Technology apartment purchase on credit, especially in a newly built house, in some ways similar to the work of the miner, step right, step left - and with the purchase you can say goodbye. "Owner" asked the experts about the most common mistakes along the way. The main problem is probably that the federal law № 214 "On Participation in the shared construction of apartment buildings and other real estate" is not working fully. Therefore, having received approval for a loan at a bank, you can not buy an apartment in any house under construction. However, many borrowers do not know about it and admit serious errors, which entails a loss of money or time (or of both). How to avoid these pitfalls, experts will tell. When experts talk about Non-law, it is understood by this that the sale of this law is not actually implemented. The problem is that the entire package to prepare documents for the facility in accordance with the above FL Few developers can, and implementation of new buildings is on the high-risk schemes such as promissory notes. Because of the significant risk that the house will not be completed or that the ownership of the borrower to the apartment will not be formalized, banks declare that not make loans on such objects. However, the new building to buy on credit is still possible, just do not violate established in the Moscow market technology purchases. What is often mistaken buyers? Error One: The new not accredited by the bank is the most common mistake borrowers. Man sent to one or more credit institutions is necessary documents and receive approval for a loan. However, says Mikhail Romanov, the head of the Mortgage Center MGSN, "with the borrower often does not inform the bank that needs a loan to purchase an apartment in new building. A bank manager may forget to ask about it. " Thus, the client does not ask for any real estate agent selling the apartments, nor the bank accredited by whether the address is in the bank. "The borrower goes to a deal, maybe even sign a contract of sale and advances the deal. The amount of reservations usually $ 1-3 thousand more interesting object, the greater the amount of advances and the less time is given to the buyer for payment of principal, "- says Romanov. The buyer comes to the bank with the documents already in the apartment, where he said: "We can not accredit this new building, because we do not take credit or new construction do not know that the builder." "A month, which was advanced to the deal expires, the advance is lost, the time spent in vain" - sums up Michael Romanov. As explained by experts mortgage brokerage company "Independent Mortgage Bureau," if the documents for accreditation will bring home a future buyer, it is likely that the bank simply does not want to waste their efforts on the validation set of documents around the house for a single client. After all, the bank carries out its part very carefully assessed and the object, and the developer, to protect themselves from possible risks. According to head of the mortgage brokerage "Loan Max" Victoria Shcherbakova, "the bank takes into account a range of factors that determine the position of the builder in the housing market, the number is placed in service, fulfillment of obligations to the city administration and others." As a result, not all new buildings are accredited. Since there is significant risk of rejection of approval of the object, experts advise the buyer closely acquainted with the contract, which specifies the conditions for the return / no return of money and made sure, even when submitting their papers for a loan, find out the bank, new addresses for any accredited at this bank. And here there is a catch: each branch of the Savings Bank - one of the leading players in this market - has a list of accredited buildings. Error two: make a deposit / down payment for a new building without obtaining the approval of the bank is often the case that the buyer decided to buy an apartment in the newly-accredited in one or more banks, and at once made for her the money. Subsequent events may develop in different ways. According to a mortgage brokerage company "Independent Mortgage Bureau," in general, chances of getting a loan and purchase of such an object is very good. The buyer goes to the bank or just a few, which is accredited by this house, collect the necessary documents by contacting the credit department and waiting for a decision. Documents on the object in this case, the bank need not provide, since the object and the developer has already been underwritten. If the client receives the approval, then, to everyone's satisfaction, to transact. This is almost ideal, but it happens infrequently. One of the possible difficulties in obtaining a bank loan that accredited the object consists in tightening the requirements for borrowers. According to Alla Tsytovich, head of unit "Retail lending," Bank of Moscow, those borrowers who easily passed a credit committee in the summer, now can not get approval. Credit institution may not arrange age, experience or education level of the borrower, and the authorization to release loan funds will not be given, or the credit limit is not enough for the purchase of housing. The last fact is equivalent to a denial, says Vasily Belov, the head of "Fosborn Home." Error three: the hope for a quick exchange with the help of a mortgage there is another scheme of buying an apartment in new building - sharing with the involvement of existing housing, or so-called lombard mortgage. In this case, funds for new building come from the security already available to the borrower's property. Often people believe that this scheme can be quickly (within a few months or a year) to move from the old apartment into a new and ahead of schedule to repay the loan by selling the vacant apartment. Unfortunately, it is not. Victoria Shcherbakova warns that "if the acquisition of new buildings should lay the already existing housing, contractual basis the developer is clearly not consistent with the requirement of the bank for the intended use of loan funds. The main mistake the customer - choice of apartments in newly built house. After all, most likely, the borrower is registered in the flat pledge. " The problem is that for the subsequent sale must require its legal exemption (the former owner shall be discharged from an apartment in a strictly specified period). "For the registration in the new building must obtain a certificate of title to it, that is new should be put the state commission should happen batch registration of property rights of individuals. In practice, this process takes from the moment of putting the house of the state commission from one year to three years depending on the location of the object, "- says Victoria Shcherbakova. Error Four: error in the calculation of many banks differentiate the interest rate depending on whether the new building is decorated in the property. The fact that the loan prior to the registration of the property has not provided his own apartment, it is less a mortgage, and consumer credit. Unsecured loan always carries big risks for the bank and require a higher deposit rate. "The borrower may underestimate the timing of increased payments because, firstly, the developers themselves may defer putting the house of the state commission for a quarter or two, and secondly, many borrowers are confused delivery of home state commission and date of registration in the property. Thinking that if the state commission, for example, in March, the design and at the same time. And in fact, may end up as decoration in a month and a year after the state commission "- warns Kirill Suslov, head of the mortgage broker" Legkokredit. " Underestimation of the costs may lead to delay in payments and subsequent problems. Professional market participants try to resolve these difficulties. Banks are developing their own and work with the developers of the program for the acquisition of new buildings in the loan, extend the list of accredited facilities. Mortgage brokers are now actively engaged in the accreditation of new buildings, and the probability that the object is approved, much higher than in the case of self-filing: The bank understands that the broker will ensure the flow of high-quality, pre-underwriting past clients willing to buy an apartment in this house, and provide for approval of a complete, well-formed documents. Developers are looking for inner resources to draw psevdoipotechnuyu transaction provides good installment of his program, however, they are more expensive and shorter than in banks, as the funding is not a function of the developer. Which program to choose, to decide the buyer. And to solve more and more frequently, according to Mikhail Romanov, from 50 to 70 percent of buildings in the economy segment in 2008 will be bought on credit.
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