступаемого права, а так же иные условия, в случае, если они отличаются от тех условий, что определены первичным договором.

Уступка прав требований по такому договору допускается исключительно после уплаты стоимости договора, либо одновременно с переходом долга на покупателя.

В случае, когда  проходит уступка с переводом долга, договор должен содержать еще большее количество  деталей, необходимых для  взаиморасчета сторон.

Важный момент. Переуступка прав на недвижимость не допустима без участия компании-застройщика. Застройщик должен дать свое согласие на данную переуступку.

В том случае, когда застройщик по какой-либо причине откажется переоформить квартиру лицу, приобретшему права на нее по договору переуступки, весьма сложно будет переложить ответственность на продавца и вернуть деньги.

Как правило, застройщик назначает плату за переоформление всех документов или выдачу своего согласия на переуступку прав.

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По окончании подписания договора уступки, у покупателя на руках остаются следующие документы:

  • основной договор (либо заверенная копия), на основании которого произошла уступка, включая все приложения и дополнения;
  • подтверждения проведения расчетов между участниками основного договора (обычно, это отражается и в самом договоре об уступке);
  • согласие второй стороны на уступку в случае, когда оно не предусмотрено соглашением об уступке;
  • сам договор уступки;
  •  и, наконец, акт приема-передачи всех вышеназванных документов.

Является ли заключение такого договора рискованной операцией?

По мнению риэлторов  наименее рискованной можно считать уступку по договору долевого участия: компания-застройщик реализует объекты новостройки по 214-ФЗ, именно поэтому  права всех участников долевого строительства надежно защищены.

Однако надо помнить, что в случае расторжения договора участия в долевом строительстве последний приобретатель, как правило, теряет часть заплаченных денег, так как  в договоре будет указана именно та сумма, по которой продавец приобретал недвижимость у застройщика.

Таким образом, пользуясь своим правом по 214-ФЗ, последний покупатель может получить не ту денежную сумму, которую он уплатил по уступке, а первоначальную, указанную в договоре между первым покупателем и компанией-застройщиком.

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Но мы то с Вами помним, что цена жилья на начальном этапе является минимальной. А значит,  при расторжении подобного договора покупатель, который стал участником долевого строительства по договору уступки, получит не ту сумму, которую он уплатил продавцу, а ту, что была на момент приобретения жилья продавцом -  на первых стадиях строительства дома.

Будите ли Вы приобретать жилье по договору уступки или нет, решать, естественно, Вам. Но необходимо помнить, что прежде чем решиться  на сделку, надо получить от строителей полный комплект документов на объект, а так же  выяснить нынешнее состояние строительства и другие нюансы.

Сами понимаете: чем больше у Вас информации, тем меньшее количество потенциальных рисков несет в себе договор уступки квартиры.

С уважением, Андрей Ляпустин

Видео на тему:

КАК КУПИТЬ КВАРТИРУ В НОВОСТРОЙКЕ ПО ПЕРЕУСТУПКЕ - ПОДВОДНЫЕ КАМНИ

 

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