How to quickly and profitably sell an apartment - step-by-step instructions for selling an apartment without intermediaries + list of documents

Hello dear readers of the online magazine "Rich Pro"! This publication is dedicated to the current topic - how to quickly sell an apartment profitably.

When we say that the living space needs to be realized, not only quickly, but also on favorable terms, then these two words seem somehow incompatible with each other. First of all, you should trust only yourself, and only then agencies, or professional realtors, who take not a small fee for their services.

In order for the transaction to go through without a hitch and not contradict the expected wishes, first of all, one should ask the question: what does the potential client expect from you and how can the transaction be expedited?

From this article you will learn:

• How to quickly and profitably sell an apartment;
• What documents need to be collected for the sale of an apartment (list);
• How to sell an apartment yourself without intermediaries: realtors, agents, brokers;
• Under what conditions and how to sell an apartment in a mortgage.

And using step-by-step instructions for selling an apartment, you can easily sell your property as quickly and expensively as possible.

1. Selling an apartment - where to start and what you need to pay attention to

If you used the services "From Hand to Hand" or, for example, "Avito", when selling any thing or car, then selling your own apartment without the participation of intermediaries will not be difficult for you. Here is the main - Understand the intricacies of the real estate market.

According to most experts, it is almost impossible to sell a house profitably and in a short time. Unless, of course, you have a buyer who is ready to offer you the amount you want, then it will most likely be luck, and not your ability, as a real estate agent.

Note!

In practice, it is possible to realize an apartment in a few days, but you will have to throw off half of its cost.

But, if you want to help out for your housing, good money, then you should prepare for the fact that you have to wait to find the nominal "that buyer". This may take more than a month, during which time it will be possible to prepare all the necessary documents.

Before the sale of real estate should take into account its features. It is very difficult to realize a room located in a communal apartment than a simple “kopeck piece” in the center or a townhouse.

To date, the list of the most popular objects is headed by one-bedroom apartments located in quiet sleeping areas of the city.

In addition, it is recommended to pay attention to periodic seasonal fluctuations in the market. During the summer holidays and Christmas holidays, housing demand drops sharply. At the same time, prices are rapidly dropping, so there is no question of a bargain.

From all of the above, one can come to one conclusion: before you start selling an apartment, carefully study the real estate market.

2. How to sell an apartment - without intermediaries (independently) or through a real estate agency

Many of us think about whether to use the help of an agency when selling an apartment or to do everything on our own? After all, there is nothing complicated.

At first it may seem that there is nothing complicated in the sale of housing, but this, unfortunately, is not so. To realize the apartment profitably and in a short time, you have to try. Indeed, in the sale of real estate there are pitfalls.

2.1. Pros and cons of self-selling apartments

For clarity, we give the following table:“Advantages and disadvantages of self-sale of an apartment and with the help of a realtor (intermediary)”.

Now let’s take a closer look:

• The correct assessment of housing. After all, no one wants to lose money, simply because he could not correctly assess their property. And wasting time on the sale of real estate, the price of which is too high. Therefore, the right approach to valuation is the key to a successful transaction.
• Time. For instanceYou appraised the apartment correctly, clients began to contact you. But this is not a task, in order to show housing you have to take time off from work, but to complete all the relevant documents for the sale of an apartment, you will need to take a vacation.
• Prepaid expense. You have a potential buyer from whom you should take money as evidence of the seriousness of his intentions to buy an apartment - a deposit on the transaction. But there are not so many people who want to give an advance to an individual in the real estate market, since many are afraid of fraud. But this stage can be overcome without problems, after signing the contract and checking the documents for your apartment, the client will be calm and give you a deposit.
• Knowledge of the nuances of the real estate market. Now we are talking about the preparatory phase, the preceding transaction. If your client has cash for the acquisition of real estate, then there should not be a problem, but if he buys real estate using borrowed funds of a credit institution or using family capital. Here already exist their own nuances that you just need to know. If you handle this, then, in general, not a problem.
• At drawing up a contract you need to contact an experienced lawyer, since you will not succeed in understanding all the details and taking into account the nuances of the transaction, unless, of course, you yourself have a legal education.
• Collection of documents required for the transaction. In addition to the contract for the purchase of housing, you will need documents that the buyer asks for depending on the transaction: cash, mortgage and maternity capital. If you have free time, then you can handle it easily.
• Settlements between the buyer and seller. This stage is the most responsible, here the intermediary is best to choose a bank that will provide you with a depository cell. The transaction will be completed in this case without problems.
• Registration of an agreement for the sale of an apartment. The final stage of the transaction, after which you will receive the desired amount for your already existing property.

If you feel that you do not have free time, and you do not know anything about the real estate market, then of course it is better to turn to professionals for help. And go ahead.

2.2. 5 useful tips for those who decide to sell an apartment without intermediaries

What mistakes do not need to be made so that the sale of real estate is successful:

• Do not overstate the cost of housingwhich is simply not true. If the apartment is located on the outskirts of the city, on the very top floor and requires urgent repairs, the buyer simply will not be able to purchase it at the price of a new property. Adequate assessment is the key to a successful transaction.
• Do not put up for sale housing with "problems". Settle all the nuances with the documents, because otherwise you may lose a client who is ready to offer you the amount you want. Otherwise, you will have to reset the price.
• Examine the real estate market for an adequate assessment.
• Be patient.
• Apartment sale transaction, must be accompanied by an experienced lawyer.

Subject to these simple rules, the transaction of sale of an apartment will pass easily and quickly.

Useful tips from real estate experts to help you quickly sell your apartment yourself

3. How to quickly sell an apartment - advice from a professional realtor

You decide to sell your home on your own quickly and most importantly expensive. Is it possible? Yes, this is a completely feasible desire. Only before putting it up for sale, it is necessary to observe some rules of realtors - professionals in the field of real estate purchase and sale.

Tip 1. Set a fair price.

To sell real estate in a short time, you should set an adequate price - not overpriced, but, of course, not underestimated, but corresponding to the average cost of an object on the real estate market in the area of ​​the housing, floor and type of structure.

Evaluation can be carried out without the help of specialists, but if you doubt your knowledge and strengths, then it is better to turn to professionals who are oriented in pricing and can quickly advise on this issue, giving an adequate assessment. After all, you should know not only the price maximum of your home, but also the minimum to maneuver when talking with a potential client.

Properly set price - quick sale, about 4 weeksat a lower price up to 2 weeksbut when overpriced everything can last and up to 1 year. This should be remembered before setting a price on a property.

Imagine that you want to slightly increase the value of the property, based on your personal reasons. What then awaits us? The offer will hang on the market for a long time, until prices really rise to this level, or until your client is found who is ready to offer the amount that you need. But this is on the verge of fantasy, since all transactions are concluded at reasonable prices.

Therefore, in order to realize an object quickly and most importantly, it is worthwhile:

• determine the adequate real value of housing;
• find out how to negate the shortcomings of real estate not only in the ad, but also in contact with a potential buyer;
• Choose a sales strategy that will take into account your interests;
• profitable and in a short time to complete the transaction.

Tip 2. Conduct the necessary pre-sale preparation of the apartment

It may not be necessary to make a major overhaul, but here's something to be done:

• Neutralize all odors unpleasant to the sense of smell. When potential customers inspect the premises, their first opinion is based on the smells that they feel when approaching the housing. In any room, after a while, a specific smell of tenants may appear, which for you may be simple, we don’t feel it, but it will not be pleasant to another person. Smells appear from furniture, kitchen, bathroom and even from the balcony. They are already subconsciously tuning buyers to the fact that the apartment does not suit them. The main odor absorbers are curtains, wallpapers, and wooden furniture. Get rid of the old wall cladding and cover them with new wallpaper, simple and not at all expensive, but neat, fresh and bright. Rinse the bathroom and the bathroom well. Ventilate the room and wash the windows. But here you don’t have to go too far so that your efforts and, most importantly, repairs are not evident, which may alert the potential buyer, as a result of which they may think that they want to hide something from them. For example, a fire or a flood.
• Free up space. The old “walls” and cabinets are best removed from the view, they greatly hide the space and create the feeling of a small square. But the whole situation should not be cleaned, otherwise the potential buyer may experience some discomfort in an empty room.
• The atmosphere of comfort and warmth is the key to customer location. The fresh aroma of coffee and delicious tea, the smell of orange, will create a feeling of home comfort, will cheer you up, thereby placing the visitor in conversation. A wonderful course of psychological impact.
• Ask to clean at the entrance, if there is no cleaning lady, then you have to work yourself. It’s no secret that the theater begins already with a dressing room, the sale of real estate - from the porch, elevator, which should make the first and most important positive impression and not cause disgust.
• Choose the best time to display housing, taking into account its location. If it is located on the sunny side, then you should not make an appointment with a potential client during the day, the same is true if your window is not so attractive in appearance.
• Expose your property for sale in high seasonwhich begins on September 15, after the holidays.

Tip 3. Clean up all title documents and resolve legal issues.

Customers will be wary of any delays during the execution of the transaction. Therefore, documents and other nuances should be taken care of in advance.

No residents should be registered on the square.

If you have the opportunity, then before selling, try to write out your relatives and write yourself.

Issues with existing property applicants should be addressed.

If a redevelopment has been carried out, it should be executed in accordance with the law.

Prepare the necessary documents:

• Passports of homeowners.
• Certificate of ownership.
• A ground document confirming the right to conclude a transaction, depending on how the object became the property of the owner.
• Extract from your home book.
• An agreement to conclude a transaction for the sale of housing, drafted legally competently.
• Permission of guardianship, in which case the co-owner or owner of the property is a citizen or disabled person under the age of majority.
• Notarized consent of the spouse.
• Registration certificate for real estate.

Properly and on time prepared documents are the first guarantee of success of a positive resolution of an apartment transaction. Indeed, in this case, the potential buyer will not have any questions.

4. How to properly evaluate the apartment and what factors affect its value

Before proceeding with the sale of housing, you need to know how much it costs in your area and what affects its price characteristics. Some factors that influence its value are objective in nature, that is, be common to all, while others will depend on a particular case.

It is definitely impossible to say what exactly will affect the cost of housing. But there are some indisputable trump cards, which will influence the pricing policy at the conclusion of the transaction.

4.1. What affects the cost of an apartment for sale

External information:

1. Location If the living space is located in a disadvantaged area or industrial zone, this will significantly reduce its cost. In the case of proximity to a park, forest, reservoir, natural object, the price will increase sharply.
2. In step-by-step availability public transport or metro, the cost rises significantly.
3. Availability of developed infrastructure, which positively affects the price of living space for sale.
4. Location of the apartment, number of storeys. Housing located in the middle of the middle is more expensive than on the lower or upper floors.
5. Panorama from the window. If the object overlooks the courtyard where the park is located, there are beautiful trees, playgrounds and there is practically no noise, then this will attract the customer and increase demand. And with accuracy, on the contrary, windows facing the roadway will negatively affect the price, because it will drop sharply.
6. The appearance of the house, well-groomed territory and the presence of a green zone. Well-groomed beautiful courtyard with a playground, flower beds - an opportunity to raise the price of real estate. But if a container with garbage is located right in front of your porch, then again the price will drop sharply.
7. Entrance and neighbors. The presence of drug addicts and alcoholics will not please anyone, so this will also affect the sale of apartments. It is better if buyers find out about this after the conclusion of the transaction.

Internal personal factors:

1. The history of living space. The apartment, which has changed many owners, will be inferior to the one that was privatized by one sole owner or real estate located in a new house.If it was transferred to the property by a court decision, then this will also adversely affect its sale. Free real estate in physical and legal terms significantly wins in its value relative to that where relatives and several owners are registered, requiring special attention.
2. The presence of a simple inexpensive repair or European-quality repair. If there are some defects in the decoration, then a potential client may have the opinion that no one has been involved in this apartment, which will negatively affect its assessment.
3. Separate bathroom, in value wins that real estate where a bathroom and a toilet are separated from each other.
4. Big kitchen, most housewives in choosing future housing prefers this particular room.
5. High ceilings - space and light, which visually increases the area and, accordingly, the perception of the room.
6. The presence of a balcony or loggia. If you have a spacious balcony / loggia, and if both are, then this is an advantage that can significantly increase the cost of housing.
7. The quality of the building. Stalin's buildings and monolithic houses with interesting architecture win over the "Khrushchevs", as well as brick buildings in front of panel ones.
8. If the room has free layout, then there is the possibility of its alteration, which will positively affect the cost.
9. Readiness of the apartment for sale. All documents must be available and in perfect order.

Of course, among the factors listed above there are more or less important ones, basically everything will depend on both the seller and the buyer.

4.2. How to evaluate an apartment

Let's proceed to the pricing procedure:

• When evaluating housing, everything is crucial: elevator availability, public transport in a step-by-step availability, high school, kindergartens. To make a competent and correct assessment, you should study the property located near you: quadrature, floor, quality of the house. In addition, it is worthwhile to find out the cost per square meter and multiply by its area. Then you can imagine a little more or less how much you can put up a dwelling for sale.
• If you are comparing your apartment with other real estate, then you should first call and find out the reality of this announcement. After all, many realtors go to such tricks that raise or to underestimate cost of housing. Here, the analysis of the cost of an apartment is similar to the analysis of the cost of a car. (If you are interested in information about selling a car, then read our issue - “How to sell a car quickly and expensively”)
• Having found similar objects, it is best to clarify the existing features and nuances in the design. An apartment obtained as a result of inheritance, with owners who have not reached the age of majority, is cheaper than an object with a crystal clear positive history.

In this case, you will be able to evaluate the object that you want to put up for sale only approximately. You can fully determine the cost only after the property is put up for sale.

Note!

Professionals greatly simplify the assessment, as they are well-oriented in the market and always monitor supply and demand.

You can also act as a professional if you have free time and patience for this. Just like a realtor, you can find a similar object and find out its minimum and maximum cost.

You can find a room much larger than yours at the same price that you ask. But if you can convince the client that it is worth it and explain why you want this amount for it, then you will not need the help of professionals.

Output: your price forecast should be based on the same real estate objects. In addition, you can compare your housing with recently sold objects and compare the figures obtained.

Having determined the cost using comparative methodso as not to make a mistake, add to this 5%that you can always throw off during the bidding. Then place an ad on the Internet or in the newspaper and wait for calls. If there are few calls, it is better to reduce the cost. In this case, it is up to you to decide how quickly you want to realize the property.

Omitting the price of the apartment in total 50 000 rubles as a result, you can attract many more potential customers.

If after you gave way in price, a lot of calls began to arrive, then the cost was too low. Raise it little by little.

Do not forget that real estate prices can change every week, so do not forget to analyze the market, otherwise you can lose or, on the contrary, look for your client for a long time.

List (package) of necessary documents for the sale of an apartment

5. What documents are needed to sell an apartment in 2019 - a list of necessary documents

As soon as you decide to start selling residential real estate, you need to start preparing the necessary documents so that the transaction goes without a hitch. The list of documents for the sale of an apartment is decent. In addition, the potential client decides on the transaction faster if the apartment is legally “clean” and there is a complete package for it. So what is needed in order to significantly speed up the procedure?

List of documents required for the sale of the object in cash:

• Passports of owners.
• Certificate and registration, if it was lost, then a copy of it.
• The document on the basis of which the right of ownership will be confirmed.
• Sales contract. It should be compiled in a law office, as there they will help arrange it correctly and competently, taking into account the nuances and conditions of the opposite parties to the transaction. This document is signed during the registration process.
• An extract from your house book or a certificate of the presence / absence of registered persons who are registered in the room. An extract can be obtained either at the passport office or at the office of the management company.
• Consent of guardianship authorities.

If, for example, the apartment was previously purchased with maternity capital, then for its sale you will need to get custody consent (copy and the original itself).

The steps for obtaining a document are as follows:

1. Parents come with their child, if he still under 14 years old (even if they are divorced) and provide the following:

• a certificate from the place of residence of the daughter / son;
• registration certificate of the sold and acquired housing;
• certificate for the object being sold and being acquired;
• identity document of the child;
• identity documents of parents.

2. Parents / guardians and the child from 14 years old writes a statement on the implementation of the old and the conclusion of a transaction to purchase a new object.
3. State authorities within a few weeks make a decision, check on the fact that the rights of children are not affected. Then issued written consent for the sale and purchase of housingspecified in the application.
4. Certified by a notary public consent of the spouse.

Additional package:

• Cadastral passport. If you do not have it, then you can quickly get it at the Multifunctional Center located at your place of residence. It will take 5 days.
• Technical passport. It is not required to complete the transaction, but it can be important for the buyer, for example, if he buys an apartment using credit funds or investing in family capital. To receive it, you should seek help at BTI. Period of execution from 15 days.Urgent execution up to 10 daysbut you’ll have to pay a little more for it.
• Extract from the Unified State Register on the object. It will indicate the owner, the encumbrance (whether or not). Such an extract can be obtained by anyone, regardless of the relationship to your property.
• A document containing information about the personal account of the object. Such a certificate can be obtained from the management company.
• Certificate of absence of debts on utility bills. Confirmation that there are no debts for a communal apartment.
• A certificate confirming that you are not registered with a neuropsychiatric dispensary and narcology. They may be asked by the buyer if he doubts your adequacy. So the deal can be challenged in court with the available evidence of incapacity.

The availability of documents will significantly speed up the process of concluding a transaction.

The contract of sale of the apartment (sample)

6. Actual contract of sale of an apartment for 2019 (a sample can be downloaded here)

The document for the implementation of the object does not have an established registered form. Here you can download the apartment purchase and sale agreement - sample of 2019. It is not necessary to certify it with a notary. Although many resort to this option. It enters into force only after the registration procedure for the right of ownership.

Next, we analyze the main sections of the contract of sale of an apartment.

6.1. Subject of the contract

The transaction is impossible without signing a contract on a simple model. The subject in this case is real estate: The object of the transaction may be any residential property.

Note!

If several objects are sold under one contract, then when drafting it, the quantity and characteristics of each residential property to be sold should be indicated.

If the room is not located in a new house, information about the house is indicated:

• the material of which the floors are made and most importantly the roof;
• year of construction; date of reconstruction of the structure;
• number of floors.

Regarding immovable property, the following should be indicated:

• residential and complete quadrature;
• number of premises;
• separate or through;
• the amount is indicated.

The subject of the contract is the main and main condition, without which it will be useless from a legal point of view. About residential real estate should also indicate which part is being sold:

• all or part of the property;
• someone retains the right to reside after its implementation;
• absence or presence of encumbrances.

The owner must confirm the ownership right with a certificate, the details of which are recorded in the text of the agreement:

• number and when it was received;
• the series and name of the authority where it was received.

Not every residential property can be the subject of an agreement, only that which is owned by any organization or ordinary individual.

Important!

• The premise and its part, which are under arrest, cannot become the subject of a transaction.
• If real estate acts as a pledge, then during its implementation you will need a written permission from the pledgee.
• If the contract contains a ban on implementation, then it cannot be implemented.
• Real estate located in an emergency or dilapidated building subject to demolition cannot be the subject of an agreement.

6.2. Parties to the transaction

The parties to the transaction are referred to as the buyer of the object and, accordingly, the seller. And meet the following requirements:

• adulthood;
• legal capacity;
• possession of the premises is legal.

The parties to the transaction shall indicate the following information:

• full name;
• registration;
• number, as well as the series when it was received and by whom the passport of the citizen of the Russian Federation was issued.

The main focus of the two parties to the transaction should be precisely the legal capacity (does the owner understand what he is doing) during the purchase and sale of housing.

If after the sale of real estate it is proved that the owner did not understand what he was doing, then in court such property can be returned and the transaction will become invalid. In this case, a bona fide buyer will be left without anything.

Before proceeding with the design, it is recommended to take into account some nuances:

• A notary who certifies a document for implementation can only visually determine the legal capacity of 2 parties to the transaction.
• An extract from the Unified State Register may contain some information, but not always.
• If you have any doubts as to whether the owner of the property gives a report in his actions, it is better to postpone the transaction or ask the owner to confirm his authority.
• It should be wary if the owner of the apartment drinks alcohol or old age.

6.3. Essential terms of the contract

In addition to the subject, another significant point is the price of housing. This item should be approached with all responsibility. Most property owners do not want to pay a tax fee, so they indicate an understated value that is far from the market price.

You need to know!

In the event that the transaction is challenged and the court decides to return the property to the seller, the bona fide purchaser can only rely on the return of the amount that was recorded in the sales document.

In addition, the essential conditions include a list of persons who will retain the right to use the housing even after it is realized:

• family members of the owner remaining in the housing;
• tenant of real estate and persons living with it;
• the tenant of the premises within the limits of the lease period specified in the document;
• renter, if the right to stay in the premises is included in the life annuity document;
• citizens with the right to lifelong use;
• the borrower within the prescribed period of free use of the premises;
• if there are children under the age of majority, they can be evicted only after the permission of guardianship is obtained.

6.4. Grounds for termination

On the initiative of only one side, an agreement on implementation cannot be canceled. Disinhibition conditions contained in article 450 of the Civil Code of the Russian Federationfollowing:

• agreement of two opposing parties;
• at the request of the buyer or seller, but only through court.

The decision made by the court can satisfy the request of the applicant only if the other party to the transaction has committed serious violations of the terms of the contract:

• refusal of the former owner of the premises to deregister it;
• refusal to pay the value of residential property;
• the presence of the rights of others to the property, etc.

Sale termination a month later after the performance of the new owner in their rights is impossible. It is easier to terminate the transaction before the registration procedure.

If the opposing parties have discussed everything and made a mutual decision, an agreement is drawn up to declare the transaction invalid. After implementation, you can cancel the contract, its actions.

Invalid purchase and sale of housing is recognized only in court for the following reasons:

• the transaction violates the terms of the existing law;
• the signing of the agreement was drunk, which was done unknowingly;
• incapacity of one of the counterparty to the transaction was discovered;
• detection of fraud, threats, pressure, violence against one of the parties;
• the transaction recognized as fraudulent;
• other cases that may be contrary to law.

6.5. Nuances of the text of the document

The contract is the main document that is recommended to be studied more carefully, and it is better to contact a lawyer in this case. In the text of the documents there are many pitfalls. The process of transferring funds should be spelled out in detail:

• when money is directed to an account with a financial institution or cash is transferred;
• whether this transfer of the amount is confirmed by an agreement or an act, if there is a deposit, then which.

It is also important to indicate all existing shortcomings in the text, and this is necessary not only for the future owner, but also for the current one.

If one side of the transaction is not the property owner himself, but his agent, then recommended to pay attentionwhen the document was registered.If the power of attorney is more than a year, and the owner is old age, then it is better to be more careful.

If the premises were acquired by the previous owner using maternal capital, the acquirer should make sure that the shares after the acquisition of housing were distributed among all owners evenly.

It is recommended that the text indicate the responsibility of the owner of the premises for possible claims by relatives who have not reached the age of majority, heirs and other persons.

6.6. Additional agreements

In the event of a change in the terms of the transaction, an additional agreement is concluded. Parties to the transaction may make changes:

• terms of payment of funds;
• calculation procedure;
• amount of preliminary deposit;
• registration expenses;
• term of the contract.

The nuances of the additional contract are as follows:

• passes registration in Rosreestr together with the main document and only before the first one;
• It must be in writing;
• signed by two parties to the transaction.

When drawing up the contract, it is necessary to describe in detail the real estate, the rights and the existing responsibility of the parties, methods of transferring the deposit and the full amount for the apartment. What will help to avoid unforeseen situations and litigation.

A step-by-step guide consisting of 7 consecutive steps on the sale of an apartment without intermediaries

7. How to sell an apartment without intermediaries - step-by-step instructions for real estate sellers 🏬

Having decided to get rid of the old square meters, we begin to wonder: how to sell an apartment profitably and quickly, whether you need help from realtors or to carry out the transaction process on your own without intermediaries.

But how to do it right, because an urgent transaction significantly reduces the cost of housing, and a profitable sale may take some time. To do this, we recommend that you go through sequentially 7 simple steps.

Step 1. We set goals and terms for the sale of the apartment

When deciding on the sale of your real estate, do not forget that there are dead periodsduring which the real estate market is completely quiet and you can sell square meters, only at a lower price.

Note!

Do not put up property for sale from late December to February (New Year holidays) as well at the beginning of summer (vacation / vacation). Throughout the rest of the year, demand for living space is stable.

Therefore, if the goal of the transaction is a good profit, then you should not deal with the implementation during the dead season. At this time, it is better to prepare all the necessary documents and apartments for sale. Thanks to which you can make good money, egto purchase another property. By the way, we already wrote about how to earn an apartment from scratch in one of our publications.

Step 2. Evaluate your property

It is best to determine the value of the object without the help of specialists. In this, newspapers or, of course, global networks, the Internet, will come to your aid. After all, you can’t set the price of housing just at random. Also, do not raise it to heaven or fall to the very minimum. The deal must be profitable and profitable.

With the overvaluation of square meters, the new owner of the property can be sought over the years. And if you underestimate, the transaction will result in a loss. You can only concede if your ad has not been popular for a long time.

The following main factors affect the cost of a living space:

• location: prestige of the area;
• the availability of equipped infrastructure;
• proximity to public transport;
• floor and year of construction of the house, in which square meters are located.

Step 3. We begin to advertise the apartment

Realize housing quickly and expensively, quite a feasible desire. To do this, it must be properly advertised, putting in a favorable light. Indeed, the main and most important rule of trade is a competent advertising company.

An example of an advertisement for the sale of apartments on Cian

To do this, you can use any available methods and means: place ads in popular local newspapers or use the help of global networks that offer many portals on which users place ads.

The text of the ads for sale should not contain a lot of information, specifics are needed.

In a few sentences, it is worth describing all the positive aspects of the premises in order to convince the potential client that your real estate is a profitable acquisition for him. Ad worth adding photos.

Information about the sale of apartments can be placed on advertising stands, stops of municipal transport or on the doors of entrances. This will attract potential customers interested in living space located in your area.

Step 4. We prepare the apartment for shows and negotiate with customers

To quickly sell housing, it should be put in order. No client would even think of making a deal if the living space was in a terrible deplorable state.

Doing a renovation is not worth it, as the new owner will redo everything for himself. In this case, general cleaning and inexpensive cosmetic repairs will help.

The main task of preparing the premises for the transaction is the elimination of obvious defects.

Get rid of everything old without any regrets! The larger and lighter the space, the more profitable the house looks.

These simple, simple actions will visually give the room more space and save it from the unpleasant odors of the previous owners. Therefore, cleanliness is the key to a successful transaction.

At this stage, you should prepare for calls and customer visits. With proper communication and display, the sales guarantee will increase significantly.

It is worth considering in advance all the negative aspects of housing and prepare a list of benefits.

In addition, do not forget that you will have to communicate perfectly with strangers, whose intentions remain a mystery.

Step 5. We draw up and sign a preliminary contract of sale of the apartment or a deposit agreement with the buyer (s).

The signing of this document is a guarantee to the seller that the client will not refuse to purchase real estate, and the acquirers that the owner will not give it to another.

Download the preliminary contract of sale of the apartment - sample

Download the deposit agreement when buying and selling an apartment - sample

Upon conclusion of the contract, the owner of the premises receives a deposit from the client for the living space, which is also recorded in the preliminary agreement. An agreement on an advance or deposit, which many conclude instead of a preliminary contract, has the same legal force.

When signing a document, the property owner must know the difference between a deposit and an advance. It is important to register everything legally competently in the contract.

Features of the deposit and advance:

• If the transaction for the sale of the premises is canceled for any reason, then the advance payment is returned to the buyer in full.
• If a deposit has been made, then a unilateral refusal to conclude a transaction will result in the payment of the fine by the guilty party.
• If the owner refuses to sell the property, he will reimburse the client forfeit in double size.
• If the transaction fell through the fault of the acquirer, then the deposit remains with the landlord.

The preliminary agreement is drawn up in an arbitrary free form, in which the details of the legal / physical person are registered. persons, passport details of the opposite parties, address of the real estate being sold, term of the undertaken obligations, amount of the deposit or advance payment. The date is indicated in the document and the signatures of the opposite parties to the transaction are put.

Step 6. We begin the process of extracting from the apartment and collect certificates on the absence of debts on utility bills

After a preliminary agreement has been concluded, a deposit or advance has been received, it is necessary to check out of the apartment and receive certificates with information about the personal account for utility bills.

You can check out through the passport office or passportist in the management company.

This will take you several days. In the case of a personal appeal to a public institution, you will receive a stamp on discharge and the necessary documents on the day of the appeal.

Inquiries about the absence of debt can also be obtained from the management company and other organizations providing utility services: gorgaz, electric networks, garbage company.

Step 7. We make the calculation for the apartment and hand over the registration documents

At the conclusion of the transaction, mutual settlement can be made at the time of signing the main contract or the act of acceptance and transfer of housing. As a non-cash way, and in cash. However, it is much safer to get the final amount for an apartment through a bank cell. This procedure is a guarantee that the former owner will receive the agreed amount.

How is the transaction of buying and selling an apartment through a bank cell?

1) Money in the presence of a bank employee is deposited in the cell, after which the owner of the apartment can check everything and carefully count them.

Also, for an additional fee, you can check the notes for authenticity.

2) Then, the funds are placed in a package on which the signatures of the seller and the client are placed.

3) After the transaction is completed and the documents for the apartment are transferred to the buyer, the former owner of the property receives a payment from the bank.

The sales contract is concluded in a simple form or is certified by a notary.

If you have never encountered this, it is best to seek the help of a qualified lawyer. When compiling it, it is necessary to ensure that the document contains all the information regarding the transaction, the timing, the property sold and the method of settlement between the parties.

Next, we turn to the Registration Chamber to register housing for the new owner.

The last stage is the procedure for transferring the premises to the new owner and signing the act.

Download the deed of transfer to the contract of sale of the apartment

From this moment, all responsibility for the property rests entirely with the new owner. It is compiled in 2 copiesIn the case of a mortgage, an additional is required for the bank.

After that, the former owner can get the calculation from the cell. The transaction is completed.

Proven Ways to Sell a Mortgage Apartment

8. How to sell an apartment in a mortgage - TOP 4 real ways

Not everyone knows that it’s quite realistic to sell an apartment bought with a mortgage. Of course, in this case, real estate is pledged. It turns out that the owner does not have the opportunity to independently dispose of the apartment.

However, there are ways to sell mortgage real estate. You can do it 4 proven methods. Each of them involves close contact with a banking organization.

Method 1. Selling an apartment for cash

This option is the most profitable for those who took a mortgage. Choosing this method, you should consider that find a buyer on encumbered property It’s not easy.

Take note! Today, the offer of apartments that are not pledged is huge. Therefore, buyers are wary of real estate, which is sold with certain difficulties.

This type of purchase is most often used for apartments that are still on construction stages. At the same time, those that will be ready soon are in the greatest demand.

In addition, this option is suitable for a new property, which is located in elite areas, and also has an improved layout. The offer of such apartments in cities is usually not very high.

When selling a mortgage apartment for cash, you need to be prepared that such a transaction involves a number of stages:

1. First of all, the buyer and the borrower must contact a notary public. Here an agreement is drawn up about the intention to make a corresponding transaction with the apartment.
2. The buyer gives the bank the money that is needed to completely close the mortgage. The difference between this amount and the cost of the apartment is paid to the seller.
3. When the debt is closed, encumbrance is removed from the apartment.
4. When the property is withdrawn from bail, the seller and the buyer in the regal chamber register the contract of sale. If the apartment is under construction, the agreement on participation in shared construction is reissued to the new owner.

Sometimes this option is called a mortgage apartment trusting. This is due to the fact that the repayment of the loan is carried out by the buyer in advance, even before making a purchase.

Traditionally, mortgage debt is paid directly to the account, and the remaining money is deposited in a bank cell. Their seller receives only after the completion of the transaction and the transfer of ownership of the apartment to the buyer.

Method 2. Mortgage transfer or transfer

This option is used in accordance with the principle of transferring collateral. In accordance with it, an apartment can be sold if the buyer assumes all obligations on a mortgage loan.

In principle, the buyer in this case can be found independently. Usually, mortgage apartments are pretty wary. However, there is a demand for them.

There may be several reasons for this:

• collateral is usually sold at a lower cost;
• demand for apartments located in prestigious areas is consistently high, even if they are burdened with a mortgage;
• Housing with quality finishes and an improved layout is popular.

It should be borne in mind that the buyer should have a stable place of work, a sufficient salary, and positive credit standing.

A home buyer will need to go through the standard mortgage application process. In the event that a positive decision is made based on the results of its consideration, a conclusion is made new the contract.

In accordance with this agreement, the apartment becomes the property of the buyer, but remains in pledge. At the same time, a new client repays the debt on the mortgage.

In this case, the borrower will need a minimum of effort. A credit organization usually conducts re-registration of collateral with the Registration Chamber on its own. All that is required from the seller is to sign a document on the desire to transfer the mortgage obligations.

In general, the sale of an apartment through assignment will require about 20 days. Five of them will be spent on lifting the burden and another 14 will be required to register an agreement with the new owner.

Method 3. Implementation using a credit institution

This case differs from selling for cash in that all actions for the sale of the apartment are transferred to the bank. This option is suitable for those who, for a number of reasons, have no opportunity to sell real estate.

A credit institution independently finds a buyer. Further, absolutely all stages of the transaction are carried out without the participation of the debtor.

Settlements are made as in the first sales scheme: the buyer repays the mortgage debt, the rest of the amount is put in the cell. As soon as all documents on the transaction are completed, the seller will be able to pick up this amount.

Method 4. Self-implementation

From the name of the sale option it may seem that it is not completely legal and is conducted without the participation of the bank. This is not true, since in any case the credit institution will have to notify you of all stages of the transaction. The thing is that the seller and the buyer will carry out absolutely all the necessary actions on their own.

Important! Experts advise sellers to notify buyers that the apartment is already pledged at the initial stage of the transaction. If this is not done, the trust between the parties to the sale may be lost.The buyer in this situation may decide that the transaction with the apartment is not entirely legal.

With the independent sale of a mortgage apartment, you will have to go through the following stages of the transaction:

1. The seller finds a buyer who agrees to purchase an apartment.
2. The buyer submits an application for repurchase of the collateral to the bank.
3. A preliminary contract of sale is drawn up, notarized.
4. Two bank cells are leased. In one the buyer pays the money necessary to pay off the mortgage, in the second - the balance in the amount of the difference between the price of the apartment and the amount laid down in the first cell.
5. The apartment is withdrawn from the deposit.
6. Rosreestr contains information on the sale of apartments.
7. After receiving documentary evidence of transaction registration, the bank takes the money from the first cell, and the seller - from the second.

This option for selling an apartment usually goes much faster. But finding a buyer in this case is not easy.

In addition, in order to obtain the bank’s consent for the sale of an apartment, it is necessary that the credit institution has no complaints against the borrower. In other words, this option is suitable for those who regularly makes monthly payments and has no delays.

Thus, there are four main ways to sell an apartment purchased in a mortgage, before repayment of the loan. Naturally, each of them has its own advantages and limitations.

For clarity of comparison, we reflected the pros and cons of all options in the table:

The table clearly shows what are the advantages and disadvantages of each option for selling a mortgage apartment.

9. Typical mistakes when selling your apartment

During the sale of real estate, many consumers do not know how to make a deal profitably and quickly without the help of professionals. So what can we do wrong?

Mistake 1. Incorrect appraisal of an apartment

The main problem of all homeowners is the incorrect determination of its value. Usually, to evaluate it, you need to use the information from the most popular real estate site in your city, select similar options and find out their price.

Based on the information received, the owner basically sets a high cost. Of course, I want to get a large amount for my premises, but will your potential client see your ad?

It is best to examine all similar objects, phoning the owners and finding out in what condition the room, what documents are available on it. That is, get all the information that can affect the price. After analyzing the data, we establish the real price of real estate. Do not overstate, but do not underestimate.

Error 2. Not done pre-sale preparation of the apartment

The apartment is not prepared for sale. Usually this consists in cleaning it, freeing up excess garbage and airing it. In this case, it is necessary to restore order not only in the room itself, but also on the stairs and in the entrance.

The customer’s first impression is from the entrance. This can be done by agreeing with a cleaning lady or janitor.

If the room does not have a presentable appearance, then a small repair should be done, while it is not worth doing an expensive one, since it is useless. But the budget option will increase attractiveness in the eyes of a potential client.

Mistake 3. The seller is completely unprepared for negotiations with buyers.

The agreement with the buyer should be not only in words, but also on paper. After all, having promised to purchase real estate from you, he can calmly look for other options that are more advantageous for him, and you may lose a potential client. Therefore, it is immediately worthwhile to raise the question of an advance or a deposit.

Hide the cons and talk about the pros of housing. Do not be afraid to bargain and argue why your object is better than others. The room should be shown calmly without emotions. Go to negotiations, if you are not ready for them, then it will be difficult to conclude a profitable deal.

Error 4. Incorrectly executed documents

Before putting up housing for sale, you should prepare all the necessary package of documents:

• certificate of registration of property,
• identity document of the owner,
• those. passport from BTI,
• cadastral,
• statement
• EGRP.

If the property was bought legally, then spouse's consent to a transaction or prenuptial agreement, as well as marriage certificate.

If housing is purchased using mortgage funds, then you will need:

• certificate of absence of debt to organizations providing utility services,
• extract from the USRR other documents.

Properly prepared documents are a quick and profitable transaction.

It should also be remembered that the contract of sale must contain all the necessary information to avoid problems in the future.

Prayers and conspiracies for the quick sale of apartments

10. How to quickly sell an apartment: conspiracies and prayers ☯ - 100% result

Some believe that in order to sell an apartment at a good price and quickly, you need to use folk signs and beliefs. Is it so?

10.1. Prayer for a profitable apartment sale

To sell a house more expensive, you need to do the following:

• During the new moon, remove all garbage from the apartment, take it to the intersection and say:"This garbage is for you, and the money is returned to me!"
• After that, put a penny in all corners and say very loudly in all rooms: "Let the money return money".
• After day collect a trifle and give it to people in need.
• Bring a candle from the church to the apartment and light it, then say:"Merchants and merchants flee to the fire of God".

After that, place an ad and show the housing to potential customers.

10.2. How to sell an apartment quickly - folk remedies

There are some techniques that will help in the sale of real estate. To conduct rituals, you need only in the house that you are going to put up for sale. Here they are:

1. Before proceeding with the sale of housing it should be saturated with clean energy, it should be in the whole space. To do this, you need a clean bucket, preferably a new one. Fill it with cold water and place in a dark place for several days. After 3 days wash the floors well. After the wet cleaning is done, a person should think about the fact that he renounces his old corners and gives them to the one who pays a good amount.
2. All living quarters have a brownie. Before you put up housing for sale, you need to make sure that the potential client is comfortable and calm when inspecting the premises. To do this, it is recommended to put a plate with goodies on the table.
3. Since ancient times, wheat was considered a monetary symbol. It is believed that if you put one grain in all corners, you can quickly sell the apartment.

All rituals are best performed at dawn, on the day when a potential client arrives.

10.3. How to sell an apartment faster - folk signs

Those who believe in all signs, they really come true. It is hard to argue with popular superstition, because their experience has been accumulating over many centuries.

Are there signs to quickly and profitably sell residential property? Of course there is. Some of them can be used for any sale, but others only for the sale of apartments.

1. You can’t tell anyone that you want to get rid of your old square meters. It is necessary to talk about this only when the transaction is concluded.
2. When asked about how the process of real estate sales is proceeding, one should not talk about this with a sense of delight. It is worth answering calmly, but also without complaints.
3. If someone is against the sale, the house will freeze.
4. When a potential client came, it was necessary not by direct text, but as if by chance to make sure that he sat in the room. The probability of the transaction in this case will increase.
5. Tedious buyer - to a successful deal. Just have more patience.
6. The client always has more money than he tries to show. If he is on fire to buy your apartment, he can always find the missing amount.
7. People’s old sign: if the house has one owner, then selling it is much easier.

10.4. Prayer that will allow you to sell the house quickly and successfully

Here are examples of several conspiracies that are popular:

1. Read a prayer above a bucket of water: "4 corners, my apartment and a brownie. I refuse you, from locks, heavy doors, from a brownie and 4 corners. Whoever gives me money for you will get you. Amen - 3 times". After that, we wash the floors with water, the most important thing is to wash the hall. We pour water directly onto the road. But if, when carrying out a bucket, someone got in the way, then prayer will not have its strength.
2. At 3 a.mpronounce a plot on a broom: "I sweep all the rubbish well, I’m throwing it, so I’m nailing a client to my house. The first client will come to me, the second, but the next one will buy - he’ll take home for himself. Amen”. After this, you must go to bed, and revenge begins early in the morning, when the first rays of the sun appear. Ritual repeat 3 days in a row.
3. This prayer is read before the arrival of a potential client, you need to know the exact time when they will visit the apartment. "My bright windows, my gilded thresholds, twisted matrices, pillars. Look, bargain with me. Amen.".
4. Rite with a simple candle. Try to pull out the wick, light it on both sides, and until it smolders you need to read the plot: "Fire is eternal, and my spirit is marked by silver, gold and good. Amen.". What will remain after the wick has burned down should be carried everywhere with you until the real estate is sold.

10.5. How to improve energy in a house or apartment before selling

A fairly simple ritual based on the elements of fire:

1. Light a church candle and focus on its flame, while trying to think that all the negative goes away, as the fire burns.
2. With the burning candles, approach the front door and go through it with the whole house, clockwise along the wall. Do not forget to look at the flame, while thinking that you are doing well, that your home is the most comfortable and warm.
3. Try to realize that your home is filled with love and peace. Your walls help all tenants and you to turn ideas into reality.
4. When you are sure that your apartment really helps you, then think that indoors you are completely protected from bad human intentions and evil.

This simple rite will help improve the energy in the house or apartment, so your future buyer will feel much more comfortable in it.

We also recommend reading our article: “How to attract money and good luck into your life at home” - secrets, signs and conspiracies.

Popular questions arising from the sale of apartments, and answers to them

11. Frequently asked questions (FAQ) for the sale of apartments

When concluding a real estate purchase and sale transaction, difficulties may arise due to the fact that the seller does not know the pitfalls that can be encountered when selling an apartment and the Civil Code of the Russian Federation.

Question 1. Is it possible to sell an apartment bought for maternity capital?

The sale of an apartment previously purchased using the means of a family certificate, registered in the property in proportion to all family members, is carefully monitored by guardianship. She ensures that the rights of children under the age of majority are not violated - namely, that after the conclusion of a transaction for the sale of real estate acquired with a certificate, the children do not lose their share. In this regard, without the permission of the state body to sell housing does not work.

To get consent, parents provide evidence that the rights of their children are violated, will not be after the transaction, namely:

• in return, they will be given shares in a new apartment or house;
• after the acquisition of another residential property, the size of the area in all in the new real estate will not be less than in the alienated property, that is, non-housing conditions will be at the same level or better.

So, it’s possible to realize housing purchased for maternity capital, but subject to certain conditions:

1. Obtained permission from the custody of the alienation of real estate.
2. Children under the age of majority will not lose their shares in any other housing and living conditions will not worsen.

Question 2. Is it possible to sell an apartment in a mortgage?

Yes, it’s possible to sell an apartment in a mortgage. Moreover, there are many proven ways to sell a mortgage apartment, which we talked about earlier in this article.

The only nuisance that can be encountered in the process of processing a transaction is the deprivation of a credit organization's license, but this is extremely rare.

Selling real estate through a mortgage will look like this:

1. between the seller and the buyer verbally stipulate all conditions and details;
2. a preliminary agreement is concluded and an advance is paid from the buyer's own funds;
3. the seller transfers to the client all the documents related to the residential property: certificate of ownership / deed of gift, copies of passports / birth certificate, registration certificate, certificate from BTI, plan, copy of personal account and extract from house book / certificate;
4. the bank checks the documents submitted and the acquired object, evaluates it, and then gives consent to the transaction;
5. An agreement for the sale of an apartment is prepared and concluded as a basis;
6. a document for the sale is registered;
7. Payment for the apartment is made to the seller’s account or through a bank cell, which is much more convenient.

As you can see from the above list, it is possible to sell property on a mortgage, and it’s not as difficult as it seemed at first, especially since employees of a financial organization are always ready to answer all your questions.

Question 3. Is it possible to sell an apartment in a mortgage and buy another in a mortgage?

Often, borrowers have a desire to move to an apartment located in another area, or housing begins to seem too small.

Difficulties in conducting such operations practically do not arise if the apartment not encumbered and is owned by the seller, as evidenced by documentary evidence.

If the property is purchased in a mortgage, the seller will need to attach big amount of effort and spend quite a lot of time.

But theoretically, this is quite real:

1. You will need to find a buyer for your existing apartment, who will agree to pay off the mortgage debt.
2. After that, the bank draws up new loan agreement, the guarantee of which will be the acquired apartment.

Banks agree to such operations only if it carries for them any benefit.

Question 4. How to sell a share in an apartment?

The sale of a share in an apartment owned by several people takes place according to strictly defined, established rules. All owners should be aware that they have an advantage on the right to purchase, in order to avoid problems with the law during the sale of real estate.

1) The right of the first stage. The sale of a share in an apartment is regulated Civil Code of the Russian Federation 250. Where is the mechanism according to which the participants of shared common property a priority, that is, the right "first buyback" shares that are planned to be sold to an unauthorized person.

Important!

The right of redemption primarily belongs to the owners, and only after they refused to use it, it is possible to sell the property to a third party.

But these restrictions do not apply to the share donation agreement. Therefore, in this case, you can dispose of your property even without the consent of the co-owners. In this case, the owners can sue the courts to prove that the gift transaction is fictitious. In this case, the new owner has a risk of losing his acquired share.

In practice, it is very often necessary to face the fact that the buyer first draws up a share donation agreement, and then he purchases the remainder of the house as the owner. In this case, the value of the share will be confirmed by the document of sale.

2) Decision with notice. Based Civil Code of the Russian Federation Art. 250 p. 2,3 the owner of the share must notify the co-owners in writing before the sale. In the event that they refuse to purchase or can not redeem it within a monththen the seller can sell his share to a third party.

You can notify the decision to sell your share with a notary public or by telegram / letter with receipt of receipt.

3) Problems and pitfalls. If, after a notification was sent to the owners about the conditions for the sale of the share, the indicated nuances of the transaction have changed, in the direction of improving the rights of the client, for example, the cost has decreased or the share is granted by installments, then the co-owners must know about these innovations.

In the event that the sale was conducted in violation of the rights of co-owners, then any participants in shared ownership are entitled to 3 months challenge a sale transaction through a court of law.

Question 5. What tax on the sale of an apartment must be paid in 2019?

FROM2016 year sellers must pay apartment sales tax of 13% from an amount exceeding 1 million rubles. (tax deduction) received as a result of the sale of the apartment, if it was owned less than 5 years(if the transaction was completed earlier than 2016, then tax must be paid if the property was owned less 3 years).

Also, starting in 2016, it is necessary to indicate the value of the property in the contract of sale not less than 70% from the cadastral value of the object.

You can reduce the amount with which the tax amount was calculated, or on 1 000 000 rubles, i.e. take advantage of a tax deduction, or amount spent on housing.

Question 6. What is the deadline for submitting a 3-NDFL tax return when selling real estate?

After-sale apartment declaration 3-personal income tax you can file with the tax office only for the next year, until April 30 inclusive.

For instanceif the purchase and sale transaction was concluded in 2019, the declaration is submitted in 2020 no later than April 30, and the tax itself is paid no later than July 15.

In case of violation of the deadline for the submission of the reporting document to the taxpayer, a fine in the amount of 5% of the amount of unpaid tax for each incomplete or whole month from the date established for its provision, but not less than 1,000 rubles and not more than 30% of the amount specified in the declaration.

Question 7. What documents must be submitted to the tax authority when selling an apartment?

The taxpayer provides the following list of documents to the tax authority:

• 3-personal income tax
• apartment sale contract;
• identity document;
• payment documents that can confirm the costs of acquiring the sold residential premises, if its value is more than 1 million rubles.

Question 8. What you need to know about 3-personal income tax when selling real estate in 2019?

When real estate is sold in 2019, a declaration must be submitted until April 30, 2020 inclusive.

The same thing for the sale of property in 2020 - the filing of a 3-NDFL declaration until April 30, 2021.

If the living space has been owned by the owner for less than 5 years, in this case you will have to report on the income you received by issuing 3-personal income tax.

To make a declaration, the following documents and data are required:

• Name, place and date of birth, number and series, date of issue and who issued the passport, registration address;
• housing sales contract;
• contact details for the tax office, if a specialist has questions;
• if the value of real estate is more than 1 million rubles, an apartment purchase agreement will be required.

P.S. If you still have questions about the sale of apartments - ask them in the comments to the article.

12. Conclusion + video on the topic

Having decided to start selling your home on your own without the help of professionals, you should be well aware that first of all you need to carefully prepare for this process. And for this you need to know the main rules and secrets of successful trading, which have realtors.

Your offer should be competitive and relevant. Do not overstate the cost, but you can not reduce it. Pre-prepare the necessary package of documents, and tidy up the property. And most importantly, be patient and time.

If you doubt that you can quickly and profitably sell your home (be it an apartment, a house, etc.), then it is better not to waste time and turn to professionals for help.

At the end of the topic, I suggest you look video on this topic, in which the author tells what to do when it is necessary to sell an apartment by a certain date quickly, without reducing the price:

That’s all with us. We wish you good luck and successful sale of your property! Share your opinions, experiences and comments in the comments.

Watch the video: TIPS FOR BUYING A PROPERTY IN TELUGU (November 2024).