V zadnjih letih so bile novogradnje – še posebej nova stanovanja – velikokrat v pretežnem delu prodane, še preden je bila njihova gradnja dokončno izvedena. Zaradi dodatnih rizikov, ki so s tem povezani, kupce nekaterih tovrstnih nepremičnin zakon še dodatno varuje, kar temeljno urejajo določbe Zakona o varstvu kupcev stanovanj in enostanovanjskih stavb (Uradni list RS, št. 18/04; ZVKSES). Nekatera izhodišča tega zakona so naslednja:

  • Postopkov oglaševanja in prodaje novogradenj investitor ne sme začeti, dokler ni vsaj lastnik ali imetnik stavbne pravice zemljišča, kjer bo gradil; za gradnjo mora biti izdano dokončno gradbeno dovoljenje; v primeru prodaje posameznih delov (stanovanj, lokalov) pa morajo biti v obliki notarskega zapisa določeni tudi splošni pogoji le-teh.
  • Ara pri prodajni pogodbi ne sme presegati deset odstotkov kupnine in se kasneje vračuna v kupnino. Kupcu praviloma tudi ni potrebno plačati kupnine dokler niso izpolnjeni pogoji za vknjižbo lastninske pravice na ime kupca in dokler nepremičnina ni pripravljena na izročitev. Prodajalec lahko po pogodbi kupnino zahteva že vnaprej le izjemoma, tj. v primeru, če kupcu zagotovi ustrezno zavarovanje: bančno garancijo, če oblikuje ustrezni skrbniški račun ali pridobi poroštvo zavarovalnice.
  • Kupec lahko zadrži deset odstotkov kupnine, dokler mu prodajalec ne omogoči, da preveri, če ima nepremičnina vse lastnosti, ki so navedene v prodajni pogodbi; pet odstotkov pa, če se ob prevzemu ugotovijo napake, če prodajalec ne deponira ali izroči bančne garancije za odpravo skritih napak, kot jo tudi zahteva ZVKSES, ali če prodajalec ne zagotovi pogojev za vknjižbo lastninske pravice.
  • Prodajalec ne more izključiti svoje odgovornosti za zamudo z izročitvijo nepremičnine zaradi razlogov, ki se nanašajo na potek gradnje, ne glede na to ali gradi sam ali gradnjo izvajajo tretje osebe. Zakon nanatančno predpisuje, kdaj se nepremičnina lahko šteje za (dejansko in pravno) izročeno; določa pa tudi kazen za primeru zamujanja prodajalca z izročitvijo nepremičnine kupcu.

Ingnorantia iuris non excusat (lat. – nepoznavanje prava ne opravičuje). Zaupajte nam Vaš posel in posrbeli bomo za njegovo učinkovito in pravilno izvedbo.

#novogradnja #nakup #prodaja #nepremičnine #agencija #posrednik #ZVKSES #carniola

Purchasing new construction in Slovenia

In recent years, new buildings – especially new apartments – have often been mostly sold before their construction was finally completed. Due to the additional risks associated with such circumstances, the law provides additional protection for buyers of certain types of new real estate, which is fundamentally regulated by the provisions of the Act on the Protection of Buyers of Apartments and Single-Dwelling Buildings (Official Gazette of the RS, No. 18/04; ZVKSES). Some of the provisions of this act are:

  • The investor may not start advertising and selling new constructions until he had become the owner of the land/building right on the land where he wants to build;
  • Building permit must be granted (for the very construction in question);
  • As a rule, the buyer does not need to pay the seller until all the conditions for registration of ownership rights in the land registry in the name of the buyer have been met and until the property is ready for the handover. According to the contract, the seller can request the purchase price to be paid in advance only exceptionally, i.e. if he provides the buyer with adequate insurance: a bank guarantee, etc.;
  • The buyer can retain ten percent of the purchase price until the seller allows him to check if the property has all the properties listed in the sales contract; and five percent if the seller does not deposit or hand over a bank guarantee for the elimination of hidden defects;
  • The seller cannot exclude his responsibility for the delay in handing over the property to the buyer, regardless of whether he builds himself or the construction is carried out by third parties. The law precisely prescribes when real estate can be considered (actually and legally) handed over to the buyer; it also determines the penalty for the seller’s delay in handing over the property to the buyer.

Ingnorantia iuris non excusat (lat. – ignorance of the law does not excuse). Entrust us with Your business and we will take care of its’ efficient and correct implementation.

#newbuilding #purchase #sale #property #agency #broker #Slovenia #law #carniola