Zbog čega je bitno uknjižavanje stana? Prvo i osnovno – neukžnjižena nekretnina ne može – niti sme – biti predmet prodaje.

Postupak za uknjižavanje stana pokreće investitor, ukoliko se radi o prodaju stana u novogradnji – o čemu smo pisali skoro, pa ne propustite priliku da se ujedno i o tome infromišete:

LINK: Stanovi u izgradnji – Šta treba proveriti i znati ako kupujete stan u izgradnji

Ipak – šta raditi kada stan nije uknjižen? Kako izgleda proces za uknjižavanje stana i šta zakon ima da kaže na tu temu. 

Grading istražuje i informiše vas kako biste na vreme imali u vid u sve ono što vas čeka kada kupujete stan. Posebno prvi stan.

Kako uknjižiti stan – Šta kaže zakon?

Uknjižavanje stana znači njegovo upisivanje u katastar nepokretnosti. Ozakonjenje nejgovog postojanja, i mogućnosti da kupac koristi te prostorije.

Upis vlasništva u katastar tj. uknjižavanje nekretnine je često dug postupak, i najbolje ćete postupiti ukoliko se držite najbitnijih smernica za uknjiženje stana:

1. Utvrdite koja je služba za katastar nepokretnosti nadležna za upis
2. Utvrdite pravni status nepokretnosti u katastru
3. Pripremite dokumentaciju
4. Platite takse
5. Sastavite zahtev za upis
6. Predajte zahtev za upis sa pratećom dokumentacijom u nadležnu službu Republičkog geodetskog zavoda (RGZ)

Na intrenet stranici Republičkog geodetskog zavoda nalazi se spisak dokumentacije koji je potreban za upis objekta sa upisom prava svojine.

Dokumentacija: Ovo vam je neophodno za uknjižavanje stana

Kada ste utvrdili pravni status nepokretnosti u katastru, i pokrenuli postupak za uknjiženje stana, potrebno je pripremiti odgovarajuću dokumentaciju:

1. Ugovor o kupoprodaji na kojem su potpisi ugovarača overeni kod nadležnog organa (original ili overenu fotokopiju),
2. Sglasnost prodavca da kupac može da upiše pravo svojine (clausula intabulandi*) – ako nike već sadržana u samom ugovoru
3. fotokopija lične karte kupca.

Ako je kupac pravno lice, potreban je dodatno i izvod iz Agencije za privredne registre Republike Srbije (original i overena fotokopija).

*Clausula intabulandi: Odredba u ugovoru o prodaji nekretnine bez koje ne možete biti navedeni kao vlasnik stana. Ova odredba predstavlja svojevrsno odobrenje prethodnog vlasnika Vama – kao novom vlasniku da se u tom svojstvu registrujete u katastru. Često se ovo odobrenje daje i pod određenim uslovima, najčešće nakon isplate stana.

Takse za uknjiženje stana

Uz pripremljenu dokumentaciju za uknjiženje stana, potrebno je platiti i republičku administrativnu taksu (podnošenje zahteva za upis u registar nepokretnosti), kao i odgovarajuću taksu za uslugu Republičkog geodetskog zavoda. 

Kao dokaz o izvršenim uplatama nadležnoj službi RGZ-a predaju se original uplatnice, ili drugi dokaz o izvršenoj uplati.

Ko mora otpočeti (i idealno završiti) uknjižavanje stana?

Ko pokreće postupak za uknjižavanje stana ukoliko prava svojine ukoliko prodavac/investitor nije upisan kao vlasnik nepokretnosti na osnovu ugovora o kupoprodaji?

Pored dokumenata navedenih iznad, potrebno je priložiti i isprave na osnovu kojih prodavac prekida svoje pravo na stan, čime se dokazuje neprekinut niz sticanja prava (pravni kontinuitet).

Ukoliko je objekat upisan u katastar nepokretnosti bez građevinske i upotrebne dozvole, pored dokumenata navedenih iznad, potrebno je priložiti i:

• građevinsku i upotrebnu dozvolu (original i overenu fotokopiju) sa “klauzulom pravosnažnosti”
• elaborat geodetskih radova
• ispravu kojom je graditelj stekao pravo na tu parcelu

Koliki je rizik pri kupovini neuknjižene nekretnine?

U praksi je, nažalost, poprilično učestalo da nepokretnosti uopšte nisu upisane u katastar. Ukoliko planirate da stan kupite preko stambenog kredita, treba da imate u vidu da banke najčešće ne odobravaju ove transakcije za neuknjižene nepokretnosti. 

Naravno, i neuknjiženi stanovi se mogu prodati, odnosno kupiti, a po pravilu je njihova cena niža od uknjiženih. Nasuprot tome, ceo ostupak uknjižavanja stana je u tom slučaju u izvesnoj meri komplikovaniji i dugotrajniji.

Divlja gradnja i mogućnost legalizacije

Moramo napraviti razliku između stanova za koje je pokrenut postupak ozakonjenja – legalizacije – odnosno čiji je promet dozvoljen, i takozvane divlje gradnje.

Divljom gradnjom se obuhvataju sve nepokretnosti za koje postupak legalizacije i dobijanja građevinske dozvole nije ni pokrenut. Najčešće iz razloga što je legalizacija objekta nemoguća. 

Podrazumeva se da stanove iz “divlje gradnje” ne treba kupovati. Za njih ne postoji validna vlasnička dokumentacija, javni beležnici čak nemaju pravo ni da overe ugovore o prodaji za stan iz ove grupe, i sasvim je realno da nikad ne možete postaneti vlasnik.

Kontaktirajte Grading – vašeg partnera i savetnika za uknjiženje stana

Na vama je da odlučite hoćete li kupiti uknjiženu nepokretnost koja poseduje građevinsku i upotrebnu dozvolu i druženje sa birokratijom svesti na minimum, ili ćete, za nešto manje novca, kupiti stan koja je u postupku ozakonjenja (legalizacije) i sami dovršiti postupak uknjižavanja nekretnine.

U zavisnosti od statusa objekta, potrebno je na vreme pribaviti svu potrebnu dokumentaciju i podneti zahtev nadležnoj službi za katastar nepokretnosti. 

Imajući u vidu da se radi o poslu koji zahteva stručno znanje, savetujemo da za ovakav posao angažujete stučnjake koji se time bave. Grading vam stoji na raspolaganju za sve nedoumice, savete i krajnju kupovinu stana. Stanovi koje gradimo poseduju građevinsku dozvolu i upotrebnu dozvolu i u tom slučaju ne morate da pribavljate dodatnu dokumentaciju već se cela stvar završava kod Notara potpisivanjem kupoprodajnog ugovora i davanjem saglasnosti za uknjiženje.

Naoružate se strpljenjem! 

Procesi za uknjižavanje stana pred Republičkim geodetskim zavodom često umeju da traju dugo.

Budite obazrivi! 

Proverite pravni status nekretnine u katastru nepokretnosti. Do detalja! Tako ćete najbolje izbeći sve eventualne probleme vezanih za uknjižavanje stana.

Posavetujte se sa Vašim prijateljima i saradnicima, i krenite u potragu za svojim novim stanom. Srećno!

Why is it important to register an apartment? First and foremost – unregistered real estate cannot – nor should be – the subject of sale.

The procedure for registering an apartment is initiated by the investor, if it is a sale of an apartment in a new building – which we wrote about recently, so do not miss the opportunity to find out about it:

LINK: Apartments under construction – What you need to check and know if you are buying an apartment under construction 

Still, what to do when the apartment is not registered? What does the process for registering an apartment look like and what does the law have to say on that topic.

Grading researches and informs you so that you can keep in mind everything that awaits you when you buy an apartment. Especially the first apartment.

How to register an apartment – What does the law say?

Registration of an apartment means its registration in the real estate cadastre. Legalization of its existence, and the possibility for the buyer to use those premises.

Registration of ownership in the cadastre, that is Real estate registration is often a long process, and you will do best if you follow the most important guidelines for registering an apartment:

• Determine which real estate cadastre service is responsible for registration 
• Determine the legal status of real estate in the cadastre
• Prepare documentation
• Pay fees
• Create an application for registering
• Submit a request for registration with accompanying documentation to the competent service of the Republic Geodetic Authority (RGA)

On the website of the Republic Geodetic Authority, there is a list of documentation required for the registration of the object with the registration of property rights. 

Documentation: This is necessary for you to register the apartment

Once you have determined the legal status of the real estate in the cadastre and initiated the procedure for registering the apartment, you need to prepare appropriate documentation:

• Contract of sale on which the signatures of the contractor are certified by the competent authority (original or certified photocopy),
• Seller’s consent that the buyer can register the right of ownership (clausula intabulandi*) – if it is not already contained in the contract
• photocopy of the buyer’s ID card.

If the buyer is a legal entity, an excerpt from the Business Registers Agency of the Republic of Serbia (original and certified photocopy) is required.

* Clausula intabulandi: A regulation in a contract for the sale of real estate without which you cannot be listed as the owner of the apartment. This regulation is a kind of approval of the previous owner to you – as the new owner to register in the cadastre. This approval is often given under certain conditions, most often after the payment of the apartment.

Fees for registration of an apartment

In addition to the prepared documentation for registration of an apartment, it is necessary to pay the republic administrative fee (submitting a request for entry in the real estate register), as well as the appropriate service fee of the Republic Geodetic Authority.

The original payment slip or other proof of payment shall be submitted to the competent RGA service as proof of the payments made.

Who has to start (and ideally finish) registering an apartment?

Who initiates the procedure for registration of the apartment of the property rights if the seller/investor is not registered as the owner of the real estate on the basis of the contract of sale?

In addition to the documents listed above, it is necessary to enclose documents on the basis of which the seller terminates his right to the apartment, which proves the uninterrupted series of acquisitions (legal continuity).

If the building is registered in the real estate cadastre without a construction and use permit, in addition to the documents listed above, it is necessary to enclose:

• construction and use permit (original and certified photocopy) with „validity clause“
• study of geodetic works
• document by which the builder acquired the right to that plot

What is the risk when buying unregistered real estate?

In practice, unfortunately, it is quite common that real estate is not registered in the cadastre at all. If you are planning to buy an apartment through a housing loan, you should keep in mind that banks usually do not approve these transactions for unregistered real estate.

Of course, unregistered apartments can also be sold or bought, and as a rule, their price is lower than registered ones. In contrast, the whole process of registering an apartment is in that case somewhat more complicated and time-consuming.

Illegal construction and the possibility of legalization

We must distinguish between apartments for which the legalization procedure has been initiated or whose trading is allowed, and so-called illegal construction.

Illegal construction includes all real estate for which the procedure of legalization and obtaining a building permit has not been initiated. Most often because the legalization of the facility is impossible.

It goes without saying that apartments from „illegal construction“ should not be bought. There is no valid ownership documentation for them, notaries do not even have the right to certify sales contracts for an apartment from this group, and it is quite realistic that you can never become an owner.

Contact Grading – your partner and advisor for registering an apartment

It is up to you to decide whether to buy a registered real estate that has a construction permit and use permit and do a minimum dealing with the bureaucracy, or you will, for a little less money, buy an apartment that is in the process of legalization and complete the registration process on your own.

Depending on the status of the facility, it is necessary to obtain all the necessary documentation in time and submit a request to the competent service for the real estate cadastre.

Having in mind that this is a job that requires professional knowledge, we advise you to hire experts who deal with it for this kind of work. Grading is at your disposal for all doubts, tips, and the ultimate purchase of an apartment. The apartments we are building have a building permit and a use permit, in which case you do not have to obtain additional documentation, but the whole thing ends with the Notary by signing a sales contract and giving consent for registration.

Arm yourself with patience!

Processes for registering an apartment with the Republic Geodetic Authority can often take a long time.

Be careful!

Check the legal status of the property in the real estate cadastre. To the last detail! This way, you will best avoid all possible problems related to registering the apartment.

Consult with your friends and associates, and start looking for your new apartment. Good luck!