Difficulties in buying a country house





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13.03.2011 20:10
Buying a country house - a process quite difficult. Perhaps it can be put on a par with such major events in human life, like a wedding or birth of a child. It is no wonder that the famous proverb says that this man must bear a son, plant a tree and build a house. In today's world, building a house, in most cases, is replaced by its purchase. And here it is very important not to make mistakes, so you had no pity for the wrong choices made. There are several aspects to which attention must be paid by purchasing a cottage. Try to consider them in order.

Location


One of the most important aspects is undoubtedly the location of future homes. Here there are many pitfalls. Even perfect, at first glance, the place can conceal a lot of unpleasant things. The greatest danger is posed by objects that are located in the vicinity of the site. Ivan Shulkov, director of investment consulting and analytics company "Manor" advises in the first place to look for the following objects in the vicinity of the village:

• Airport. Air transport corridors.
• Large industrial facilities and CHP.
• highways and railway line.
• Logistic centers.
• The landfill (solid waste - approx. Edition) incinerator.
• Cemeteries, cattle cemetery.
• Sewage treatment plants.
• Livestock and poultry enterprises for farming.
• High voltage power lines, radar, cell tower operators.

The presence of at least one of these objects can greatly spoil the pleasure of country life. Hope Grebennikov, head of the company's projects "TERRA-estate", sees the location of the village of another danger: "Do not be too severe inclines. It is inconvenient for residents and may cause problems with drainage area. The second limitation - the location in the valley, as at this site will be high humidity, which can pose a health hazard. It is also likely swamping the territory. "

As for the aspects of increasing the level of comfortable living, then they may include the presence of such "natural wealth", as forest and water body, regardless of what he represents. This may be a pond and creek, and river and reservoir.

Quality construction

Now, most houses are bought at the stage of construction. This makes it possible to control the process of building, to use their technical supervision, ie, can help you avoid low-quality materials, to track the quality and construction time. But here, you may encounter some difficulties, said Elena Pervakov, head of the suburban real estate agency real estate TWEED: «Typically, developers do not welcome when buyers control the quality of construction and are usually not allowed to do so in the process. Perhaps this is correct, because additional control can delay the construction time for an indefinite period. In addition, when buying a customer takes home under the Acceptance of transfer. And just at that moment, he can hire an expert to raise all the documentation for the construction and if it is not satisfied with the quality, then by law (Federal Law of February 7, 1992 № 2300-I «On Protection of Consumer Rights" - approx. Editorial ) request to address the shortcomings or even refuse to buy the object. This situation is completely normal. " Elena Pervakov agrees and Maria Litinetskaya, CEO of Blackwood: «In general, the developer can not forbid the buyer to monitor the progress of construction, however, affect its course it will be difficult. This may be related to design object in the property when the buyer before the construction is not the owner of the site and therefore has no legal right to be in the area. " Despite the fact that some experts see the possibility of construction quality control, yet it is not necessary immediately to retreat. As we know, the customer is always right.

If you're lucky, and you are allowed to monitor the construction process, we recommend that, first of all, pay attention to culture building. Its absence can be seen with the naked eye: the lack of normal access for construction equipment, dump construction debris at the site. A good contractor will never allow himself to these things.

Infrastructure


Certain requirements for the presence of any infrastructure on the territory of the plot does not exist. Developer, as a rule, advance claims about what facilities will be built in the village, attracting the attention of buyers in such a way to your project. Buying a vacation home, you need to understand clearly the purposes for which it will be used - for permanent, seasonal or as a weekend home. Depending on this you can make claims to having infrastructure facilities. Traditionally, in every village there are items such as guest parking, security, service manual, children's and sports grounds. According to Mary Litinetskoy, all that is beyond the scope of this list, increases the cost of houses. "To date, the requirements for intra-object infrastructure, the people are different and depend on the amount of money that the customer is willing to spend on a house. In the high-budget clients are usually more demanding of the infrastructure of the village. When choosing the village economy-class potential buyers pay less attention to this aspect, "- she says. Not looking at what infrastructure and to what extent stated in a newly built village, their presence is necessary to prescribe in the contract of sale. Unfortunately, not all developers are willing to take this step. But if you want to insure themselves against what the developer of the project eventually decided to abandon the construction of the fitness center or spa, you have every right to insist that you specify in the agreement of all the objects vnutreposelkovoy infrastructure.

Communication


If the presence of one or other infrastructure may vary depending on the village, then to the communications imposed more stringent requirements, said Elena Pervakov: "There should be a good township roads that may pass one another 2 cars, with sidewalks for pedestrians. Necessarily the presence of stormwater. If it is not, then after the rain the roads will accumulate a lot of water. Must necessarily be routed network, namely, electricity, sewage, gas, intra-made lighting. "

Usually, the presence of communication problems do not arise, difficulties may occur in the other - not uncommon for a case of laying roads, installing fire hydrants, storm sewer placement violated State Standards and SNIPS.

This point needs to be monitored even during the construction phase, otherwise, the supervisory authorities in the face of SES or firefighters will not make claims to the developers, but to the dacha cooperative member of which will be yours. According to the Director-General RODEX Development Valery Mishchenko, in order to avoid problems is to contact the experts: "For these procedures, the buyer should involve service and technical supervision of construction or independent experts. In case of violation of standards, and does not address their main contractor, the purchaser may, in consequence of the exercise data correction, but at their own expense. " He also noted that all the networks necessarily need to prescribe in the contract. If the seller refuses to do so, it makes sense to cancel the purchase and find a more suitable option.

Land category


Many experts believe that the first thing you should look for when buying a country house - a category of permitted land use of the site. It is important to ascertain whether the land is owned by the developer, in which category land was at the time of purchase, whether there would be translated, in what category and what type of permitted use. Valery Mishchenko advised not to leave this factor is ignored: "It is necessary first of all for the rule of law development of this area residential real estate, as well as for understanding the opportunities to register in a given household in the future." The problem of registration concerned and Mary Litinetskuyu, CEO of Blackwood: «Categories of permitted land use affects only the ease of registration: in the category of" under the country house construction "to register more complicated, since there is no clearly established procedure."

Unfinished


Recently we have witnessed many cases of people who bought the property, encountered a gross violation of construction time, and sometimes it is completely ceased. The problem of "defrauded co-investors" more inherent in urban housing, but also out of town no one from her is not insured. In order to understand how real the completion of a stated period of time to get acquainted with the history and reputation of the developer, said Elena Pervakov. "It plays an important role reputation builder. First and foremost, you need to make inquiries, that the company which built the facility. If during the construction of settlements, erected earlier, the developer had no problems and keep the time, we can assume it is a guarantee in the future ", - she said. Plays an important role and the financial health of the developer. Lack of funds for the continuation of construction can significantly affect the timing. However, not all companies are ready to demonstrate their accountability, "says Ivan Shulkov, director of investment consulting and analytics company" Manor ":" The exact financial situation is only possible for those development companies that are public, that is conducted IPO. Unfortunately, companies engaged in cottage construction, open to the public its financial statements a bit. " In our country, in principle, it is hard to be something're 100% sure, and even if you contract with a major company, not the first year of working on suburban real estate market, requires making a separate item on the penalty for breach of contract relating delays during construction and completion dates of the project.

Unfortunately, even knowing all the pitfalls encountered in the process of buying a country house, can not give you complete confidence that you will get exactly what they wanted originally. Therefore, finally, I would like to give one more advice. Do not rely on his knowledge of the market to buy, contact a professional realtor. Only true professionals who have devoted many years studying the suburban real estate market can help you not make the wrong choice and enjoy a relaxing stay away from the city.

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