How to Protect Yourself When Buying a Land Plot

Checking the site before purchasing

First you need to choose the size of the plot. It depends on the size of the house you want to build. It is better if the ratio is 1:10.

Then you will need to perform the following actions necessary when purchasing a plot of land:

determine the status: plot in SNT or for individual housing construction;
make sure that the location is safe for life;
verify the presence or absence of connected communications and utility networks;
if there is a need to drill a well, check the depth of the aquifer;
check the quality of water from wells;
to select the type of foundation for a future building, collect information about the underlying soils;
to determine the likelihood of flooding of a land plot during a flood, the level of groundwater is checked;
clarify the situation with the sewer system;
pay special attention to documents.

If a plot of land is purchased with a residential building, you should:

make inquiries about the materials from which the house is built;
find out how long ago it was built;
measure the distances between existing buildings on the site, check the boundaries of yours and neighboring ones, and the actual parameters with those specified in the documentation;
establish the type of each building (commercial or residential, if any);
make sure that buildings that physically do not exist are not registered on the land plot;
check the actual area of the site and structures with that indicated in the documents;
make sure that there are no illegal extensions or alterations;
check if there are any problems with the BTI;
make sure that communication systems are available and in good working order, and that their installation is legal.

Advantages of purchasing land in a cottage community

“What do you need to know when buying a plot of land in SNT?” - future summer residents ask. There are two options for making a transaction:

Direct agreement with the owner of the land plot.
Acquisition of land by proxy from the seller.

In any case, purchasing a plot from a gardening non-profit partnership will be carried out much faster if you prepare in advance all the necessary documents and also make photocopies. It is better to make 3-4 copies of all documents in order to accurately submit the documents the first time. A copy of all pages of the passport is not needed. It is enough to make a photocopy of the first spread and the spread with registration, and the copies should be placed on one A4 sheet.

If you are tired of the noisy city and want to live closer to nature, you should think about building a cottage. What do you need to know when buying a plot of land in a cottage community? Despite the fact that land is not cheap at all, if you are going to build a cottage, buy 12-15 acres, because otherwise almost all the space will be taken up by the house and there will be no area left for relaxation in the garden.

If in ordinary gardening there are areas where it is technically impossible to provide water supply, or the water is of such low quality that you will have to spend a lot of money on its purification, such a situation cannot exist in a cottage village. The village has every opportunity to provide residents with quality services.

Having become familiar with the main problems that arise when purchasing a plot of land, it will be much easier for you to make your choice. Check all the documents carefully, then very soon you will be relaxing comfortably in the fresh air, and maybe you will move out of town to a permanent place of residence.

According to the Land Code of Russia, the object of sale and purchase of land can only be those plots that are registered with the state.

The site is listed in two registers:

State Real Estate Cadastre (there is a unique number and address);
Unified state register of rights to real estate.

To avoid unpleasant situations, it is better to resort to the services of a lawyer or realtor. They will help you create a package of documents, draw up an agreement, go through the transaction procedure itself and minimize possible risks.

If the seller is a realtor, you need to verify the existence of the agency he named and look at the license. If the seller acts through a representative, then it is advisable to check whether the power of attorney has been revoked.

The power of attorney must clearly state what exactly they trust to sell, at what price, and whether the representative has the right to sign the contract.

State-owned land is now almost never bought. But if a buyer is found, he first goes to municipal or government agencies for permission.

Depending on the purpose of acquiring public land, the following purchase options are distinguished:

bargaining. Only with them can you purchase a state plot for individual construction. Documents are submitted to the local administration in which you need to indicate the desired area of the plot, its location, purpose (rent, ownership). It is easier to arrange a lease with purchase upon completion of construction. In this case, you save money, since you will buy not at the market value, but at the cadastral value;
joining associations of citizen-dacha residents. The administration will register you;
obtaining a plot of land for personal farming. You must submit an application to your local authority. The issue of providing the site will be decided there. In case of refusal, the applicant is notified in writing; the refusal can be appealed in court.

We invite you to familiarize yourself with Who does the topographic survey of a land plot

Individual housing construction or SNT?

Each land plot has a documented status. This could be an SNT (garden non-profit partnership) or IZHS (individual housing construction). The choice of status depends on the purpose of acquiring land.

Advantages of the individual housing construction site

The main advantage of land for individual housing construction is that, at the expense of the regional budget, all kinds of communications (electricity, water, gas) are supplied and roads are built.
No problems in obtaining registration and postal address.
It is easy to obtain a tax deduction for a built house.
Shops, hospitals, clinics, kindergartens, etc. are usually located nearby.
There are no problems when renting out land to individual housing construction as collateral (to obtain a targeted mortgage loan).

Flaws

It is allowed to build one house, with a maximum of three floors. The construction of a multi-entrance or multi-storey building for the purpose of selling apartments is prohibited.
Completing the necessary documentation will take a lot of time.
There are no guarantees for the quality of communications provided at the expense of the regional budget.
Taxes on individual housing construction land are higher than on SNT.

Advantages of a site in SNT

The cost of land is lower than individual housing construction.
SNT sites are located in areas with good ecology and fertile soil.
Unlike individual housing construction, SNT land can only be used for growing agricultural products; building a house here is not necessary.

Flaws

The solution to the problem of connecting communications and building roads falls on the shoulders of the owner.
The cost of communications often exceeds the cost of the site itself.
It is very difficult to register in a house in SNT, and most often it is not possible.
Often hospitals, shops, schools, kindergartens are located at a great distance.
The plot is difficult to secure.
A house built on land in SNT, regardless of size and cost, will have the status of a country house. This will reduce its selling price.

Buying a plot for individual housing construction is more profitable for those who need permanent registration and those who do not want to waste time, effort and money on connecting communications. The price of land for individual housing construction is higher than the price in SNT and this difference is justified. A plot in SNT is a more advantageous option if, for example, the neighbors agree to work on laying out communications through joint efforts.

Buying a Plot of Construction Construction What to Pay Attention to

2. If you own the land, you can build anything you want. But first you need to agree on the construction project. In the village, we drew a house on the plan (just a square on a white sheet with a north-south reference, a well, a barn, a garage and a bathhouse) and went to the village council, where they signed it and everything seemed to be done. They don't need floor plans. If the theologian refers to Vladimir, don’t be lazy and get to the architecture, they have days when consultations are held. For physicists, the procedure is very simple. You will have to do this in order to register the house and register later.

Interesting read: Order a technical plan of an apartment from BTI

Gas is complete gas. I can’t start building myself because of it. I don’t know where to turn as a resident theologian. But from experience, you go to Gorgaz and write an application for connection. They will give you TU. The price can be from 80,000 rubles to 3.5 million. You won’t guess. Go to the locals, find out where you connected, then go there and ask questions. If, God forbid, the pipeline has to be laid on someone else’s land, go and ask immediately if they will be against it. It happens that gas workers say that there is not enough pressure, it is necessary to install a larger diameter pipe from the gas distribution system to your home. It could be kilometers. In principle, there are people who did not bother with gas and installed a solid fuel boiler. It’s also automatic, fueled by granular fuel, to be honest I haven’t looked into it much, but they say it’s not more expensive than gas.

Documents required for the acquisition of land

The seller must provide the following documents:

Passport of a citizen of the Russian Federation.
If instead of the owner of the site, his representative is dealing with you, he must provide him with a passport and a power of attorney certified by a notary.
The entrepreneur must provide a passport and a document confirming state registration.
A legal entity provides constituent documents.
Mental health certificate.

Documents for completing the transaction:

Cadastral passport for land.
A document establishing the right to property (an act of acceptance and transfer of land into the authorized capital, a certificate of a paid share, a donation/exchange/purchase agreement, a certificate of inheritance, an administrative document from the authorities).
Certificate of ownership, indicating state registration of the right to the site, confirming the owner’s right to sell.
Refusal of a subject of the Russian Federation to purchase this property.
If there are buildings on the site, documentary evidence of their legal registration is required.
Certificate of absence of arrests.
Extract from the unified state register of rights to the plot.
Certificate of standard value.
Documented consent of the spouse for the sale.

Based on these documents, you can complete the procedure for drawing up a purchase and sale agreement, to which an act of transfer and acceptance is attached. When checking documentation, carefully check the passport data contained in the document with the data in the passport presented to you.

What plot are you planning to buy?

individual housing construction

SNT

Three critical nuances when purchasing a plot for individual housing construction

encierro/Fotolia First of all, as a buyer, you must understand the concepts of “ownership” and “rental”. If you are offered to buy land that the current owner owns on a leasehold basis, do not deceive yourself and call a spade a spade.

You are offered to purchase the right to lease a land plot, and therefore, the issue related to the ownership of such a plot will be decided by you together with state and municipal authorities. There are two negative points here:

Not all land plots can be registered as property.
the lease will sooner or later end, and you will lose the land with everything that you have already built on it;

Advice: do not pay attention to areas that belong to another person on a lease basis. If you really like the rented plot, go to an appointment with a specialist from the land use committee of the district administration and ask three questions:

Will it be possible to register a plot of land as a property and what is needed for this?
Under what conditions is the right to lease a land plot issued and are there any restrictions?
And if so, how long will it take to fulfill the conditions for acquiring ownership of a plot of land?

If you decide to buy the lease right to a land plot, together with the current owner, be sure to deliver a notice of assignment of lease rights to the reception of the district administration, even if the committee employee himself says that this is not necessary.

As a result, you should have a notification in your hands with a stamp indicating that the district administration has accepted this notification. The second, and no less important point, is the legal status of the land plot. By “legal status” I mean how the boundaries of a land plot are established.

Again, there are two options: either they are installed in accordance with the requirements of the land legislation of the Russian Federation, or they are not installed. You can obtain information about the legal status of a land plot by ordering an extract from the Unified State Register of Real Estate (USRN extract).

The information you are interested in is contained in the “Special Notes” column.

Believe it or not, this is what it says in this column:

“The boundaries of the land plot are established in accordance with the requirements of the land legislation of the Russian Federation”

In this case, you can exhale. If the marks have a different content, it is worth reading and understanding. A possible negative consequence is that you will buy a plot whose boundaries will not correspond to the Unified State Register data, and, simply put, it will turn out to be less than what you paid for. And the third a feature that I will call “red lines”, in my opinion, is the most unpleasant and invisible in land purchases. It's actually quite simple.

Any of our cities is lined with “red lines,” and no matter how funny this phrase may sound, these lines can play a very unpleasant joke on you.

The “red line,” in human terms, is, for example, a power line, or a central water supply, or an airport security zone, or a territory within which a special land use regime has been established. As I already said, this is a very unpleasant feature, and it is unpleasant because you can absolutely without any problems buy land along which there are one, two, three “red lines” or more. You will be its full owner, but you will not be able to build the castle of your dreams on your plot, since you will violate the regime of use of this land plot.

True, you can put up a doghouse that will guard the bare ground. How to protect yourself? Well, first of all, when buying, ask the seller the question: “Is the land plot demarcated?” If land surveying, or rather setting the boundaries of a land plot on the ground, was carried out, then you can see all the information about this land plot, including the “red lines”, in the survey file.

If there was no land surveying, you can order from the administration an urban plan for a land plot or territory, which will be prepared within 30 days, but in the end you will know 100% what, how and why you can build on this land. To summarize, we can say the following . If you are planning to purchase real estate, contact professionals who will help you choose your dream, check it for legal purity, and even purchase it as a property. Don’t miss: