Предварительный договор купли-продажи недвижимости. Ч.1

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Предварительный договор купли продажи недвижимости 1

 Предварительный договор купли-продажи недвижимости. Ч.1

Здравствуйте!

Сегодня мы обсудим с Вами вопрос как правильно составить предварительный договор купли-продажи недвижимости.

Согласно данному виду  договоров стороны сделки договариваются о возможности заключении в оговоренные временные рамки основного договора купли-продажи (аренды) данного недвижимого имущества на условиях, согласованных в предварительном договоре.

Надеюсь, Вы понимаете, что данный документ требует от участников сделки самого серьезного подхода.  Надо четко понимать, к каким правовым последствиям он может привести. Обратите внимание на то, чтобы в тексте предварительного договора купли-продажи недвижимости не было двусмысленности, каждый его пункт не вступал в конфликт с  законом, чтобы срок действия, условия его выполнения, права и ответственность участников сделки  были бы четко прописаны.

Стороны заключают подобную договоренность в том случае, когда в текущий  момент они (по ряду причин) не могут или им нецелесообразно подписывать основной договор, но в ближайшем будущем они планируют заключить основной договор.

Подписание предварительного договора дает сторонам сделки гарантию, что они  заключат основной договор – и именно  поэтому, на сегодняшний день,  его заключение получает все большее распространение.

Гарантией исполнения предварительного договора купли-продажи недвижимости выступает право одной из сторон в случае отказа от подписания основного договора другим участником сделки, подать заявление в суд с требованием о понуждении к заключению основного договора на условиях, согласованных в  предварительном договоре купли-продажи.

Причем, сторона сделки, необоснованно отказывающаяся от заключения договора, обязана возместить другой стороне понесенные от этого убытки.

Предварительный договор купли-продажи недвижимости заключается в  форме основного договора.  Более того, несоблюдение этой формы ведет к недействительности основного договора.

По российским законам, предварительный договор обязан показывать предмет сделки планируемого основного договора, согласованную дату подписания основного договора, условия заключения сделки купли-продажи и другие немаловажные нюансы.

В данный документ участники сделки  могут внести свои пожелания, касающиеся  недвижимого имущества, порядка проведения взаиморасчетов,  сроков освобождения и т. д. Такие соглашения, как правило, всегда имеют индивидуальные свойства.

Помимо этого, при составлении предварительного договора купли-продажи недвижимости, требуется соблюдать все нюансы. Для  примера, в случае, когда одна из сторон сделки использует ипотечный кредит, то договор должен быть составлен применительно к особенностям банка кредитора.

Если предварительным договором купли-продажи недвижимости не устанавливается точный срок заключения основного договора, то по закону, основной договор обязан быть подписан в течение года с момента заключения предварительного договора.

На  что   необходимо  обращать  пристальное  внимание  при   заключении  предварительного договора? 

1. Заключение предварительного договора не является обязательным. Купить (арендовать) недвижимость можно и без него. При этом все значимые соглашения договора купли-продажи (аренды) будут окончательно согласованы непосредственно при его заключении.

Предварительный  же  договор  заключается  только  для  того,   чтобы  в  будущем  иметь возможность настаивать на подписании основного договора и именно на тех условиях, которые согласованы заранее.

1.1.  Очевидно,   что   от   начала   переговоров   до   заключения   основного   (по   которому передаются деньги и недвижимость) договора проходит определенное немалое время и потенциальные стороны так или иначе оговаривают условия будущего договора.

Но такие оговорки с правовой точки зрения ни к чему не обязывают, то есть договор может оказаться как заключенным на совсем других условиях, так и незаключенным вовсе, причем ни одна из сторон не сможет предъявлять другой стороне в связи с этим никаких претензий или требований.

1.2. Совсем другое дело если стороны оформят свои предварительные договоренности юридически, то есть заключат предварительный договор купли-продажи недвижимости. В данном случае отказаться от заключения основного договора можно будет лишь по общему согласию.

Если  же  передумает  только  одна сторона,  то  вторая  сможет  понудить  ее  заключить основной договор по суду, а также потребовать возмещения своих убытков, вызванных ее уклонением от заключения основного.

При этом суд сможет понудить уклоняющуюся сторону к заключению основного договора лишь на тех условиях, что были заранее записаны в предварительном. Теперь понятно как важно продумать все подробности уже во время заключения предварительного договора?

Вывод 1: Не уверен, - не заключай!  

Предварительный договор купли продажи недвижимости 4

 

2. Если предварительный договор все таки решили заключать, что в нем должно быть, чтобы он считался заключенным? Он должен включать в себя условия, позволяющие однозначно установить предмет, а также иные важные условия запланированного основного договора.

То есть уже в  предварительном  договоре  купли-продажи недвижимости надо   определить   все   те   условия,   которые  для   сторон существенны и которые они хотят обязательно включить в основной договор.

Минимальный набор существенных условий определяется законом, другие условия сверх этого могут объявлять существенными сами стороны. Закон установил, что в договорах с недвижимостью существенными выступают условия о предмете договора и цене, то есть достаточно определить их в требуемой форме и договор уже есть.

2.1. Определить предмет будущего основного договора вроде бы несложно. Для этого в предварительном договоре  надо указать чем будет основной договор (куплей-продаже, арендой, подрядом и т.п.) и по поводу какого объекта (квартира, земельный участок  и т. п.).

А вот с определением собственно объекта иногда могут возникнуть определенные трудности, например, когда земельный участок еще не окончательно сформирован или квартира в процессе перепланировки или перевода в нежилой фонд.

В таких случаях ко времени заключения основного договора объект будет точно не такой, каким был при заключении предварительного.  Это  нужно  учитывать  и  описывать  в  предварительном договоре объект более подробно с учетом всех нюансов его изменения.

2.2.     Определение цены в предварительном договоре  имеет следующий  нюанс:  писать придется реальную цену (занизить ее здравомыслящий будущий продавец не даст, - ведь его    могут    заставить    заключить    основной    договор    по    цене,    согласованной    в предварительном).

А это значит, что, прописав реальную цену в предварительном договоре купли-продажи недвижимости, стороны берут на себя обязательство заключить основной именно по этой цене, а не по инвентаризационной, или не превышающей 1 миллиона рублей,  или по иной придуманной.

Стороны, правда, смогут заключить в будущем основной договор и на отличных от предварительного условиях,  если достигнут обоюдного согласия, но вот настаивать на этом  ни одна из сторон сделки уже не сможет.

2.3.  По закону указание предмета и цены недвижимости в принципе достаточно, чтобы предварительный договор уже считался заключенным. Но если кроме этого в договоре больше ничего не указано, значит стороны согласились, что все остальное (порядок, сроки и условия  передачи  денег  и   имущества,   наличие   и   размер   штрафов   и   т.п.)   для   них несущественно.

Таким образом, они могут оказаться вынужденными заключить основной  договор на этих минимальных условиях, а значит исполнять основной договор им придется так, как предусмотрел закон (ГК РФ) для самых общих случаев (при этом некоторые  установленные законом общие правила могут неприятно удивить одну из сторон, но что-то менять будет уже поздно!).

Вывод 2:

Если при подписании предварительного договора купли-продажи недвижимости «сэкономить» время на  продумывание всех важных деталей будущей сделки, то с большой долей вероятности в дальнейшем при совершении такой сделки будут поставлены в затруднительное  положение либо клиенты, либо агенты, либо менеджеры, а скорее всего все вместе.

На сегодня все. Но тема не исчерпана. В следующей статье мы продолжим разговор.

Видео на тему:

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