Покупка квартиры. Регистрация права собственности

Автор: admin  //  Рубрики: Городская недвижимость

Покупка квартиры. Регистрация права собственности

Закладка денег в банк произведена, договор купли-продажи подписан,

расписка готова - вроде бы сделано все что нужно. И, тем не менее, это не так.

Осталась очень важная  часть – государственная регистрация.

Нам осталось  сдать все документы по сделке в орган, осуществляющий государственную регистрацию права собственности на недвижимое имущество, а так же сделок с ним, чтобы наша сделка купли-продажи была зарегистрирована и право собственности было переведено на имя покупателя законным образом.

Лишь после того, как этот факт  совершится, Вы как покупатель недвижимого имущества станете полноценным собственником данной квартиры. А до наступления этого момента юридически (а главное – фактически) ничего не изменилось.

Вот поэтому-то в данной статье мы будем говорить о том, что такое регистрация права собственности, в какие сроки она происходит,  как на нее попасть и что там, собственно говоря, делать.

Для чего нужна регистрация сделок с недвижимым имуществом? 

Согласно закону о государственной регистрации отчуждение объекта недвижимости и переход прав собственности к правопреобретателю происходит  исключительно  после государственной регистрации - и внесения информации о новом владельце в Единый государственный реестр прав.

Госрегистрация сделок с недвижимым имуществом является финальным аккордом приобретения объектов недвижимости. Она носит, скорее, не техническое, а юридическое значение.

Покупатели, одаряемые, обменивающиеся становятся владельцами и, таким образом, приобретают право владеть, пользоваться и распоряжаться имуществом исключительно вслед за государственной регистрации прав.

Посему для окончательного оформления сделки с недвижимым имуществом крайне необходимо знание нюансов операции государственной регистрации недвижимого имущества и полномочий государственной регистрирующей организации.

Перерегистрация ранее возникшего права собственности в Едином государственном реестра прав на недвижимость  санкционирует дополнительный контроль законности прав гражданина, проводящего сделку. Стороны сделки не имеют право упразднить обязательную государственную регистрацию.

Регистрировать операцию купли-продажи надо для того, чтобы она считалась окончательно оформленной. Время заключения сделки — это время ее государственной регистрации.

Даже подписанные и нотариально удостоверенные соглашения — это еще не заключенные договоры.  Никто не обязан по ним  платить и передавать объект недвижимости до государственной регистрации сделки купли-продажи.

В Гражданском кодексе предусмотрены сделки с отчуждением (договора), которые в обязательном порядке требуют госрегистрации:

•        договор купли-продажи квартиры, жилого дома, или их частей, а также доли в праве общей собственности на данные объекты жилой недвижимости;

  • договоры мены квартир, жилых домов, а так же и их частей;

•        соглашение о приобретении заложенной жилой площади залогодержателем. Согласно пункту Федеральному закону РФ «об ипотеке (залоге недвижимости)» к соглашению о приобретении заложенного имущества залогодержателем применяются правила гражданского законодательства Российской Федерации о договоре купли-продажи;

•        договоры дарения объектов недвижимости, доли в праве общей собственности на указанные объекты, а так же пожертвования или отказ от принятия дара;

•        договоры ренты с последующей передачей объектов недвижимости под выплату ренты;

  • договоры аренды с выкупом.

На сегодняшний день при регистрации права собственности на объекты недвижимого имущества и сделок с ними в органах госрегистрации выдается специальный документ - свидетельство о праве собственности, который является неотъемлемой частью правоустанавливающих документов.

Ранее было принято подшивать свидетельство к правоустанавливающему документу и скреплять его печатью.  А до этого - непосредственно на правоустанавливающем документе ставился штамп определенного стандарта о том, что право на объект недвижимого имущества зарегистрировано на имя правообладателя.

И, опять-таки, ставилась печать учреждения, которое на тот момент осуществляло регистрацию.

В том случае, когда правоустанавливающий документ регистрировался в органе, выполнявшем эти функции на тот момент времени, его последующая перерегистрация в органах  ГУФРС не нужна.

Если текстом договора предусматривается, что расчёт между сторонами сделки полностью или частично будет производиться после регистрации права собственности покупателя, то данное  право регистрируется с обременением.

По закону объект недвижимого имущества, являющийся предметом этого договора, находится в залоге у продавца до факта  оплаты его полной стоимости покупателем.

Для того, чтобы снять такое обременение обеим сторонам сделки придется повторно обратиться в регистрационную палату после полного расчёта с заявлением о  прекращении данного залога.

Тем не менее, стороны сделки могут прямо в договоре определить, что залога в данной ситуации не будет.

Срок производства по регистрации права собственности - 1 месяц. Госрегистрация прав может быть приостановлена, но не более чем на 1 месяц. Это происходит в тех случаях, когда у регистратора возникают сомнения в наличии оснований для проведения госрегистрации.

Отсутствие государственной регистрации прав на недвижимое имущество ведет к признанию ничтожности сделки. Однако сторона, уклоняющаяся от регистрации перехода прав по сделке, может быть принуждена к такой регистрации судом.

Организация «процесса» государственной регистрации

Для начала, нам необходимо решить, будем ли мы подавать документы самостоятельно, либо это будет делать наш уполномоченный представитель (риэлтор).

В том случае, когда мы делегируем эти полномочия  посреднику, нам необходимо будет подготовить доверенность в нотариальной форме на право регистрации сделки купли-продажи квартиры (дома, участка и т.д.) в регистрационной палате. Оформить такую доверенность можно  у любого нотариуса.

По поводу целесообразности использования услуг риэлтора в данном вопросе – решение остается за Вами.

Во многих регионах России для того, чтобы попасть в регпалату и сдать документы для регистрации права собственности, люди вынуждены занимать очереди с ночи, участвовать в перекличках или просто покупать номерки у «ловких ребят». Это настоящий беспредел и головная боль как профессиональных риэлторов, так и людей, впервые столкнувшихся с вопросами оформления недвижимости.

Здесь Вам решать, намерены ли Вы претерпеть все превратности судьбы, чтобы попасть в регпалату самостоятельно.

Чтобы сдать документы на госрегистрацию, Вам необходимы сами договоры купли-продажи. Здесь я говорю о договоре купли-продажи, по той простой причине, что это один из  самых распространенных типов договоров, по которым совершается покупка жилья.

Само собой разумеется, регистрации подлежат так же договоры ренты, дарения и ряд других. Вам необходимо иметь при себе все оригиналы договоров, что Вы подписали по ходу  сделки.

Обращаю Ваше  внимание, что в условиях договора необходимо указать, что один экземпляр делается специально для регистрационной службы. По завершении регистрации он и останется там на хранении.

Дополнительно к договорам Вам необходимы еще некоторые документы, которые мы подробно с Вами рассмотрели в статье «Документы для продажи (покупки) квартиры».

Последним документом, который Вам необходим в том случае, когда  Вы решили подавать документы сами, является  заявление о госрегистрации сделки.  Оно оформляется непосредственно в самой регистрационной палате.

Заполняется бланк, который, на мой взгляд, достаточно понятный. У Вас не должны возникнуть затруднения с его заполнением. В нем Вы указываете свои паспортные данные,  в отношении какого объекта и какая сделка регистрируется.

Аналогичное  заявление пишет и продавец квартиры, в случае, когда он тоже решил самостоятельно сдавать документы на регистрацию. При любом варианте подачу документов должны осуществлять обе стороны сделки либо их уполномоченные представители.

После этого Вам выдадут на руки расписку, в которой указывается когда и какие документы были у Вас приняты в работу, а так же  дата планируемой выдачи зарегистрированных документов.

На сегодняшний день запись в очередь на регистрацию права собственности осуществляется и при помощи Интернет. Такой вид услуги актуален только для лиц, не испытывающих дефицита времени, так как запись, обычно, осуществляется на 2-3 месяца вперед.

Это может подходить при сделках между родственниками, близкими друзьями или в случае первичной регистрации права собственности.

Во многих регионах России в связи с большими очередями в регистрационные палаты наличествует и неофициальная практика торговли своим местом в очереди.

Отдельные люди занимают очередь пораньше и потом предлагают  Вам свое место.  Я думаю, что с подобным явлением многие из Вас уже сталкивались. Воспользоваться этой услугой или нет – решение остается за Вами.

По истечении указанного в расписке срока, Вы можете получить документы на руки.

По моему личному опыту могу сказать, что на получение документов лучше идти на следующий день после указанного в расписке (или, как минимум, во второй половине дня).

Как правило, если документы правильно оформлены, вопросов в процессе регистрации не возникает. С регистрации вы получите:

1. Зарегистрированный договор купли-продажи: экземпляр покупателя и экземпляр продавца.

2. Свидетельство о госрегистрации права собственности на приобретённую Вами квартиру.

3. Другие документы, которые уже не нужны регистратору: старые правоустанавливающие документы, доверенности и т.д. Получив Ваш экземпляр договора купли-продажи и свидетельство о гос. регистрации права, внимательно проверьте их на предмет наличия ошибок, т.к. там работают люди и возможны опечатки.

Если все в порядке, то можете передавать ключ от банковской ячейки продавцу и готовиться к заселению.

И последний пункт, о котором необходимо упомянуть в рамках данной темы.

В случае, когда Ваша покупка является составной частью цепочки сделок, приходится столкнуться с пакетной регистрацией, которую Вы самостоятельно проконтролировать не в состоянии.

В этом случае настоятельно рекомендую, чтобы хоть на каком-то этапе цепочки обязательно присутствовал профессиональный риэлтор.

На этом рассмотрение вопроса регистрации права собственности в сделках с недвижимостью мы заканчивает.

Видео на тему:

Регистрация прав на недвижимость

 

 

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