Покупка непостроенного дома (PRE-SALE)

Покупка непостроенного дома (PRE-SALE)

Что такое PRE-SALE? Как купить то, что еще не построили?

Ситуация на рынке сегодня

Канадский рынок жилья довольно привлекательный.  Аналитики не предвещают спада, кредиты стали доступнее после снижения процентной ставки банков, и это для многих снизило месячные платежи за кредит.  Рынок спокойный и стабильный, а для покупателей важно без спешки принимать решения и делать свой выбор.

Покупая недвижимость, особенно в первый раз, люди понимают, что подойти к этому вопросу надо основательно. Это правильно и понятно. Покупка дома – одна из наиболее важных покупок в нашей жизни.

Поэтому здесь будет нужно защитить себя от возможных ошибок. Но это же время! Важно не превратить процесс покупки дома в очень долгий и мучительный процесс.

Если начали просмотр и выбор домов, не чувствуете себя комфортно, например:

  • Не уверены, как справитесь с ежемесячной платой за кредит
  • Не нравятся готовые варианты домов по качеству и отделке
  • Не торопитесь с переездом, хотите этот процесс сделать более спокойным, медленным и подготовленным

ТОГДА рассмотрите вариант покупки для себя жилья, которое только еще находится в стадии разработки проекта PRESALE.

Как это происходит?

Developer покупает участок земли. Разрабатывает проект, например, комплекс townhouses или highrise. Утверждает этот проект. Потом строит офис и showroom – образец, как будет выглядеть в законченном виде 1–2 bedroom вариант квартиры.

И очень быстро дается реклама о распродаже.

Что важно – собрать информацию и проверить репутацию Developer. Надо учесть, что есть определенный риск. За длительный период (1–2 года), пока строится комплекс, финансовая ситуация может измениться и повлиять на выполнение этого конкретного проекта. Полезно поинтересоваться прошлыми проектами, которым сейчас 5–15 лет, гарантия закончилась – какая ситуация с качеством постройки и материалов.

Следующая задача – выбор unit. Для не построенного жилья это сделать непросто. Надо по макету или плану определить, куда будут выходить окна, насколько будет светло или шумно, до конца ли удобна планировка. Правильно будет рассмотреть несколько квартир и выбрать наиболее важные для вас приоритеты.

Цена – поторговаться. Обычно перед началом рекламной компании Developer (а это чаще всего не один человек, а несколько партнеров-инвесторов) уже разработал ценовую политику, и работники офиса следуют ей (Price list). Любой документ или изменение в контракте должны быть подписаны со стороны Developer. Вариант, что продавец вдруг сегодня в хорошем настроении и снизит цену покупки, очень редкий. Тем более, им нужно распродать весь комплекс квартир. Поэтому их тактика – держать цены одинаковые для всех.

Но можно поторговаться не по цене. Есть другие пункты договора (материалы на отделку, % оплаты депозита), которые можно пробовать видоизменить в наиболее выгодные условия и получить свои бонусы.

Сроки. Процедура сделки. В каждом контракте сроки оговариваются индивидуально. Для примера приведу такой вариант.

Сегодня вы приняли решение купить на PRESALE 2–3 bedroom apartment.  Вы в офисе, где выставлена showroom, подписываете контракт и оставляете депозит в размере 5% от суммы покупки (иногда можно персональный чек). Компания взамен резервирует за вами эту квартиру на одну неделю. Чек лежит как гарантия вашего интереса – но пока не обналичивается. За эту неделю надо (желательно со специалистом – риелтором) изучить все материалы, которые предоставит Developer (условия договора, план квартиры и disclosure statement).

Самый сложный (Disclosure Statement) документ на 40–80 страниц, где по пунктам Developer расписывает все детали постройки и обустройства всего комплекса: адрес, реквизиты, границы, фазы строительства, количество Units, долевое участие каждого Units, условия голосования, By-law, страхование. Очень много всего, но, скорее всего, будете интересоваться теми вопросами, которые будут затрагивать именно ваши интересы: где и сколько parking stall вы получите; где будет въезд в здание; какие дополнительные услуги (сауна, бассейн) предлагает комплекс; где будет детская площадка. Какой запланирован бюджет и сколько составит Monthly Maintenance fee. Ответы на все эти вопросы найдете в Disclosure Statement.

Но есть еще одно. За Developer-ом всегда остается право вносить изменения в Disclosure Statement. И тогда он может высылать в течение строительства Дополнения/Изменения в disclosure statement. Бывает, что будущие владельцы получают от 3–6 дополнений в процессе строительства. Например, в процессе выясняется, что проводить газ ему дорого, и вся система меняется на электрическое отопление. Вы, в свою очередь, или знакомитесь и одобряете эти изменения, или, если считаете, что эти изменения очень существенны для вас, выходите из контракта.

Оплата депозита. Для покупки PRESALE жилья Developer в среднем спрашивает оплату депозита в размере 5–15% от общей суммы.

Чаще всего сроки распределяются таким образом:

5% – от суммы покупки в момент подписания договора с обеих сторон.

5% – обычно в течение 30–60 дней после подписания договора.

5% – в течение 60–120 дней после подписания договора.

И все – есть договор и вы ждете 1–2 года, пока комплекс будет построен.

Обратите внимание, что вы еще не хозяин. Хозяин Developer. Поэтому продать это жильё вы не можете. А что делать, если через год вам предложили работу, и вы уезжаете? А строительство комплекса заканчивается только через 6 месяцев. Какие варианты?

Так как вы еще не стали владельцем, можно только переписать/перепродать свой контракт на другое имя (сделать assignment of contract). И здесь есть свои условия на assignment. Надо чаще всего получить письменное согласие на assignment от Developer. Он имеет право не соглашаться, так как не в его интересах разрешать продавать свою квартиру, когда, например, сам еще не распродал большинство своих.

Developer за assignment может брать определенную плату. Например, 1–2% administration fee.

Поэтому все расходы надо внимательно рассчитать при изучении контракта в каждом индивидуальном случае.

Инспекция перед вселением. До окончательного завершения сделки (за 2-3 недели) сделать инспекцию. Рекомендуется со своим представителем назначить время и прийти проверить объект на наличие дефектов, которые требуется устранить до въезда. Составить документ о результате инспекции и дать подписать обеим сторонам. Developer обязан по условиям договора все указанные недостатки устранить. Желательно привлечь специалиста, чтобы не получить разочарования после въезда.

Completion – окончательная покупка – завершение сделки будет после того, когда закончится строительство, и Developer получит от городских властей Occupancy permit (разрешение на въезд). Естественно к этому моменту (если вы не сделали этого с самого начала и оплачивали депозит из своих сбережений, а не в кредит) – у вас должен быть полностью готов и подтвержден financing на эту покупку. Вы назначаете встречу у нотариуса или юриста и идете подписывать документ о покупке. Ваш банк оплачивает остаток суммы покупки developer-у. На следующий день недвижимость регистрируется на ваше имя и вам вручают ключи и разрешается въезжать.

Дополнительный налог GST на новое жилье. Как только покупаете недвижимость напрямую от developer и становитесь первым практическим владельцем этой построенной недвижимости, к стоимости покупки прибавляется налог GST, который составляет 5%. Если цена недвижимости менее $750,000, и покупатель будет жить в ней (использовать как свою резиденцию, а не сдавать в найм), то он получает New Housing Rebate. Это возврат на оплату налога PTT – Property Transfer Tax.

Что мы рекомендуем

Конечно, покупать то, что ты видишь своими глазами, можешь все пощупать, потрогать, оценить – надежнее. Все это понимают.

Покупать PRESALE намного рискованнее. Но если все этапы проверены, и вы видите свои преимущества – значит, риск может быть оправдан.

Ощущение въезда в совершенно новое жилье – сказочно. Ведь каждый из нас мечтает когда-то купить brand new car, а не ездить все время на старой used.

Да и ожидание этого торжественного момента тоже, наверное, служит хорошим стимулом улучшить свою жизнь, сделать ее красивее.

Для покупателей – все услуги и консультации бесплатны. Developer платит комиссии агентам-риелторам за привлечение клиентов.

Риелтор Антонина

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