The development of suburban real estate market is gaining momentum. Buyer-seller relationships have become more civilized, but there are in this market, and criminals who use increasingly sophisticated methods of cheating.
One of the most common types of fraud today in suburban real estate market based on the fact that buyers, buying houses and land, seek to save money. The desire to save money - not a bad thing, but when it is combined with a desire to legal illiteracy, it can lead to disastrous consequences.
"It often happens that unscrupulous sellers of country homes offer buyers a kind of deal - says the director of the Central Branch of the suburban real estate company" Agency "Bekar" Natalia Khmelnytsky. - Under various pretexts (urgent departure from the city or moving abroad, the lack of money for registration of the sale) offer a wish to buy villa or cottage arrange a deal on their own. At the same time crooks on the urgency of pushing (say, will soon leave or urgent need to sell and get money), and "dumped" price. Most often, these "unclean" Country objects are sold at a lower (than market) prices. Vendors are paid to an object in his hands, and, supposedly confirming the purity of their intentions and honesty, instead of giving their all documents in his house hapless buyer. Then, the buyer and seller go to a notary, which assures the buyer power of attorney to issue a transaction of sale on behalf of the seller. "
Such, at first glance, legally correct action is introduced in the suburban real estate purchaser confusion, and he calms down. Meanwhile, as the purchaser is engaged in design of their new home or land, the seller is sent to the notary and the attorney withdraws, and then quietly waits for the registration of the transaction. In this case the seller does not violate the law, as to inform the trustee to revoke a power of attorney is not required. When a buyer goes to their suburban apartment, it turns out that he's not the owner. In anger and self-righteousness with a sense of a man a suit, but it turns out that it has already surpassed: the seller had filed a claim for recognition of the transaction to be invalid (it turns out that the deal was withdrawn by the power of attorney and shall be deemed null and void). As a result, to prove their case and the more money back almost unreal.
Do not believe the testimony of
Another type of fraud associated with document forgery, and sometimes they substitute. Natalia Khmelnytsky says that since 1992, and to this day, the form of certificates of land ownership is constantly changing. In this current form has now been about 10. If the buyer does not become a real estate agency or even a lawyer, then determine whether the document is that it shows the seller is often not possible. In such cases, the owner of the suburban real estate itself has to do without the buyer's registration of the transaction. And prepares a property for the buyer with false documents, and then takes the money and disappears. In this case, the buyer can not be sure that he owns that property, which he promised to sell: it may well be that this house was sold to someone else.
However, the buyer may later have to try to challenge the transaction in court. Provided that we can prove forgery, the transaction may be declared null and void. However, the buyer does not help, because then the fraudster to find the money - almost from the category of fiction.
Human factor
Often, according to the Realtors' Bekar "fraudsters use schemes based on the confidence of people to their neighbors, their friends and acquaintances, etc. For some reason, many tend to wrongly assume that such people can not cheat, because they "own" The bottom line is usually the opposite.
Because to date paperwork for holiday home - the process is rather long, complex and costly intermediaries promise their gullible customers to do everything quickly, efficiently and inexpensively. The cost of private intermediaries varies and depends on the appetites of the mediator. Lowest cost - from $ 300 (for a minimum amount of work), but realtors can remember times when the mediators were taken and $ 1500. Intermediaries can be as black estate agents, and employees of state agencies.
The main condition for the scheme - money for making advance. The mediator promises to the buyer to issue the documents, arguing that the state agencies that affect the speed of the transaction, is "its." People calmly trust my documents to fraudsters (from a legal point of view is unacceptable because it does not exclude the possibility of further manipulation), and wait for the result. Often the result can never wait, because there are no guarantees, but the mediator states that "all the money spent on design, but nothing happened." Prove anything in such cases is useless: the money is lost forever.
Slightly more complicated scheme is used by fraudsters in the sale of land. The fact that the plots are allocated only through auctions that are held by the local administration. In this case, brokers promise to his client to win the auction. Prior to conducting fraudsters are taking a future owner to pay for half of the plot. Sometimes all the stops at this stage - schemers claim that they gave a bribe of amounts issued to them, but for some reason the auction won by someone else. Sometimes it goes further: auctions, in fact, won the one who wants to own the site. After that, the mediator takes the rest of the sum. Then the head of the administration signed a decree that the land is transmitted to the client. After the mediator in an unknown direction disappears and the buyer finds that the site be transferred from the land of agricultural land use in the settlement or anything like that is very expensive and not always possible.
Tips from "Bekar":
Natalia Khmelnytsky sure: to conduct any transactions in the suburban real estate market without major agency today is problematic. Real estate agency guarantees performance (under the contract agency is responsible, as one of the parties). In addition, in some cases to collect and document in the usual way is impossible. The Agency may notify us in advance and recommend solutions to problems. The final settlements with the agency client produces at the time of receipt of the documents confirming their right (under the current law). However, when you make a client through an agency to pay for reliability and professionalism. The cost of a complete package of design (depending on area) - from $ 1,500 to $ 2,000. Price may be lower, depending on the set of documents produced (and, correspondingly, the volume of services provided), but the minimum cost of services - $ 800 (less unprofitable to do this). Cost of services is about the same in all agencies of the city.
Even if the buyer is going to save money on services of the agency, should take care to consult a professional lawyer. Another important piece of advice: do not rely on the power of attorney from the seller - they can withdraw. Do not transfer money from hand to hand in the seller or other unsuitable places for this: it is better to use the banking unit. Also, do not trust brokers, even if they "own": for the sake of money, some people are willing to sacrifice the friendship. In addition, the design of parts in the property, especially after the introduction of trading in any case should not apply to intermediaries for help in the issuance of the Local Government Ordinance. Cases where instead of the site where you can build a cottage or even an entire housing estate, people get a piece of land where nothing can be erect, more frequent.
For the sake of saving money, or some people acquainted with the design of recourse to private mediators. These intermediaries may become as black estate agents, and employees of state agencies. The advantages of this method is quite conventional: the hypothetical savings in time and the relative savings in the design (usually mediator cheaper than in the real estate agency). But in this case the risks are very high. Disadvantages of this method of registration documents, according to Natalia Khmelnitsky, obvious to professionals. First, an agreement with a private person does not give any guarantee that the appointed time the client will receive the documents on which he expects to (many already have bitter experience of this kind). Second, these mediators take money for the payment of its services forward in the end the customer is not possible to control operations. Third, according to lawyers, the fact that a private person have to give power of attorney and the original documents, does not exclude the possibility of fraud. And most importantly - "private owner" does not guarantee not only receive a package of documents on time, but the general performance of the promised amount of work. Thus, the realtors are cases where customers, entering into relationships with intermediaries (giving money and documents) at the end of the agreed term of the original documents are received back with the comment "all the money spent on design, but nothing happened." The cost of private intermediaries varies and depends on the appetites of the mediator. Lowest cost - from $ 300 (for a minimum amount of work), but realtors can remember times when the mediators were taken and $ 1,500.
One of the most common types of fraud today in suburban real estate market based on the fact that buyers, buying houses and land, seek to save money. The desire to save money - not a bad thing, but when it is combined with a desire to legal illiteracy, it can lead to disastrous consequences.
"It often happens that unscrupulous sellers of country homes offer buyers a kind of deal - says the director of the Central Branch of the suburban real estate company" Agency "Bekar" Natalia Khmelnytsky. - Under various pretexts (urgent departure from the city or moving abroad, the lack of money for registration of the sale) offer a wish to buy villa or cottage arrange a deal on their own. At the same time crooks on the urgency of pushing (say, will soon leave or urgent need to sell and get money), and "dumped" price. Most often, these "unclean" Country objects are sold at a lower (than market) prices. Vendors are paid to an object in his hands, and, supposedly confirming the purity of their intentions and honesty, instead of giving their all documents in his house hapless buyer. Then, the buyer and seller go to a notary, which assures the buyer power of attorney to issue a transaction of sale on behalf of the seller. "
Such, at first glance, legally correct action is introduced in the suburban real estate purchaser confusion, and he calms down. Meanwhile, as the purchaser is engaged in design of their new home or land, the seller is sent to the notary and the attorney withdraws, and then quietly waits for the registration of the transaction. In this case the seller does not violate the law, as to inform the trustee to revoke a power of attorney is not required. When a buyer goes to their suburban apartment, it turns out that he's not the owner. In anger and self-righteousness with a sense of a man a suit, but it turns out that it has already surpassed: the seller had filed a claim for recognition of the transaction to be invalid (it turns out that the deal was withdrawn by the power of attorney and shall be deemed null and void). As a result, to prove their case and the more money back almost unreal.
Do not believe the testimony of
Another type of fraud associated with document forgery, and sometimes they substitute. Natalia Khmelnytsky says that since 1992, and to this day, the form of certificates of land ownership is constantly changing. In this current form has now been about 10. If the buyer does not become a real estate agency or even a lawyer, then determine whether the document is that it shows the seller is often not possible. In such cases, the owner of the suburban real estate itself has to do without the buyer's registration of the transaction. And prepares a property for the buyer with false documents, and then takes the money and disappears. In this case, the buyer can not be sure that he owns that property, which he promised to sell: it may well be that this house was sold to someone else.
However, the buyer may later have to try to challenge the transaction in court. Provided that we can prove forgery, the transaction may be declared null and void. However, the buyer does not help, because then the fraudster to find the money - almost from the category of fiction.
Human factor
Often, according to the Realtors' Bekar "fraudsters use schemes based on the confidence of people to their neighbors, their friends and acquaintances, etc. For some reason, many tend to wrongly assume that such people can not cheat, because they "own" The bottom line is usually the opposite.
Because to date paperwork for holiday home - the process is rather long, complex and costly intermediaries promise their gullible customers to do everything quickly, efficiently and inexpensively. The cost of private intermediaries varies and depends on the appetites of the mediator. Lowest cost - from $ 300 (for a minimum amount of work), but realtors can remember times when the mediators were taken and $ 1500. Intermediaries can be as black estate agents, and employees of state agencies.
The main condition for the scheme - money for making advance. The mediator promises to the buyer to issue the documents, arguing that the state agencies that affect the speed of the transaction, is "its." People calmly trust my documents to fraudsters (from a legal point of view is unacceptable because it does not exclude the possibility of further manipulation), and wait for the result. Often the result can never wait, because there are no guarantees, but the mediator states that "all the money spent on design, but nothing happened." Prove anything in such cases is useless: the money is lost forever.
Slightly more complicated scheme is used by fraudsters in the sale of land. The fact that the plots are allocated only through auctions that are held by the local administration. In this case, brokers promise to his client to win the auction. Prior to conducting fraudsters are taking a future owner to pay for half of the plot. Sometimes all the stops at this stage - schemers claim that they gave a bribe of amounts issued to them, but for some reason the auction won by someone else. Sometimes it goes further: auctions, in fact, won the one who wants to own the site. After that, the mediator takes the rest of the sum. Then the head of the administration signed a decree that the land is transmitted to the client. After the mediator in an unknown direction disappears and the buyer finds that the site be transferred from the land of agricultural land use in the settlement or anything like that is very expensive and not always possible.
Tips from "Bekar":
Natalia Khmelnytsky sure: to conduct any transactions in the suburban real estate market without major agency today is problematic. Real estate agency guarantees performance (under the contract agency is responsible, as one of the parties). In addition, in some cases to collect and document in the usual way is impossible. The Agency may notify us in advance and recommend solutions to problems. The final settlements with the agency client produces at the time of receipt of the documents confirming their right (under the current law). However, when you make a client through an agency to pay for reliability and professionalism. The cost of a complete package of design (depending on area) - from $ 1,500 to $ 2,000. Price may be lower, depending on the set of documents produced (and, correspondingly, the volume of services provided), but the minimum cost of services - $ 800 (less unprofitable to do this). Cost of services is about the same in all agencies of the city.
Even if the buyer is going to save money on services of the agency, should take care to consult a professional lawyer. Another important piece of advice: do not rely on the power of attorney from the seller - they can withdraw. Do not transfer money from hand to hand in the seller or other unsuitable places for this: it is better to use the banking unit. Also, do not trust brokers, even if they "own": for the sake of money, some people are willing to sacrifice the friendship. In addition, the design of parts in the property, especially after the introduction of trading in any case should not apply to intermediaries for help in the issuance of the Local Government Ordinance. Cases where instead of the site where you can build a cottage or even an entire housing estate, people get a piece of land where nothing can be erect, more frequent.
For the sake of saving money, or some people acquainted with the design of recourse to private mediators. These intermediaries may become as black estate agents, and employees of state agencies. The advantages of this method is quite conventional: the hypothetical savings in time and the relative savings in the design (usually mediator cheaper than in the real estate agency). But in this case the risks are very high. Disadvantages of this method of registration documents, according to Natalia Khmelnitsky, obvious to professionals. First, an agreement with a private person does not give any guarantee that the appointed time the client will receive the documents on which he expects to (many already have bitter experience of this kind). Second, these mediators take money for the payment of its services forward in the end the customer is not possible to control operations. Third, according to lawyers, the fact that a private person have to give power of attorney and the original documents, does not exclude the possibility of fraud. And most importantly - "private owner" does not guarantee not only receive a package of documents on time, but the general performance of the promised amount of work. Thus, the realtors are cases where customers, entering into relationships with intermediaries (giving money and documents) at the end of the agreed term of the original documents are received back with the comment "all the money spent on design, but nothing happened." The cost of private intermediaries varies and depends on the appetites of the mediator. Lowest cost - from $ 300 (for a minimum amount of work), but realtors can remember times when the mediators were taken and $ 1,500.
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