Purchasing real estate in New Moscow: how to do it right

Possibility of the procedure

Although the legislation does not have a single act that would consider in detail how to change an apartment to a house, this does not interfere with the procedure.

Indeed, for this purpose, articles of the Civil Code of the Russian Federation numbered 567 and 454, which describe the agreement of exchange and purchase and sale, respectively, are quite suitable.

However, these documents provide only a general concept, so you need to pay attention to other paragraphs of the Civil Code, which shed light on every aspect of the future transaction. Thus, its registration takes place according to the rules of articles 164 and 131, and 568, in turn, reflects the principle of making an additional payment.

Side costs are already controlled by the Tax Code, namely Article 41 and paragraph 17.1 of Article 217 (payment of taxes), as well as paragraph 27 of Article 333.33 (payment of state duties).

Considering the scale of real estate when exchanging an apartment for a house, you should take a thorough approach to ensure that the actions of both yours and the other side are consistent with the legislative framework. In order to comply with the most unobvious nuances, it would be a good idea to take advantage of legal support.

Available exchange mechanisms

How can I exchange an apartment for a house? There are 2 main ways - exchange and alternative transaction . Deciding which one to use depends on your priorities: both options have their advantages and disadvantages. Let's consider the mechanisms for the sale and exchange of apartments and houses.

Barter agreement

The procedure for exchanging an apartment for a house involves the least number of steps separating it from real estate acquisition, and therefore does not require special knowledge for successful implementation.

However, simplicity is not the only positive aspect here:

1. At least those involved in the transaction will not be left without a roof over their heads. Even if circumstances arise that make the agreement invalid, both parties will return to the original position.
2. There is no need to be afraid of a reduction in funds due to inflation.
3. Each party ultimately acquires property that satisfies their subjective, narrow needs. In other words, there is a chance to get more valuable real estate due to the fact that the contract partner will like certain qualities of your home that would be lost during an objective assessment of the value.
4. The agreement cannot be affected by judicial penalties, which is guaranteed by Article 446 of the Civil Procedure Code of the Russian Federation.
5. It is more difficult to lose what you receive as a result of the exchange than the cash on hand, which can push you into dubious adventures before the alternative transaction is completed.
6. Personal income tax only affects the additional payment, of course, if there is one at all.
7. An exchange operation is the best way to solve a housing problem within a family, since in such a situation there is no doubt on one side about the good faith of the other.

Alternative deal

Most people prefer a buy-sell arrangement, even with everything a barter agreement offers.

And this happens due to the lack of reliability of the latter.

By choosing an exchange agreement, you expose yourself to a much greater risk of termination through the court for selfish reasons.

Piecework relationships can be canceled for 3 years, and sometimes for a longer period. You should especially be wary of situations involving minors, elderly or incapacitated persons.

If you are concerned about such scenarios, then it would be wise to choose a less fast, but safer, counter-purchase and sale. The choice in its favor is justified and, if desired, to invest in improving the future living space.

But not only relative reliability is good in an alternative agreement:

1. For those who are buying real estate for the first time, the purchase and sale transaction looks more interesting, since the deduction of the personal income tax base for the purchase of housing is carried out once for each citizen.
2. The need for double registration of exchange necessitates increased costs for it. In addition, you will suffer losses if the transaction partner does not complete his part of the agreement. The extreme will be litigation.
3. Finally, it is very difficult to find a person whose conditions suit you and it would be mutual. You can't expect a large number of suitable offers.

In any case, it will be up to you to decide whether to buy or exchange an apartment for a house.

Is it possible to force a forced exchange of an apartment?

Type

Answer:

Unfortunately, in your question you did not indicate whether the apartment is in joint or shared ownership between you and your sister, or whether the use of the apartment is carried out on the basis of a social tenancy agreement. In this regard, when answering the question, I will consider both options:

1) The apartment is in joint or shared ownership between you and your sister.

According to Article 30 of the Housing Code of the Russian Federation, the owner of a residential premises has the right to own, use and dispose of the premises belonging to him. The disposal of jointly owned property is carried out by the consent of all participants, which is assumed regardless of which of the participants makes the transaction for the disposal of property (Article 253 of the Civil Code of the Russian Federation). The disposal of property in shared ownership is carried out by agreement of all its participants, and if agreement is not reached, in court.

Forced exchange of property owned (shared or joint does not matter) is impossible. Why? The exchange of owned property means the forced termination (withdrawal) of ownership of this property, while according to Article 235 of the Civil Code of the Russian Federation, forced withdrawal from the owner of property is not allowed, except in cases established by laws. Article 235 of the Civil Code of the Russian Federation establishes similar cases of forced seizure of property.

2) The use of the apartment is carried out on the basis of a social tenancy agreement.

The rights and obligations of the tenant of residential premises under a social tenancy agreement, as well as the rights and obligations of family members of the tenant of residential premises under a social tenancy agreement are provided for in Articles 67 and 69 of the Housing Code of the Russian Federation. According to paragraph 2 of Article 69 of the Housing Code of the Russian Federation, family members of the tenant of a residential premises under a social tenancy agreement have equal rights and obligations with the tenant. Paragraph 1 of Article 67 of the Housing Code of the Russian Federation provides for the right of the tenant of residential premises under a social tenancy agreement to exchange or replace the occupied residential premises.

The right to exchange residential premises provided under a social tenancy agreement is provided for in Article 72 of the Housing Code of the Russian Federation.

How to exchange an apartment for a private house?

If you want to extract the maximum available benefit when exchanging an apartment for a house, you should organize your activities as follows:

1. apartment cost estimate.
   A person who is well acquainted with the current state of the real estate market can correctly calculate the value of the property being sold. The services of such will come in handy if you don’t want to undercut or charge an unreasonably high price.

   Although many do not recognize the particular benefit of hiring a specialist, this still makes it clear within what monetary limits you can vary the price tag and not lose possible buyers.

2. Searching for options.
   Whether to do this on your own or turn to a real estate agency is up to everyone to decide for themselves. It is worth considering that an attempt to save money on hiring an agent can result in greater losses than when using his services

   .

   It's not just about time, but also about mental health. Communication with potential transaction partners, as well as successful bargaining, will test your nerves, which a realtor who is accustomed to this type of activity can handle much better.

3. Examination of the cost of a suitable home.
   It must be remembered that private housing is a priori more expensive than apartment meters. This means you will have to think about paying extra, unless of course you are not happy with the prospect of moving into a house that is inferior in terms of conditions to your current home.

   In any of these cases, it is important to make an accurate assessment of the future purchase so as not to overpay for an already expensive move.

Participation in the procedure of exchanging an apartment for a house or cottage by real professionals has many advantages in resolving the housing issue: they take on the routine of considering options, negotiations with sellers and all related operations, presenting only the most worthy offers to clients.

Do you want to know how to profitably exchange an apartment for a house outside the city? We recommend watching this video:

List of documents

What documents are needed to exchange an apartment for a house? This is a list of papers that each party must provide :

• concluded agreement;
• cadastral and technical passports for your facility;
• document proving ownership;
• a statement from each family member approving the transaction;
• ID cards;
• receipt of payment of duty.

If a minor has ownership rights, alienation will not occur until a corresponding certificate from the guardianship authority is presented, giving the go-ahead for the operation.

Form of agreement for the exchange of residential premises.

Sample of spouse's consent to exchange an apartment for a house.

How to exchange an apartment through the court?

The residence of several people in the same territory raises the question of its division. The process does not always take place peacefully and with the consent of all residents.

Procedure

In most cases, owners agree to exchange an apartment voluntarily. If one of them does not agree, then you need to go to court.

The procedure for exchanging an apartment through the court:

• municipal and privatized apartments are subject to exchange;
• an application is drawn up listing the reasons for the exchange;
• necessary documents are collected;
• if the exchange is carried out due to indecent behavior of one of the residents, evidence must be provided;
• At the court hearing, the judge listens to the plaintiff and defendant and makes a decision.

If one of the parties does not give its consent to resolve the problem through the courts, then the living space can be sold or rented out.

Required documents

To successfully complete the division process, a package of documents is collected and a statement of claim is written.

List of documents for apartment exchange:

• ID cards of those living in the apartment;
• documents that confirm ownership rights;
• statement of claim;
• certificate from the cadastral passport;
• document confirming payment of all utilities;
• certificate of personal account status;
• birth certificate of minors;
• notification of the upcoming change of guardianship authorities.

A statement of claim for the exchange of an apartment through the court must include:

• Full name of the plaintiff;
• Full name of the defendant;
• marriage or divorce certificate;
• information about children;
• length of stay in the apartment and address;
• information about the apartment: number of rooms, type, utilities;
• reasons for exchange;
• a document stating that voluntary consent was not obtained;
• options for exchange;
• request the court to exchange the apartment.

Sample statement of claim

Forced exchange

Living together situations are different. Some live in peace and harmony, others cannot live even a day together. To avoid conflict situations, forced exchanges are carried out.

Causes:

• inappropriate behavior of one of the apartment owners. For example: drunken parties, scattered garbage, etc.;
• they cannot reach an agreement during a divorce;
• scandals in the family.

Exchange without consent is impossible. If it is received, then one of the owners goes to court.

Procedure for forced exchange of an apartment through the court:

• Step 1. Write an application and collect documents;
• Step 2: Papers are filed with the district court;
• Step 3: The judge sets a date and time for the hearing. All witnesses are heard and arguments are presented;
• Step 4. The judge makes a binding decision.

Collecting the necessary evidence and legal papers is a guarantee of a quick resolution of the dispute in court.

Documents for forced exchange of an apartment through the court:

• a copy of the landlord's written permission to exchange;
• a copy of the certificate of right to use living space;
• certificate of family composition;
• a copy of the divorce certificate;
• statement;
• check for payment of state duty.

The list of documents for the court is supplemented by an extract from personal accounts and a housing plan.

When divorcing with a minor child

Divorce is not a difficult process if the couple does not have children. If they exist, the law takes their side in divorce and division of property. It is not possible for parents to leave a child without housing. The one with whom the minor remains has the right to demand a larger share of the occupied living space.

Where are the papers submitted?

In order for the exchange to take place from the point of view of the law, registration must take place in Rosreestr . You must send a package of documents there, having first checked the presence of all the required papers. The contract cannot be called valid until the execution comes to an end.

The process of confirmation by law of the concluded agreement takes 5 - 12 days . The state fee charged for recording legal relations in the register is 2,000 rubles.

When is registration not possible?

Rosreestr has the right to refuse registration if there is a shortage of at least 1 minor document in the submitted packages or an erroneous registration.

Before you exchange an apartment for a house, you need to check the following circumstances, because they can also serve as an obstacle to the transaction:

• one of the parties lost membership in the housing cooperative;
• housing has received emergency status and is awaiting demolition;
• the fact that the contract is fictitious is revealed.

The objects around which the deal is built must be privatized without fail. Otherwise, the whole undertaking will be in vain.

Exchange of a small privatized apartment

If an apartment is owned by several citizens, but its area is too small, in order to make an exchange in which each of the owners would receive housing, the apartment is divided through sale. A Legal Right real estate lawyer will help with all paperwork.

After the sale of the apartment, the money is divided between the owners based on the size of their shares.

The division of an apartment through sale is carried out only for a privatized apartment.

Exchange

Three-room apartment

It will be easier to exchange a three-room apartment for a house, because the residents of a private building, spoiled by the spaciousness of their home, will be more willing to accommodate than in the case of one- and two-room apartments.

In addition, when exchanging a three-room apartment for a house, there is a chance to do without additional payment and get solid real estate if your apartment has an advantageous location in terms of infrastructure, outstanding internal condition or other advantages.

One-room

If you decide to exchange a one-room apartment for a house, you should understand that this desire is unlikely to be realized without additional payment . It will be quite possible to collect this amount if the lack of rooms in the apartment is compensated by first-class renovations and other advantages, and at the same time you are satisfied with a simple private home without frills.

Two-room

When exchanging a two-room apartment for a house, and there is a difference between them in square footage and other indicators that affect the overall value of housing, the same rules apply as described above.

Reasons for the exchange

There are a number of reasons for exchanging privatized housing. Someone wants to improve their living conditions, while others, on the contrary, by reducing the living space, can save on utility bills and also receive an additional payment from the transaction.

Someone is on the verge of divorce and does not want to share living space with their spouse, therefore, the issue of exchanging one large apartment for two smaller ones is being resolved. One way or another, there are many reasons for the exchange and the most important of them is the desire of the parties and owners to carry out this action.

You can find out how to exchange a room in a dorm or communal apartment, as well as a two-room or three-room apartment on our website.

Other Important Features

In order to give events the right vector of movement from the very start, it is better to choose a reliable real estate agency that would screen out dubious offers , checking each home for legal purity and the absence of signs of any fraudulent schemes.

An agency employee will also help you draw up a contract correctly, reflecting a detailed list of conditions in such a way as to ensure maximum protection against fraud or unforeseen consequences.

The situation can become more complicated if we overlook claims for living space by disabled people, incapacitated people or minors.

Summing up

If you are choosing between exchanging an apartment for an apartment or a house, we advise you to make a decision in favor of the second option. However, it is important to remember that a large-scale transaction involving real estate cannot be neglected.

Against the backdrop of the dangers and inconveniences that can overtake careless apartment sellers, saving on the cooperation of realtors and lawyers looks extremely unjustified.

And although now you know how the exchange of an apartment for a house occurs, it would be wise to acquire reliable companions who will help you achieve your goal with the least risk.

So, in addition to the application, you will need:

• passports/birth certificates of co-owners, as well as all registered residents;
• a certificate confirming the right to own a share of ownership of the apartment;
• cadastral passport;
• information about residents;
• notification to guardianship and trusteeship authorities;
• an extract from the personal account confirming the fact of registration.

In your application, you must describe the current situation and the attempts made to find solutions.

A separate line indicates the requirement to recognize the need to exchange housing.

An expert commission has been called upon to assess the situation, as they say, on the spot. The option of dividing property in kind is being considered.

This means that each side will be assigned a separate room, into which, if necessary, you can even insert a lock; the possibility of sharing a bathroom and toilet room is also being discussed.