The main signs of such a house are problems with documents, poor location, too long exposure and obsolescence
Last year, the coronavirus pandemic caused an explosive demand for suburban real estate in the Moscow region. This was facilitated by closed borders, self-isolation and “remote”. In 2021, the hype is not so, but the limited supply and the rise in prices have only intensified. Therefore, liquid objects leave very quickly, and in a hurry, you can buy a problem house. There are four main criteria that you need to pay attention to in order not to make a mistake. This is the readiness of documents, location and its prospects, the liquidity of housing and its condition. If at least one of them has questions, then it is worth assessing the scale and then making a decision: insist on a discount or refuse the deal altogether. The article uses materials from the companies “Metrium” and “NDV Supermarket Real Estate”.
Problematic documents
First of all, when choosing a cottage, you should carefully check the documents for it and the site. These are documents of title on the basis of which the real estate was bought, and the supporting documents – a certificate of state registration of rights or, when making a transaction since 2017, an extract from the USRN. You should be careful when purchasing a house in the protected zone of cultural heritage sites, as well as in the water and nature protection zone. For the construction of such an object, the required permits must be drawn up.
If in doubt, order through the “Gosuslugi” portal or on the Rosreestr website an extract from the USRN and a cadastral plan of the land plot. Additionally, you can order the removal of the boundaries of the site. To do this, a cadastral engineer or surveyor leaves and marks the boundaries of the land. This procedure costs about 4 thousand rubles.
There are other nuances, for example, when selling a house by proxy. Formally, this method does not contradict the legislation, often serving as the only possible option for the implementation of the object. In particular, if the owner permanently lives abroad. But just this option is associated with a lot of illegal actions. The power of attorney can be invalid or fake. To verify the authenticity, contact a notary.
You should also study the location: through the services “Yandex.Maps” and Google Maps, video reviews of the area where the village is located, as well as with the help of independent “reconnaissance”. Look at the area within a radius of at least 1.5-2 km. To find out more information about the village, you can call several local real estate agencies, introduce yourself as a potential client and ask the same questions.
Obvious disadvantages include the location next to a busy highway or an industrial area. This does not add to the comfort of living and has a bad effect on the environment. But the presence in the immediate vicinity not of a forest or other villages, but of an “empty spot” – a wasteland – may not alert you. However, a microdistrict of apartment buildings can grow on it. Therefore, before buying, it is imperative to study the documents of urban development on the website www.mos.ru for Moscow and on the portals of urban districts for the Moscow region. There is a chance to get information by contacting the authorities for clarification. Also sources of information about the development of territories – forums and groups in social networks.
Suburban life involves regular trips. Therefore, it is necessary to understand the state of the road network and access roads. Are they able to provide year-round access to the house. It is desirable that it is convenient to get to it both by public transport, buses or trains, and by car. That is, the availability of departures. In addition, the availability of infrastructure is important. After all, dependence on it outside the city is greater than that of a resident of the city. 10-15 years ago, villages located in secluded locations were in certain demand, but today the priority is the proximity of supermarkets, kindergartens and schools.
Stuck on sale
It is important to check how long the house has been on sale, because “hanging” houses require particularly careful checking. So, on the Kiev highway there are cottages that have been trying to sell for 10 years, on Rublevka – seven or more years, on New Riga – six. A number of services provide the ability to track when an ad was published. Although it can be removed and placed again. It is safer to check the information with realtors and neighbors.
The long-term implementation is due to only one reason: overpriced. Often the owner wants to recoup the invested funds or take advantage of the rush demand in the market in order to sell illiquid assets. There are also proposals when the condition of the cottage and the plot does not correspond to the cost. The house may be in a good location, but at the same time require cosmetic or even major repairs, and the land – expensive improvement.
Moral obsolescence
If the house was built 20 or more years ago, then it is morally outdated. The first “pitfall” of such housing is natural wear and tear. Over time, the condition of the foundation, supporting structures, facade, roof and, of course, engineering communications: electrical wiring, gas network, heating and water supply systems deteriorates. And not all of this is easy to notice. It is imperative to conduct a technical examination with a specialist. He will check everything in a few hours and charge for work from 50 thousand rubles and more. The specialist will suggest possible problems and predict the cost of repairs.
The second important point is planning decisions. Previously, there were fashionable 3-4-storey mansions of a huge area – a demonstration of the status and capabilities of the owner. Now rationality and ergonomics of space are relevant. Also, a large house is more expensive to maintain. Another sign of obsolescence is the pretentious finish. The trend is no longer ostentatious luxury, but objects in the style of minimalism, but using natural and high quality materials.
