Зачем нужна банковская ячейка при продаже квартиры?

Автор: admin  //  Рубрики: Азбука недвижимости

Банковская ячейка

 Зачем нужна банковская ячейка при продаже квартиры?

Важнейшим из  вопросов, который необходимо решить участникам сделок с недвижимостью   является  вопрос безопасности взаиморасчетов между покупателем и продавцом? Сегодня мы обсудим с Вами, зачем нужна банковская ячейка при продаже квартиры (дома, дачи, участка). 

На эту тему много было и написано,  и сказано, однако, все равно поступает немало вопросов, так или иначе затрагивающих тему организации и проведения взаиморасчётов.

А значит, имеет смысл еще раз обсудить самые важные особенности такого рода операций. 

Каждая из сторон, и продавец, и покупатель не хотят рисковать своим имуществом.

Поэтому, если вдруг по какой-то причине сделка по купле-продаже недвижимого имущества не состоялась надо исключить все риски, а именно, чтобы жилье осталось у продавца,  а деньги у покупателя.

При хорошем исходе, когда сделка зарегистрирована и доведена до конца, необходимо сделать так, чтобы взаиморасчеты прошли вовремя. 

Но мне хочется зафиксировать тот факт, что абсолютно непогрешимой схемы расчетов на сегодняшний день не может быть в принципе при всем своем многообразии. Мы  можем говорить только о наивысшей степени надежности, но не более этого.

В большинстве регионов до сих пор используют передачу денег так сказать из рук в руки. Передачу денег производят в день подписания договора купли-продажи недвижимости наличными купюрами от покупателя к продавцу. После этого подписанный договор передают на госрегистрацию в Росреестр. 

А вот здесь мне бы хотелось заострить Ваше  внимание на том факте, что договор регистрируется не именно в день подписания, а по прошествии некоторого времени. Это время может варьироваться от недели до месяца, так как сроки регистрации устанавливаются регистрирующими органами на местах.

Все это время покупатель находится в чрезвычайном волнении как на пороховой бочке -  деньги передал, сделка не закончена, а собственником жилья он еще не стал. 

А беспокойство его весьма понятно, потому что существуют риски, что договор с переходом прав на недвижимое имущество может быть  не зарегистрировано по независящим от него обстоятельствам.

Ему еще очень повезет,  если продавец сознательный и вернет деньги, когда сделку не зарегистрировали, а если нет, то ищи ветра в поле… 

В случае, когда расчеты происходят после сделки, рискует уже хозяин жилья. Теоретически есть возможность призвать  недобросовестного участника сделки  к ответственности и попытаться вернуть деньги по  суду. 

Однако, на сегодняшний день, судебные разбирательства продолжаются крайне долго, а их результат, к сожалению, непредсказуем. Весьма вероятна ситуация, когда не исполнившему обязательства партнеру элементарно нечего будет возвращать: либо деньги уже истрачены, либо — квартира продана другому покупателю. А так как  этот человек является добросовестным приобретателем, то отобрать у него квартиру нельзя. 

Единственное, что в таких условиях может сделать суд, это постановить взыскание на имеющееся у недобросовестного продавца имущество (если таковое имеется) либо возмещать долг ежемесячными регулярными отчислениями из зарплаты.

Однако, при сравнении цен на жилье с легальными доходами большей части  населения нашей страны можно понять, что процесс возврата денег затянется весьма на долго.

Теперь понятно, что участникам сделки просто необходим посредник, которому бы они оба полностью доверяли. Только после того, как он получит подтверждение, что недвижимое имущество перешло в руки покупателя, посредник должен передать деньги продавцу,  либо возвратить их покупателю в случае, когда сделка по каким-то обстоятельствам не произошла. 

В истории российского рынка были периоды, когда в роли таких посредников выступали и риэлтеры, и нотариусы, а случалось, и криминальные элементы. 

В крупных городах России, начиная с  90-х годов прошлого столетия, участники сделок с недвижимым имуществом перешли на цивилизованные варианты проведения расчетов.

На сегодняшний день российские банки могут предложить разные способы в расчетах по сделкам купли-продажи между физическими лицами. Так, например: безналичным расчетом, через банковскую ячейку и посредством аккредитива. 

Общепризнанным является тот факт, что наиболее безопасным способом передачи денег выступает использование депозитной банковской ячейки.

Банковская ячейка 2

Банк применяют продуманные системы защиты: сейф, специальное помещение , многочисленная охрана, сигнализация и система видео наблюдения. 

Рассмотрим пример. Партнеры по сделке арендуют ячейку сроком на два месяца и заключают с банком трехсторонний договор.

В договоре предусматривается, что с 1-го по 55-й день к ячейке имеет право доступа только продавец недвижимости, да и то  лишь при предъявлении зарегистрированного договора купли-продажи жилья на имя покупателя. 

В оставшиеся  пять дней доступ к ячейке получает только  покупатель — он имеет возможность забрать все свои деньги в случае, когда сделка по каким-либо обстоятельствам не завершилась. 

Продавец и покупатель совместно закладывают деньги в банковскую ячейку, после чего проводят сделку купли-продажи. Госрегистрация договоров с недвижимостью на сегодняшний день длится месяц — а значит, в распоряжении участников сделки будет  дополнительно 25 дней на тот случай, если обнаружатся  какие-то проблемы. 

Плюсы данной процедуры 

Взаиморасчеты с использованием депозитной ячейки просты и безопасны: 

•        их производят в банке, а в данных учреждениях всегда присутствует вооруженная охрана. 

Необходимо отметить следующий важный момент: даже если у данной организации возникнут проблемы (банкротство, на пример), содержимое депозитных ячеек не подлежит аресту, так как  это имущество не находится на балансе банка. 

•        использование банковской ячейки позволяет продавцу забрать причитающиеся ему деньги в любое время после получения из Росреестра своего экземпляра договора купли-продажи. Следовательно, вероятность того, что некие криминальные  элементы будут знать, когда именно продавец выйдет из банка с большой суммой денег, минимальна.

•        аренда ячейки идеальна  для проведения альтернативных сделок, а их на нашем рынке недвижимости большинство. При альтернативных сделках деньги часто переходят по длинным цепочкам: к деньгам от продажи одного жилья добавляют доплаты, большие суммы делят (при разъездах) или, наоборот, суммируют (при съездах). 

Технология использования банковской ячейки позволяет организовать любые подобные процедуры — необходимо лишь достаточное количество ячеек. 

•        эта  модель взаиморасчетов позволяет участникам сделки сохранить в тайне подлинную сумму, проходящую по сделке, так как формально о ее  величине не должен знать никто, кроме сторон сделки. 

Объективные  минусы процедуры 

•        Самым важным из имеющихся у этой технологии недостатков является следующее: ни в одном из документов по аренде ячейки не зафиксирована величина суммы закладываемых денег. 

Вследствие этого, при возникновении спора по стоимости квартиры не возможно использование данного механизма в качестве доказательства подтверждения произведенных расчетов. 

•        сотрудники банка не имеют возможности проверить подлинность договора купли-продажи. Разумеется, что в кредитном учреждении тщательно проверяют фамилии, даты, печати и т.д. Однако, в типовом трехстороннем договоре на аренду депозитной  банковской ячейки обязательно прописывается, что банк не отвечает за подлинность документов. 

Правда, эксперты отмечают, что у организаций, предоставляющих депозитные ячейки конкретно для проведения расчетов по договорам купли-продажи объектов недвижимости случаев подделки предоставленных документов не наблюдалось. 

•        аренда ячейки подразумевает оборот наличных денег, а это обязательно связано с лишними расходами. Например, физ. лицо, получающее ипотечный кредит, как правило, за обналичивание платит 1% от суммы кредита. 

Вместо взаиморасчетов через ячейку можно использовать банковские переводы. Самая  распространенная и удобная форма — это аккредитив. Что это такое мы с Вами рассматривали в одноименной статье. 

В завершении данной статьи могу сказать, что самый распространенный и наиболее часто применяемый способ передачи денег сегодня на рынке вторичной недвижимости – банковская ячейка.

В случаях, когда расчеты происходят в безналичной форме, то деньги как бы не осязаемы. На психологическом уровне продавцу гораздо спокойнее, когда он сам лично (или при помощи специалиста банка) проверит, пересчитает,  и будет участвовать  в закладке денег в депозитную ячейку. 

Если у банка возникнут непредвиденные обстоятельства  (лишат лицензии или «заморозят» все счета), то ячейка будет доступна участникам сделки еще в течение полугода или даже больше.

В ячейку можно заложить любую сумму наличных денег. Срок аренды ячейки можно неоднократно продлевать. Данная услуга весьма экономна в финансовом отношении даже по сравнению с аккредитивом. Взаиморасчеты через  использование банковской ячейки, как я описал ранее, возможно и имеют определенные минусы, но плюсов гораздо больше. 

Вот и получается, что банковская ячейка – это наиболее безопасный, надежный и простой вариант взаиморасчетов, как для продавца, так и для покупателя.

Видео на тему:

Минутка #17. Как правильно проводить расчет при покупке квартиры

 

 

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