The market price per square meter is going up again, and this means that fewer customers are "live" money to buy an apartment. A substantial part of the buyers in the secondary market of 'me' old apartment to the new, without the help of a mortgage loan. Transaction, where one and the same person both as a seller and a buyer (and now - and as a mortgage borrower), called alternative and realtors consider them among the most complex. How to make a deal online magazine about the real estate described Metrinfo practitioners: Head of Training Centre real estate agency "Triumphal Arch" Roman Vikhlyantsev and director of marketing real estate new type of "open company" Sergey Kryachko. Technologically, the process on paper an alternative transaction involving a mortgage loan are as follows: own (old) apartment valued because, first of all, it is necessary to find a buyer once the buyer and there will advance to the realtors begin to gather the documents necessary for the sale of the apartment, and verification of its legal purity, from this point to calculate the amount of the mortgage loan and receive approval from the bank's customer as a mortgage borrower and issue a credit agreement, as soon as the bank's consent is obtained, realtors begin to search for a new client's home and as soon as the future owner of a new apartment approved, shall be appointed day X, in which you want to spend a minimum of two transactions: the sale of the old apartment and buy a new one. The same day the bank is laying money deposit boxes - in front of all parties involved. After this begins the process of registration of transactions, the sellers withdraw their money, buyers are moving into new apartments - all are happy. Cost of service estate agency under the alternatives - typically about 3% of the total sum of the two transactions. Maintenance of the mortgage transaction, as a rule, included in this figure. Surprises from the buyers and sellers is clear that all is smooth only in theory, but life always surprises. For example - increase in prices in the housing market. This means that people tend to invest in real estate as soon as possible, fearing that the money is worthless. And not every buyer will agree to wait until you solve your business with the bank. It is difficult to convince the landlord that "alternativschik" is going to buy with a mortgage, to sign a document on making an advance to guarantee his return in the event that the bank will not issue credit. Seller absolutely not interested in it because it sells a property in any way. By the way, today apartment that comes with the help of a mortgage, for the negotiation of documents and fees can rise by 10% and above. For example, the same one-bedroom apartment has recently offered to sell for $ 180 000 now or $ 230 000 - "Mortgage" to the buyer. Sometimes sellers try to continue bargaining, when the deal is already in the process of registration. Difficulties with the banks And the banks are not easy. Going through the procedure of underwriting (assessing ability to pay) to be aware that the bank is primarily evaluates the borrower's income. For example, many banks are now ready to issue a loan of $ 150,000, but the borrower must have a monthly income of somewhere $ 4500 - $ 5500. As far as the collateral, it is not every apartment, which took a fancy to the client, can be bought on the mortgage - that is, accepted by the bank as collateral. Problems can arise if the apartment is located in a house built before 1970; located on the first or last floor, this house was sold several times within a short time. Do not take a pledge and a five-story apartment in the house, which appears in the list for demolition, an apartment with wooden floors and mixed Finally, the approval of the borrower's bank (the permission to get a mortgage for a certain amount), valid for a limited time. Therefore, with the selection of options and a final decision can not dilly-dally. Yes, and sellers receive money from the banks of apartments is not easy. Some banks require that the seller and the buyer came for money, having the notarized contract of sale. Others offer as an additional service A contract of sale and register it with a notary on site, in the bank. It is also possible to transfer "mortgage" money to the seller by written order, but our citizens prefer to "cash". Where "intercept" credit, however, banks are now developing special products for alternative transactions. In fact, an alternative deal - a good old Soviet exchange, just perfect with the sale. Typically, realtors offer to take a bank loan secured by an existing dwelling (known as the Lombard credit). Having been in the order 50 - 80% of the old apartment, the buyer uses the money as a down payment to purchase a large apartment with a mortgage loan. On the right new home, a client in consultation with the bank sells the old (already mortgaged) apartment early extinguish collateral credit and quietly pays a mortgage on a new apartment. Of course, in practice it is difficult to implement. Almost impossible, if we take the two mortgage loans in different banks. Some banks offer to conduct such operations under one banking product. In this case, issued only one loan - to buy a new apartment, but the security and the existing one, and purchased housing. In particular, these services are offered by banks Delta Credit, Bank Renaissance, VTB-24, Sobinbank, some others (see table at end of text). Every experienced realtor has its own methods of working with alternative mortgage, including in the form of bonds in certain banks, the "favorite" mortgage products. In the real estate agency new type of "open company" various stages of the transaction performed by the staff of varying skills. (See our article "The purchase of the" secondary housing ": three ways. One of them - your"). To new, more efficient and profitable offers banks have always been available to both staff and clients, development manager ANNT "open company" constantly monitors the business processes of the real estate market, making contacts with banks, developing tools for the most competent of any an option. For example, one of the best banks in the "Open Company" program is Russian Mortgage Bank "New parameters" specially designed for customers wishing to improve their living conditions. The main advantages of the "New meters" - a loan taken on bail just purchased housing, and the customer gets the opportunity to quietly sell old apartment for six months as a legally and physically available rentals. (See our article "How from one apartment to make two"). Summary of Alternative transaction, despite what is considered a relic of the past, anywhere from the market will not disappear. For our man "complex exchange" (in fact the way it is) remains one of the main ways to solve the housing problem, and the banks, certainly, will continue to improve the credit for "altenativschikov" - the very way participants deal in real estate.
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