How to choose a plot of land for building a house

Before starting to build a house, you need to select and purchase a plot of land.
The main difficulties in this matter are the details that relate to the registration of the territory for individual housing construction. Before signing a purchase and sale agreement, it is necessary to clarify a number of features.

In the article we will discuss the features of acquiring a land plot for individual housing construction from a private individual and from the state, as well as what you need to pay attention to when making a transaction.

Tip 1 - choose a city or suburb

Of course, who among us would not want to live in the center, preferably in a green area, and even in our own home.
Shopping centers are at hand, medical centers to choose from, educational and cultural and leisure institutions are also nearby. And the air is good, not like near city highways, where there are eternal traffic jams and congestion. But the relationship between just land and land intended for individual residential construction is much more complex - there are dozens of factors that affect the value of a land plot in addition to its location. On average in Russia, the price of a land plot within the city is 5 million for 10 acres, while the same 10 acres in the suburbs will cost 500 thousand rubles, that is, 10 times less. It is the price that becomes the decisive factor when the question arises of buying land in a city or suburb.

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If you have money, then do not save on buying a plot of land, because... The market value of a home is determined only by the standard of living around it. In other words, the richer the neighbors, the more expensive your land plot.

How to choose the best land plot for individual housing construction in the Moscow region

Basic rules for drawing up a contract

Registration of transactions for the purchase and sale of any land real estate is carried out in writing. The presence of a notary is not required in every case, but it is necessary if the contract was drawn up independently and not with the help of qualified lawyers.

Remember, if the land was listed as municipal property, it can only be purchased at auction.

The purchase and sale agreement contains the following clauses:

Place and date of the transaction;
Passport details of all participants;
All information and papers for the object;
Cost per object and payment details or procedure for money transfers;
The act of acceptance and transfer of a plot of land.

Copies are made of the papers for each item, and the agreement is sent to Rosreestr.

Tip 2 - decide which is better: individual housing construction, private household plots or SNT

“Lomov. If you please remember, my Oxen Meadows border on your birch forest. Lomov. No, you are mistaken, dear Natalya Stepanovna, they are mine. Natalya Stepanovna. Come to your senses, Ivan Vasilyevich! How long have they been yours? Lomov. How long ago? As far as I can remember, they have always been ours. Natalya Stepanovna. Well, let's put it that way, sorry! Lomov. I'll show you the papers! (A.P. Chekhov “The Proposal”)

Little has changed since Chekhov's times: the dacha remains a dacha. And the question is not only about money - the question is about the culture of life. Although, if we compare prices in cottage villages for individual housing construction with prices in SNT, then land in non-profit gardening partnerships will be 2-5 times cheaper.

Land for individual housing construction is more expensive, but you get:

the ability to manage your plot without the collective participation of the chairman and other gardeners;
clear and correctly delimited boundaries of the site (there will be no dispute with neighbors);
the opportunity to obtain a ready-made developed infrastructure (gas, water, sewerage, security, Internet);
the opportunity to register and receive social services (medicine, school, kindergarten, firefighters, Ministry of Emergency Situations, etc.).

If you bought a summer cottage plot to build a house, then be prepared that in order to live a full life you will have to spend additional money on access roads and utility networks, and such investments can easily equalize the cost of a plot for individual housing construction with a plot in SNT. In addition, you will have to become a member of a gardening society and sometimes carry out the not-so-reasonable decisions of other summer residents.

A plot of land for individual housing construction or private plots – which is better?

Is it worth buying a plot of land in SNT

What do you need to consider?

When choosing land, it is important to study the location of communications, roads and facilities near the site. And also how clearly the boundaries of the territory are defined, and if they are not, land surveying is required to avoid further problems with neighbors.

If land is purchased for building a house, you need to find out what category it belongs to. Not every site can or is permitted to develop residential buildings.

If the transaction is executed directly, without the participation of real estate agents, it is better to check in detail the legal status of the citizen selling the property. If the contract is drawn up through the mediation of a realtor, it is better to clarify his experience and license.

It happens that the seller by proxy is a third party. Then you should carefully check whether this power of attorney has expired and what specific part of the property is authorized to be sold under it.

Tip 3 - choose an environmentally friendly area

In my opinion, ecology is the second most important factor (after price). The cleanliness of the air and the absence of harmful impurities in it are affected by the activities of industrial enterprises, proximity and congestion of roads. As a rule, industrial zones are concentrated in certain areas of the city, but there are also single-industry towns where it is impossible to hide from the factory smog. As for highways, there is no definite answer here, since roads are constantly expanding and new ones are being added. To be on the safe side, it is better to refer to the urban planning plan of the territory where you have your eye on the site.

The presence or absence of forests near a suburban area also influences the choice. It’s always good to plunge into the coolness of a coniferous forest or walk through a birch forest to pick mushrooms, or pick raspberries and strawberries in sunny meadows. But just 2-3 such trees on your site can become a real problem - cutting down requires a documentary permit (cutting ticket) and a gigantic effort to uproot.

Trees on the site are great until it comes to construction...

Is it worth buying a plot of land in a water protection zone?

Tip 4 - Study the infrastructure

Infrastructure and utilities are in third place in my mini-rating, and the most important thing here is electricity.

Electricity supply

Formally, connecting electricity to a plot of land costs about 600 rubles, but in practice this amount can increase 100 times or more. This is due to the lack of ability or desire of local authorities to extend power grids at budget expense. In this case, the installation of an electrical substation (transformer), the purchase and installation of power line supports, the purchase and tension of wires fall on the shoulders of the owners.

Gas supply

The second most important utility network is gas. The cost of gas in cylinders is significantly higher (now a 50-liter cylinder costs about 800 rubles) than the cost of natural gas. In just one, not the coldest winter, heating a house of 150 sq. m of bottled gas will cost 80,000 rubles, whereas for mains gas you will pay only 10,000. Connecting a house to a gas pipeline rarely costs more than 150,000 rubles.

Water supply

Most private developers, when choosing a land plot, for some reason forget about water supply. There are cases when only after construction people realize that the water in the well they drilled is extremely ferruginous. Iron content can be 30 times higher than normal. Such water is not suitable for technical needs or for drinking, and filtration will cost a pretty penny. The most effective way to avoid such a situation is to obtain information about water quality from future neighbors.

Sewerage

It may be central, but installing a septic tank on the site costs no more than 35,000 rubles. To save money, you can install one septic tank for two houses together with neighbors.

How to choose a septic tank for your home

Driveways

The ideal option is when the street runs along an asphalt road maintained by the municipality. But unpaved access roads are also a working option. The quality of such a road is best assessed in the spring, when the snow melts.

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The ability to connect electricity, water, gas, sewerage, the presence of roads, schools and shops create conditions for a comfortable existence and make positive adjustments when valuing the land. You need to understand that life becomes very complicated when at least one of the listed communications is missing in the house.

Tip 5 - Check the geology and terrain

It is clear that you cannot build on a swampy area, just as you cannot build if:

groundwater lies very close;
very low density of the earth (the house may sink);
Clay soils are of little use.

Significantly more expensive construction:

An area with difficult terrain - a steep slope in one direction or a dip in the middle;
If there is a river flowing near the site, the peculiarity of which is a wide flood in the spring (the house can flood).

Advance and full payment for land

Before registration of the land begins, the owner is given an advance payment, thereby confirming the seriousness of their intentions. If it happens that the buyer refuses the purchase, the advance will not be given to him. If the owner himself changes his mind, he gives the amount twice the advance.

It should be remembered that any mutual settlements are recommended to be accompanied by receipts and recorded in the presence of witnesses. At the same time, the deposit in any form, cash or non-cash, goes to the account of the still existing owner.

Tip 6 - check the site with the builders

The site should have simple shapes and equal proportions: not too narrow and not too long. Immediately discard curves, obliques and other forms unsuitable for construction. Ideally, this is a square plot with a ratio of 1 to 10. That is, if you are planning to build a house with an area of 150 square meters. m, then the ideal land area should be at least 1500 sq. m. m or 15 acres. But, in fact, a 2-story house with an area of 150 square meters fits perfectly on 4 acres.

Keep in mind that the shape and area of the site will be a key factor in the design and construction of the house.

On my own behalf, I recommend paying attention to the projects of one-story houses. Living in a one-story house is convenient, and the market value of sq. m. meters will be 20-30% higher than that of a two- and even more so a three-story individual residential building.

How to buy a plot of land for building a house?

Purchasing a territory for individual housing construction involves performing a number of actions from the moment of selecting the plot to registering the transaction. In order for each stage to go smoothly, a potential buyer needs to have an idea of the procedure:

The first step is choosing a site. To build a house, you must choose a territory that has the status of individual housing construction. The site can be located in a city or rural area.
After the land has been selected, you should request documents from the seller.
If everything is in order with the certificates , you can start signing the agreement. Reference! When preparing documentation, the parties have the right to conclude a preliminary agreement indicating more significant issues (cost, payment procedure, etc.).
If there are no disagreements, the seller and buyer proceed to the last stage - registration. The notary must be present at the request of the parties. When the specialist checks the documents and the parties to the transaction sign them, the buyer transfers the money to the seller - a transfer deed is drawn up. The agreement will come into force 3 weeks after signing.
The final step is to register the property rights of the new owner in Rosreestr. The procedure lasts about 1.5 months. Upon completion of the procedure, the citizen is issued a certificate.

The sale may be refused for several reasons: the buyer does not have the right to purchase the territory, the application is drawn up with errors, the required documents are missing, there are buildings on the site that are the property of the state.

The state

Purchasing a memory from the state is a lengthy procedure.

Algorithm of actions:

Submitting an application to the administration with a request to sell the plot.
If the application is approved, cadastral certificates for the land will be issued.
Submitting an application to sign the contract.
Announcement of tenders by officials.
Signing an agreement with the auction winner.
Registration of property rights.

In addition to the money for the lease, the buyer pays for notary services (optional), state duty (350 rubles), and documents for construction work.

From a private person

The procedure for purchasing a plot from a private person is much simpler.
Procedure:

Finding a suitable option.
Preliminary meeting with the owner of the territory to discuss the terms of the transaction.
Conclusion of an agreement.
Its registration.
Registration of a certificate of ownership by the new owner.

The main difficulty of the process is the preparation of documentation.
The seller is obliged to provide :

passport,
certificate of ownership,
cadastral papers,
certificates of no debt,
spouse's consent.

Important! If one of the parties is a legal entity, the agreement is certified by a notary.

More information about transactions with individuals can be found here.

Nuances of the procedure

When purchasing a plot, you should pay attention to the logistics characteristics. The actual location of the territory is assessed by the time spent on the path to it, and not by the distance indicated on the map.

It would not be amiss to study the quality of the road leading to the plot and the possibility of access for freight transport. It is worth taking into account the size of the area. The ideal ratio for the territory of the house is 1:10. The dimensions of the building are calculated in m2, and the land - in acres.

When assessing the location of the territory, you need to remember the following:

the water protection zone cannot be violated by the land plot - the territory must be 40 - 150 m away from the reservoir;
hilly terrain will become an obstacle to the construction of the structure - the soil will slide;
open areas or densely built-up areas are unsafe.

When selecting a storage unit, the main thing is to clearly formulate the requirements regarding location, price, and area.

Tip 7 - choose the right form of ownership

Pros and cons of owning a plot of land

When purchasing land as your own, you receive a certificate (since 2016, this function is replaced by an extract from the Unified State Register), a guarantee of the legal purity of the transaction and peace of mind. Although no one will give you a 100% guarantee here either. There are known cases when plots were seized for state programs (construction of a highway, installation of power lines or gasification), and no certificates of ownership helped.

However, the new owner is subject to tax obligations: land tax for individuals (0.3% of the cadastral value per year) and tax on the sale of property (13% of 70% of the cadastral value of the property). In this regard, purchasing a leased plot also has a number of advantages.

Try not to pay taxes and you will find out who really owns your property - © David Rockefeller

Pros and cons of rented land

If you leased a plot of land from the administration or bought a plot under an assignment of rights agreement, then you will only have to pay rental payments (about 0.3% of the cadastral value of the plot per year). But, again, you need to take into account how much you will pay for the purchase of a land plot from lease to ownership. In accordance with the Civil Code of the Russian Federation and the Land Code, the redemption value of a land plot within the city can reach 15% of the cadastral value, and 3% outside the city. It is possible to transfer a plot of land from rental to ownership only after the construction of a house, garage or bathhouse on its territory.

It happens that it is impossible to obtain ownership of a land plot. For example, land is reserved for bidding for the development of the territory, for purchase by preferential categories of citizens, or for municipal needs. As a rule, this scares future tenants. If you also have concerns, it is better to buy a plot of land as your own.

Video description

In the video about what to do if the seller has not fulfilled the terms of the preliminary agreement:

Stage 6. Complete the transaction in Rosreestr

The sequence of actions at the final stage is as follows:

It is necessary to arrange a meeting with the other participant in the contractual relationship at the nearest branch of the Multifunctional Center.
Receive a coupon for submitting papers to register property rights.
Deposit the amount to pay the state fee for completing registration actions.
In the presence of an authorized department official, sign the documents and transfer the agreed amount to the seller.

After this, the transaction is considered completed. After 14 days, all that remains is to receive a duly registered contract from the same branch of the MFC.