Несколько слов о левых сделках. ч.1

Автор: admin  //  Рубрики: Азбука недвижимости

 Несколько слов о левых сделках. ч.1

Как правило, под "левой сделкой" понимается  операция, проводимая сотрудником, который числится в агентстве недвижимости, пользуется средствами компании, но в данной сделке агентство не участвует.

Подумайте сами, придет ли Вам в голову такая мысль, обратившись в медицинскую фирму, сказать врачу: «Я готов заплатить лично вам, а компании платить не хочу. И к Вашим коллегам на анализы ходить не буду – зачем мне переплачивать?».

Я уверен, что нет. Вы обязательно оплатите услуги всего медицинского центра, куда Вы обратились за помощью. И у Вас даже не возникнет мысль разбираться куда, кому и сколько из Ваших денег будет направлено. Ведь Вы заботитесь о  своем здоровье.

Однако, когда речь заходит о недвижимости, все меняется. Отдельные люди готовы «договариваться» с агентом, чтобы оплачивать только его услуги и совершить так называемую «левую сделку» без участия риэлторской компании.

Алгоритм процедуры

Обычно это происходит так. Человек обращается в агентство и узнает расценки на  услуги. А они, как правило,  не из дешевых. Официально стоимость услуг может быть и 50, и 150 тысяч рублей. А иногда и больше.

Вслух или про себя человек  возмущенно спрашивает: «Да за что Вы берете такие деньги?». Одним из самых больших комплиментов профессиональным качествам риэлтора бывают такие слова клиентов: «Раньше мы и не понимали, за что вам платить, а теперь, слава Богу, разобрались!».

Однако большинство клиентов осознает это уже после сделки, а до нее стараются любыми средствами сэкономить.

Тут у людей  и возникает  коварная мысль: а что если провести сделку «по-тихому», не через компанию? И он делает агенту риэлтерской фирмы предложение, которое как будто взаимовыгодно, однако, на самом деле, чревато для той и другой стороны.

А звучит оно так: «Давайте я оплачу только Вашу работу, а Вы с меня возьмете поменьше».

Бывает и по-другому. Клиенты обратились в агентство и остались довольны его работой. Они порекомендовали специалиста, с который они  сотрудничали, своим друзьям, знакомым, родственникам.

И, желая им посодействовать, просят риэлтора: «Они люди небогатые, постарайтесь с них много не брать. Было бы хорошо, если бы Вы все сделали сами, без агентства – так ведь дешевле будет».

Люди говорят так без всякого злого умысла, они просто уверены, что сделка, как и у них, пройдет гладко. А тот факт, что на них работала вся компания, а не один-единственный агент, они не осознают.

Ну и что же в результате? Некоторые риэлторы соглашаются на «левую сделку» в расчете на свою личную выгоду.

Одни из них просто хотят «навариться», объехав свою компанию, которая предоставляет им все необходимые условия работы, офис и  базу данных.

Другие просто не умеют обосновать размер официальных комиссионных и популярно объяснить смысл своей деятельности.

Ну, а третьи, элементарно уступают давлению клиентов.

Бывает, что и сами агенты выступают инициаторами «левых сделок», однако это случается редко. Ведь в интересах агентов не брать ответственность только на себя, а разделить ее с компанией.

И, тем не менее, данный вид сделок весьма распространен. При этом все солидные компании очень строго следят за тем, чтобы все их сотрудники были честны.

В случае, когда руководство фирмы узнает о «левой сделке», перспективы для нерадивого риэлтора открываются самые грустные: в лучшем случае – крупный штраф, а в худшем – немедленное увольнение, да еще  с «волчьим билетом».

Агенту по недвижимости, который засыпался на этом, потом будет очень трудно устроиться на приличное место. Мир вообще тесен,  а уж  те, кто давно работает на рынке недвижимости, знают друг друга не понаслышке.

Как распознать, что вас вовлекают в «левую сделку»? 

Как правило, «левая сделка» проводится по стандартной схеме: все необходимые документы, договоры с клиентом и т.д. подписываются на дому, а все денежные расчеты проводятся либо в автомобиле, либо буквально «на коленке» в регистрационной палате. Одним  словом, в не самых безопасных и подходящих для этой важной процедуры, местах.

Для недобросовестного риэлтора при наличии современной копировальной техники заранее заготовить и распечатать необходимые бланки - не проблема.

Напоминаю, как должна проходить сделка по всем правилам. Клиент обязательно должен прийти в агентство недвижимости. Договор об оказании услуг заключается исключительно в агентстве. Со стороны компании документ должен быть подписан либо генеральным директором, либо менеджером, имеющим соответствующую доверенность.

На договоре обязательно ставится печать агентства. Очень хотелось бы, чтобы люди внимательно относились ко всем этим нюансам, которые, как показывает повседневная практика, далеко не мелочи. Недвижимость – это очень дорогой товар.

Чем опасны «левые сделки»?

«Левая сделка» опасна для всех ее участников: и для клиентов, и для агентства, да и … для самого агента. Давайте подробно рассмотрим ее с этой точки  зрения. 

Последствия для покупателя

Каждая сделка с недвижимостью в нашем государстве, к сожалению, таит в себе немало рисков. Для начала вспомним о том, что довольно-таки сложно проследить историю конкретного объекта недвижимого имущества.

Это в Европе или в США можно затребовать и получить точные данные по объекту недвижимости и всем сделкам, в котором он участвовал, даже если строению 100 или 200 лет.

У нас в стране, когда законы преображаются, чуть ли не ежемесячно, «биографию» какой-нибудь скромной «сталинки» проследить бывает очень сложно.

Как она приватизировалась в сумбурные 90-е годы, не нарушались ли при этом права инвалидов или несовершеннолетних детей? А лиц, находящихся в армии или местах не столь удаленных? Как часто и сколько раз она передавалась из рук в руки?

Не осталось ли неучтенных наследников, имеющих право внезапно заявить о своих правах? Вариантов - море.

Собственно поэтому в риэлтерских фирмах и существуют специальные службы, которые, имея необходимые полномочия, знания  и опыт работы, делают все возможное, чтобы  получить об объекте сделки всю необходимую информацию.

Однако и они частенько, положа руку на сердце, вынуждены констатировать: «Сделали все. Но гарантии стопроцентной юридической чистоты объекта дать не можем!»

Для таких случаев в агентствах имеются много других вариантов подстраховки. Они помогут, в случае возникновения нестандартной ситуации, защитить добросовестного покупателя и свести все его риски практически к нулю.

Ну а теперь представим себе, что покупатель этой «сомнительной» квартиры был невольным (или преднамеренным) участником «левой сделки».

Юридическая чистота жилого объекта исключительно на совести агента.

Фирма совершенно не несет никакой ответственности в виду того, что договора у нее с клиентом нет. Риэлтор, проводивший сделку и прикрывавшийся фиктивным договором, пусть и симпатичный человек, однако физическое лицо. А что с него можно взять?

Вот и придется доверчивому покупателю самостоятельно расхлебывать все последствия этой авантюры…

Во-первых, он рискует остаться и без крыши над головой, и без денег: так как при «левой сделке» практически всегда нарушается порядок взаиморасчетов.

Для примера: продавец может получить деньги еще до сдачи всех документов на регистрацию. Это грубое нарушение правил на практике означает только одно: у продавца уже есть деньги и все еще есть квартира. А вот у покупателя – уже  нет ничего.

Безусловно, порядочный «бывший владелец» передаст ему квартиру. Ну а что делать,  если нет?!

Необходимо будет обращаться  в суд и нанимать адвоката.

Решение суда, скорее всего, будет в пользу потерпевшего. Но… недобросовестный продавец может заявить: «Я передумал продавать квартиру, а вот деньги, прошу прощения, уже потратил. Поэтому буду каждый месяц перечислять из зарплаты. А она  у меня 13 тысяч рублей».

Все! Приехали…

Покупатель остался на улице. Еще хорошо, если получаемых с продавца денег ему хватит на  оплату съемного жилья.

Во-вторых… В Гражданском кодексе приведен целый список оснований, по которым уже заключенная сделка купли-продажи недвижимости может быть признана по суду недействительной.

О некоторых мы уже вскользь упоминали: один из собственников продает жилье без ведома и согласия других, внезапно появляется законный наследник или лицо, которое незаконно лишили права на приватизацию. И другие…

Для нас важно то, что злополучный покупатель опять лишается громадной  суммы денег (а может быть, раньше он и в руках никогда не держал таких денег) и не обретает вожделенную жилплощадь.

Но самое страшное, что покупатель, который стал жертвой «левой сделки» не получит компенсацию от посредника, из-за которого он все потерял. Никакие страховки в данной  ситуации не действуют.

На сегодня это все.

В следующий раз мы продолжим рассмотрение «левых сделок».

На главную ⇑

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