Покупка земельного участка. Сделка без ошибок. ч.2

Автор: admin  //  Рубрики: Загородная недвижимость

 Покупка земельного участка. Сделка без ошибок. ч.2

Здравствуйте!

Продолжаем с Вами рассмотрение важных правовых аспектов, которые настоятельно рекомендуется изучить перед покупкой земельного участка.

Дачники без адреса 

По действующему законодательству жилой дом от  дачи прежде сего отличается наличием милицейского адреса и – как результат – возможностью получить там регистрацию (постоянную, либо временную).

Собственно говоря, на этом,  все преимущества ИЖС и заканчиваются. На землях СНТ или ДНП вы можете строить абсолютно  такие же зимние дома. Единственно, по закону, они  будут именоваться дачей.  Причем законом не запрещено иметь временное жилье,  площадь которого будет хоть 1500 квадратных метров.

Никто не вправе ограничивать Вас и во времени дачного сезона. Поэтому большая часть продаваемых на сегодняшний день  коттеджных поселков возведены именно  на землях ДНП. В советские времена это были колхозные земли, а потом застройщики поселков изменили вид их использования.

Уместно заметить, что дачные дома (по действующему законодательству) гораздо проще согласовать.

Проще говоря, никого не интересуют технические параметры вашей дачи: способна она держать тепло или нет – это ваша личная забота, а вот постоянный дом (если даже вы собираетесь использовать его для  сезонного проживания) обязан "выдержать обследование" районной межведомственной комиссии на пригодность для постоянного проживания.

Следующим ограничением для участков ИЖС является минимальный размер надела. Для каждого населенного пункта своя норма: для одних 6 соток, для других 8, а где-то «аж целых» 12. Минимум, известный специалистам по Ленинградской области, – 4 сотки, такова норма в поселке Рощино (Выборгский район).

Поэтому, в том случае, когда установленный минимум, к примеру, составляет 12 соток, то участок в 20 соток разделить пополам и построить на этих половинках два дома, Вам никто не позволит. По документам это будет проходить, как один дом с нежилой пристройкой. И совсем неважно, живет в ней кто-то или нет.

Немного из теории перевода 

В России многих до сих пор интересует возможность прописаться на купленном земельном участке. По данным специалистов, такой возможностью хотели  бы воспользоваться примерно около 40% покупателей.

Именно поэтому стоимость ИЖС существенно выше, чем у других земельных участков. Вопрос насколько. Здесь оценки специалистов разошлись. Установить истину сложно – диапазон от 10 до 50%.

В одном специалисты сходятся: чем более привлекательно месторасположение, тем меньшую значимость имеет, возможность прописаться на купленном земельном участке (у людей состоятельных обычно имеется и городская недвижимость).

Теперь давайте разберемся в вопросе - чем же отличается участок ДНП, расположенный на сельхозземлях,  от точно такого же, но  на землях поселений?

Изначально как будто бы ничем:  там и там разрешается  строить дачи. Тем не менее разница весьма существенная - во втором случае Вы можете перевести его в ИЖС, а вот в первом –  даже лучше и не пытаться.

То есть, теоретически изменить категорию земельного участка возможно. Во многих городах найдутся фирмы, которые занимаются такими «переводами». А вот  для частника это недоступное удовольствие.

Сумму расходов за перевод назвать невозможно, так как большая часть денег уйдет на «неофициальные платежи». А значит весь процесс крайне непредсказуем как по деньгам, так и по времени.

По расчетам специалистов, начинать процедуру по смене категории земли имеет смысл только владельцам крупных участков – от5 га. В данном случае затраты составят приблизительно 25% от стоимости земли.

А вот владельцам небольших угодий дешевле выйдет (не мудрствуя лукаво) купить то, что им необходимо, чем пробовать изменить их категорию.

Внутри же категории изменить разрешенное использование – процедура сравнительно несложная. Вам, конечно же, также придется  ходить по инстанциям со всеми вытекающими из этого расходами. Однако вопрос целиком и полностью решаем.

А значит, покупая земельный участок ДНП на землях поселений, вы вправе рассчитывать, что затратив определенное количество времени и сил, получите  возможность прописаться в доме.

В этом вопросе мелочей не бывает 

Следующим шагом станет изучение свидетельства о праве собственности. За прошедшие двадцать лет внешний вид свидетельства многократно менялся, а значит, как только возникли  сомнения, нужно проверить его подлинность у компетентного нотариуса.

Удостоверьтесь в том, что продавец владеет всем участком, а не его долей. Ознакомьтесь с имеющимися у него правоустанавливающими документами, на основании которых нынешний владелец получил участок: постановлением местной администрации, договором купли-продажи, мены, дарения и т.д.

Для полной уверенности внимательно проследите всю историю участка, а в случае не в меру частой смены владельцев скрупулезно проследите юридическую чистоту.

Вдобавок к этому необходимо уточнить, нет ли на пустом земельном участке зарегистрированных построек (может быть, они были снесены ранее). Данный факт можно установить, получив справку из БТИ.

Удостоверьтесь, что по данному адресу не зарегистрированы неустановленные лица (справка из администрации поселения ф. № 9).

Какие еще документы обязаны быть у продавца? Выписка из ЕГРП (единый государственный реестр прав собственности)  подтвердит отсутствие обременений и запретов: участок может быть заложен, находиться под арестом, взят в аренду и т.п.

Продавец должен иметь справку из налоговой инспекции, подтверждающую факт отсутствия задолженностей по уплате земельного налога. В случае нахождения участка в действующем садоводстве, нужны также справки об отсутствии долгов перед товариществом, а так же межевых споров с соседями.

И в завершении 

Все эти документы предоставят Вам необходимые сведения о покупаемом земельном участке. Заключать сделку, согласно законодательству, можно в простой письменной или нотариальной форме. Определяется это только желанием сторон.

В договоре необходимо указать реквизиты сторон сделки, все сведения о земельном участке и в обязательно порядке его цена.

Порядок взаиморасчетов определяется по соглашению сторон – либо при подписании договора, либо после получения свидетельства о госрегистрации.

 

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