Velikokrat se sprašujete, ali opraviti nakup s posrednikom ali brez posrednika. Mi vam bomo odgovorili: »S posrednikom!«

Ali naj nepremičnino prodam sam ali naj za to najamem nepremičninskega posrednika? Kakšne koristi imam, če najamem nepremičninskega posrednika?

Delo nepremičninskega posrednika ni samo fotografiranje nepremičnine, priprava oglasa in čakanje na kupca. Med ljudmi je razširjeno prepričanje, da nepremičninski posrednik pripravi oglas, ga objavi in čaka na nekoga, ki bo nepremičnino kupil. Pri tem pa bo seveda veliko zaslužil za delo, ki bo trajalo pet minut.

Nakup in prodaja nepremičnine sta zelo tvegana postopka. Ljudje se tega ne zavedajo, kasneje pa sledijo zgodbe, ki jih slišimo in beremo, kaj vse se je zgodilo pri nakupu/prodaji nepremičnine: od tega, da so kupili črno gradnjo, da so imeli težave s plačilom kupnine, da ni bila urejena dokumentacija, da ni bil urejen dostop, da nepremičnina ni vpisana v zemljiško knjigo …

Predstavili vam bomo štiri razloge, zakaj se odločiti za nepremičninskega posrednika.

1. ZNANJE

Nepremičninski posredniki imamo znanje. To ne pomeni, da vse znamo, saj se še vedno posvetujemo s pravniki, kljub temu pa imamo znanje, ki ga potrebujemo pri svojem delu. Ali veste, kakšen je postopek pri prodaji kmetijskega zemljišča? Ali veste, kako pridobiti gradbeno dovoljenje za nepremičnino, če le-to ni urejeno? Kje poiskati vse informacije? Nepremičninski posredniki se nenehno izobražujemo in spremljamo novosti na področju zakonodaje, prav tako pa moramo vsakih pet let poskrbeti za obnovo licence. Za svoje stranke se potrudimo in raziščemo trg nepremičnin, gibanje cen, stanje s krediti in obrestnimi merami. Trudimo se, da bi s svojim znanjem pomagali vsem strankam in jim olajšali prodajo/nakup svojega doma.

2. DEJANSKO OZIROMA PRAVNO STANJE NEPREMIČNINE

Kaj mislimo s tem? Vsak nepremičninski posrednik je po zakonu obvezan preveriti dejansko in pravno stanje nepremičnine. Vedeti je treba, kdo je lastnik nepremičnine, to pa moramo preveriti v zemljiški knjigi. So kakšne obremenitve v zemljiški knjigi? Hipoteka? Mogoče služnosti? So morda vpisane kakšne tretje osebe, ki omejujejo ali izključujejo pravico kupca? V primeru, da so te zadeve vpisane, je treba pridobiti ustrezno dokumentacijo o izbrisu. Predstavljajte si, da kupite nepremičnino, vrednost hipoteke, ki je vpisana na nepremičnini, pa je višja od same nakupne vrednosti nepremičnine. Kaj pa v takšnem primeru? Kupujete hišo, ste preverili dostop do nje? Je cesta javna? Ni? Velikokrat se dogaja, da se dostopi urejajo šele ob sami prodaji, saj so stranke prepričane, da je vse urejeno.

3. PRAVNA VARNOST

Pri pravni varnosti bi poudarili to, da ne pišemo prodajnih pogodb sami. Slišali smo že, da so stranke same sestavile prodajne pogodbe, dogaja pa se, da jo napišejo kar po vzorcu. V prodajni pogodbi mora biti pravilno zapisano zemljiškoknjižno dovolilo, da se stranka lahko vpiše v zemljiško knjigo kot novi lastnik. Pri nepremičninskih posrednikih mora prodajno pogodbo pripraviti oseba, ki je usposobljena za to, torej pravnik, ki tudi stoji za to pogodbo. Pri pravni varnosti bi še dodali, da imamo nepremičninske družbe tudi zavarovanje poklicne odgovornosti. V primeru, da torej pride do napake, imamo za to zavarovano odgovornost. To je zelo pomembna zadeva, ki se je velikokrat ne zavedajo vsi, vendar moramo po Zakonu o nepremičninskem posredovanju nepremičninski posredniki imeti zavarovano tudi poklicno odgovornost.

4. VIŠJA DOSEŽENA CENA

V praksi nepremičninski posredniki dosežejo višjo prodajno ceno, kot če bi jo prodajali sami. Zakaj? Nepremičninski posrednik bo vedel, kakšna je najvišja prodajna cena, ki jo lahko doseže za nepremičnino na določeni lokaciji, zato se bo znal tudi pogajati. Če bo posrednik nepremičnino poznal, če bo vedel za želje prodajalca, bo lahko nepremičnino v času pogajanj zagovarjal in tako dosegel najvišjo ceno.

Pri izbiri nepremičninskega agenta je treba gledati reference, še lažje pa je, če si agenta izberete preko priporočila. Poglejte človeka, s katerim boste delali. Še vedno kolebate? Posrednik je oseba, ki bo odgovarjala na vse klice strank, na takšna in drugačna vprašanja, včasih ob nemogočih urah, tudi ob koncih tedna. Se želite tega rešiti ali bi raje dežurali ob telefonu? Posrednik bo izpeljal vse oglede, medtem ko lahko vi v miru počnete druge stvari. Uredil bo vse potrebno, da bo za vašo nepremičnino našel kupca. Kdo se bo zavzemal za vašo nepremičnino? Treba je narediti prave slike in opis. Nepremičnino mu je treba predstaviti do podrobnosti, saj bo samo na tak način posrednik lahko prodal vaš dom in ugodil vašim pričakovanjem. Predvsem pa bo posrednik delal v dobro obeh strank – kupca in prodajalca.

Če imate še kakšna vprašanja ali kakšne pomisleke okrog samega dela nepremičninskega posredovanja oz. agentov, nam pišite. Vprašajte. Z veseljem Vam bomo odgovorili.

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You often wonder whether to make a purchase with a broker or without a broker. We will answer you: "With a broker!"

Should I sell the property myself or should I hire a real estate broker for it? What are the benefits of hiring a real estate broker?

The work of a real estate broker is not just taking photos of the property, preparing an ad, and waiting for a buyer. People believe that a real estate broker prepares an ad, publishes it, and waits for someone to buy the property. Of course, the broker will earn a lot of money for the work that will last five minutes.

Buying and selling real estate is a very risky process. People are not aware of this, but later follow the stories that we hear and read about what happened during the purchase/sale of the property: from buying illegal construction, having problems with paying the purchase price, the documentation not being in order, the access not being arranged, the property not being registered in the land register...

We will present you with four reasons why to choose a real estate broker.

1.    KNOWLEDGE

Real estate brokers have knowledge. This does not mean that we know everything, as we still consult with lawyers, but we have the knowledge we need for our work. Do you know what the process is for selling agricultural land? Do you know how to obtain a building permit for a property if it is not regulated? Where to find all the information? Real estate brokers constantly educate themselves and follow the news in the field of legislation, and every five years, we must renew our license. We make an effort to research the real estate market, the movement of prices, the status of loans, and interest rates for our clients. We strive to use our knowledge to help all clients and make selling/buying their home easier.

2.    ACTUAL OR LEGAL STATUS OF THE PROPERTY

What do we mean by this? Every real estate broker is legally required to check the actual and legal status of the property. It is necessary to know who the owner of the property is, and we have to check it in the land register. Are there any encumbrances in the land register? Mortgage? Perhaps easements? Are there any third parties registered that limit or exclude the buyer's right? In case these things are registered, the appropriate documentation for deletion must be obtained. Imagine buying a property, and the value of the mortgage registered on the property is higher than the purchase price of the property. What about in such a case? Are you buying a house? Have you checked access to it? Is the road public? No? It often happens that access is arranged only during the actual sale, as customers are convinced that everything is in order.

3.    LEGAL SECURITY

Regarding legal security, we would emphasize that we do not write sales contracts ourselves. We have heard that customers have written sales contracts themselves, but they write them according to the sample. The sales contract must correctly state the land registry permit so that the customer can be registered in the land register as the new owner. With real estate brokers, the sales contract must be prepared by a person who is qualified for it, i.e., a lawyer who specializes in real estate law. This ensures that the sales contract is properly drafted and that the client is legally secure.

4.    HIGHER ACHIEVED PRICE

In practice, real estate agents achieve a higher sale price than if you were to sell your property yourself. Why? A real estate agent will know the highest sale price that can be achieved for a property in a certain location, so they will be able to negotiate effectively. If the agent is familiar with the property and knows the seller's preferences, they can advocate for the property during negotiations and achieve the highest price.

When choosing a real estate agent, it is important to look at references, but it is even easier if you choose an agent based on a recommendation. Look at the person you will be working with. Still unsure? The agent is the person who will answer all customer calls, respond to various questions, sometimes at impossible hours, even on weekends. Do you want to handle this yourself, or would you rather have someone else take care of it? The agent will handle all viewings, while you can do other things in peace. They will take care of everything necessary to find a buyer for your property. Who will promote your property? You need to take the right pictures and provide a detailed description of the property. Only in this way can the agent sell your home and meet your expectations. Above all, the agent will work in the interest of both parties - the buyer and the seller.

If you have any questions or concerns about the work of real estate agents, please feel free to contact us. Ask us anything. We will be happy to answer your questions.

Danes vam predstavljamo pet stroškov, ki jih imate pri prodaji nepremičnine.

1. ENERGETSKA IZKAZNICA

Pred prodajo je obvezno treba priskrbeti energetsko izkaznico. Energetska izkaznica je javna listina s podatki o energetski učinkovitosti stavbe ali dela stavbe s priporočili za povečanje energetske učinkovitosti. Brez nje se nepremičnina ne more oglaševati, strošek izdelave je cca 120,00 € za stanovanje in pri hišah cca 200,00 € (odvisno od velikosti nepremičnine).

2. DAVEK NA PROMET NEPREMIČNIN

Prodajalec mora vložiti napoved za odmero davka na promet nepremičnin v 15 dneh po sklenitvi pogodbe pri finančnem uradu, na območju katerega leži nepremičnina. Napovedi mora priložiti originalno kupoprodajno pogodbo in dokazilo o lastništvu, če to ni razvidno iz zemljiške knjige. Po plačilu davka, davčni organ na originalnem izvodu pogodbe potrdi, da je bil odmerjeni davek plačan. Brez potrdila o plačanem davku na promet nepremičnin namreč ni mogoče overiti podpisov na pogodbi pri notarju in opraviti vpisa lastninske pravice v zemljiško knjigo.

3. STROŠEK OVERITVE

Podpis prodajalcev na prodajni pogodba se overi pri notarju. Overitev podpisa pomeni, da notar potrdi, da ste neko listino res podpisali oz. priznali, da je podpis, ki je že bil na tej listini, res vaš. Pogodba mora biti predhodno podpisana s strani vseh strank pogodbe.

Višina stroška je odvisna od vrednosti nepremičnine in od števila prodajalcev. Pri stanovanjih je to cca od 80,00 do 100,00 €.

4. KAPITALSKI DOBIČEK

Davčna osnova pri tem davku je razlika med vrednostjo kapitala (nepremičnine) ob odsvojitvi in vrednostjo kapitala (nepremičnine) ob pridobitvi.

Stopnja davka je odvisna od časa imetništva nepremičnine v lasti. Splošna davčna stopnja znaša 25 %. Na vsakih dopolnjenih pet let imetništva nepremičnine se stopnja davka zmanjšuje. Po petih letih imetništva nepremičnine davčna stopnja znaša 20 %, po desetih letih se zmanjša na 15 %. Če so zavezanci lastniki nepremičnine več kot 15 let (prej 20 let), znaša davčna stopnja 0 %.

Zakon o dohodnini določa, da se dohodnine ne plača od dobička iz kapitala, doseženega pri odsvojitvi stanovanja ali stanovanjske hiše - ki ima največ dve stanovanji, s pripadajočim zemljiščem - v katerem je imel zavezanec prijavljeno stalno prebivališče in ga je imel v lasti ter je tam dejansko bival vsaj zadnja tri leta pred odsvojitvijo. Pri izpolnjevanju pogojev za oprostitev je pomembna tako prijava stalnega prebivališča kot dejansko bivanje v nepremičnini, za katero zavezanec uveljavlja oprostitev.

5. STROŠEK PRODAJNE POGODBE

Na ta strošek velikokrat pozabimo ali pa se prodajne pogodbe stranke lotijo kar same, zaradi česar prihaja do napak in težav. Priporočamo vam, da pogodbo pripravi oseba, ki je za to usposobljena.

Da bo prodaja čim manj stresna za lastnike, vam priporočamo, da le-to prepustite strokovnjakom – nepremičninski agenciji, ki bo uredila zadevo od začetka do konca. To pomeni, da bodo nepremičnino oglaševali, vodili oglede, se pogajali s kupcem, jo prodali, pripravili prodajno pogodbo in izpeljali podpis le-te, izpolnili vse obrazce za davčno upravo in poskrbeli, da bo pogodba primerno deponirana do poplačila celotne kupnine (hkrati pa poskrbeli za poplačila morebitnih dolgov in izbris le-teh iz ZK) ter na koncu opravili tudi primopredajo. Na Galea nepremičnine poskrbimo še za prepis priključkov, da se lahko stranke resnično posvetijo samo selitvi.

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Today we present five costs you incur when selling a property.

1. ENERGY PERFORMANCE CERTIFICATE

An energy performance certificate must be provided before the sale. An energy performance certificate is a public document containing information on the energy performance of a building or part of a building, with recommendations for improving energy efficiency. Without it, the property cannot be advertised, the cost of production is approx. €120.00 for apartments and approx. €200.00 for houses (depending on the size of the property).

2. PROPERTY SALES TAX

The seller must file a real estate sales tax return within 15 days of the conclusion of the contract with the tax office in whose area the property is located. He must enclose with the return the original contract of sale and proof of ownership, if this is not evident from the land register. After the tax has been paid, the tax authority shall certify on the original copy of the contract that the tax has been paid. Without a certificate of payment of the property tax, the signatures on the contract cannot be notarised and the title registered in the land register.

3. THE COST OF THE AUTHENTICATION

The signature of the sellers on the sales contract is notarised. Notarisation of a signature means that the notary confirms that you have indeed signed a document or acknowledges that a signature that was already on that document is indeed yours. The contract must be signed in advance by all parties to the contract.

The amount of the fee depends on the value of the property and the number of sellers. For flats, this is approximately € 80.00 to € 100.00.

4. CAPITAL GAINS

The taxable amount of this tax is the difference between the value of the capital (property) at the time of disposal and the value of the capital (property) at the time of acquisition.

The rate of tax depends on the length of time the property has been owned. The general tax rate is 25%. The tax rate decreases for each additional five years of ownership of the property. After five years of ownership the tax rate is 20%, after ten years it decreases to 15%. If the taxable persons have owned the property for more than 15 years (previously 20 years), the tax rate is 0%.

The Income Tax Act provides that no income tax is payable on capital gains realised on the disposal of a dwelling or a dwelling house - which has a maximum of two dwellings, with associated land - in which the taxable person has had a registered domicile and has owned and effectively resided for at least the last three years prior to the disposal. Both the declaration of residence and the actual residence in the property for which the taxable person claims the exemption are relevant for the purposes of qualifying for the exemption.

5. COST OF THE CONTRACT OF SALE

This cost is often forgotten or the parties themselves undertake the sale contract, which leads to mistakes and problems. We recommend that the contract is drawn up by a qualified person.

To make the sale as stress-free as possible for the owners, we recommend that you leave it to the experts - an estate agency that will handle the matter from start to finish. This means that they will advertise the property, conduct viewings, negotiate with the buyer, sell it, draw up and sign the sales contract, fill in all the forms for the tax authorities and make sure that the contract is properly deposited until the full purchase price is paid (while also making sure that any debts are paid off and deleted from the Land Registry), and finally carry out the handover. At Galea Real Estate, we also take care of the transcription of the connections, so that the clients can really concentrate on the move.