Цена в договоре купли-продажи

Автор: admin  //  Рубрики: Азбука недвижимости, Городская недвижимость

Важность цены в договоре купли-продажи

 

Важность цены в договоре купли-продажи

 

Важнейшим фактором в договоре купли-продажи жилого помещения является цена.

Присутствие цены в договоре строго обязательно, так как несоблюдение данного правила приведет к признанию договора недействительным.

Причем соглашения об использовании цены, которая, при аналогичных обстоятельствах применяется за подобные товары, работы или услуги не допускаются  для данного вида договора.

Оценка жилья нужна как продавцу, так и покупателю. Первому - чтобы запланировать возможный доход от продажи своего имущества, второму - чтобы удостовериться, что затребованная цена не завышена.

При купле-продаже жилых помещений предпочтение отдается  рыночным методам оценки. Превалирующий метод - это метод прецедентов или сравнительный.

В отличие от западной методики, в российской практике он имеет стихийный характер с довольно широкой модификацией цены продажи по похожим объектам, что обусловливается особенностями нашего рынка жилья.

К таким мы можем причислить следующие

Первое. Отсутствие на нашем рынке информационной базы.  Правда это не значит, что нет информации. Информация есть и в внушительном объеме, но эта информация не систематизирована и с трудом поддается анализу.

Второе. Присутствие дополнительного момента в соотношении спроса и предложения. Баланс, с одной стороны, определяет прирост населения, его структуру и состав, персональные доходы, а с другой - предложение наличествующего жилья и новое строительство.

Особым фактором на российском рынке является увеличение роли жилого фонда, как предмета инвестиций. В результате спрос на жилую недвижимость усиливается, я это неминуемо ведет к увеличению цен и лишь затем - к росту предложений.

Третье. Нестабильность экономики, а также растущая инфляция привели к употреблению доллара в виде некоей системы координат при оценке стоимости жилья на российском рынке.

Четвертое. Однотипность внушительной части жилого фонда, что определяет подход к его оценке.

Следовательно, метод оценки на российском рынке жилья обладает рядом особенностей:

1. Источники информации: сведения по собственным сделкам и сообщения периодических изданий. Данные информационных служб, данные из базы Росреестра, сведения, полученные от других оценщиков, фактически не используются.

2. Факторы влияния. Местонахождение здания. Это основной фактор, отображающий связь постройки с участком земли, на котором она находится. Корректировка по данному обстоятельству, как правило, ограничивается "престижностью" того или другого района, исключая при этом, прочие детали.

А они следующие:

  • Планировка и расположение жилых и подсобных помещений, общую и жилую площадь объекта недвижимости. Нередко, планировку обусловливают как "старый фонд", "сталинка", "хрущевка",  новая и улучшенная;
  • Этаж и этажность строения. Обычно выделяют первый, последний и остальные этажи;
  • Коммунальные услуги. Электроснабжение, газоснабжение, водоснабжение, канализация, наличие телефонной связи и остальное;
  • Дополнительное оборудование. Сантехника, газовые и электрические плиты, вентиляция и различное другое оборудование;
  • Конструкция дома. Крупноблочные и мелкоблочные дома, панельные, кирпичные, монолитные, деревянные и т.д.;
  • Существование и удаленность от автомобильных и железнодорожных трасс, аэропортов и других шумосоздающих сооружений;
  • Рыночная конъюнктура - колебание спроса и предложений во время оценки и продажи;
  • Состояние дома и его год постройки;
  • Состояние окружающей среды и сейсмической обстановки;
  • Факторы, ограничивающие в правах владения.

3. Временные корректировки. Приведение сделок к одному и тому же моменту времени часто не делается, так как существование большого объема сделок на время оценки позволяет соотнести варианты, находящиеся в одном временном интервале. К тому же эти расчеты весьма трудоемки и малодостоверны.

4. Определение стоимости жилого объекта. Существует два варианта определения стоимости: на базе стоимости 1-го квадратного метра общей площади и на базе стоимости аренды 1-го квадратного метра.

5. Особые условия сделки купли-продажи. Проверка этих условий практически не применяется из-за недостатка информации. У нас, обычно, в договоре указывают инвентарную стоимость, а это не дает нужной для анализа информации.

Видео на тему:

Заниженная цена в договоре купли-продажи недвижимости – кто и чем рискует?

 

 

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