Mortgage for a share in an apartment in Sberbank in 2021 - in what cases can you get a mortgage loan for a share, are there preferential conditions, life hacks on how to avoid pitfalls and make the most of the deal

What are the types of shared ownership?

According to the law, shared real estate has two types:

Shared ownership is an option in which several people are considered home owners and their share is expressed not in square meters, but as a percentage. For example, each member of a family of 4 owns ¼ of the house.
Private property is a type defined by specific dimensions expressed in square meters. m. The owner of the house has the right to use only the square meters allocated to him. A good example is a communal apartment.

Does Sberbank issue mortgage loans for real estate shares?

Not all banking institutions provide loans for the purchase of part of the property. Sberbank is ready to take a similar risk, but with extreme caution.

When applying for a mortgage, the collateral is not the whole apartment, but only its share, which is why its liquidity is quite low. As a result, implementation difficulties may arise. If a loan is issued for a share in a communal apartment, then the year of construction and general condition are taken into account. In most cases, such housing is quite dilapidated and in disrepair, so it is not accepted as collateral.

Important! When purchasing a share in a dormitory or communal apartment, it is necessary to obtain the consent of all neighbors and the ownership rights of the seller.

In the case of an apartment, some difficulties arise. The bank cannot issue a mortgage for the entire apartment, since there are several owners of shares. In such a situation, the borrower must obtain consent to impose an encumbrance on the entire living space, otherwise the loan will be denied.

Mortgage for a share in an apartment

The acquisition and sale of shared property has always been a difficult issue for both individuals and financial institutions.

But sometimes, due to financial problems, buying part of a home remains the only chance to get your own roof over your head.

In this article we will find out what a mortgage loan for the share of an apartment is, what its advantages are and how to apply for it.

Mortgage conditions for part of the property

A loan for the share of an apartment is issued only within the framework of one program, “Loan for the purchase of finished housing.” Secondary market real estate is suitable for registration.

Terms of issue:

The minimum loan amount is from 300,000 rubles.
The maximum amount is 85% of the value of the collateral.
The loan term is up to 30 years.
The down payment amount is at least 15%.
Interest rate - from 10.2%.
The object of collateral is the housing being financed or other real estate.

If the borrower is satisfied with the conditions put forward and meets the basic requirements of the bank, he can apply for a share of the apartment through a mortgage.

Conditions

The terms under which a loan can be issued are determined by what the borrower is willing to provide as collateral, as well as a number of additional factors. Several programs are offered under which you can buy out a share of real estate.

Under what mortgage programs of Sberbank can I get a loan for a share?

You can buy out a share in an apartment or house using one of the following programs:

Consumer loan. Funds are issued for a period of up to 20 years. The rate is 12%. The minimum loan amount is 500,000 rubles, the maximum is up to 60% of the price of the collateral property (up to 10,000,000 rubles). Insurance required.
Promotion for new buildings. Funds are issued for a period of up to 30 years with an interest rate of 7.4%. The amount starts from 300,000 rubles. This program is aimed at purchasing housing from the selling company. Once the loan is approved, documents must be provided within three months. It is possible to receive a loan in two equal installments and use a letter of credit. The maximum amount is up to 85% of the price of the purchased or pledged property. The down payment ranges from 15% if income is confirmed and 50% if there is no confirmation.
Purchase of finished housing. Funds are issued for a period of up to 30 years at an interest rate of 8.9%. Down payment – from 15%. The minimum loan amount is 300,000 rubles, the maximum is 85% of the price of the collateral or loaned object. The property pledged as collateral is subject to insurance.
Mortgage + maternity capital. Owners of certificates for maternity capital can receive from 300,000 rubles. for a period of up to 30 years with a rate of 8.9. The purchased property is registered as the property. If wages are not credited to the card of this bank, you must provide documents confirming the client’s income level.

There are also preferential programs intended for certain categories of persons:

Young family. A program for clients aged 21-35 years, which does not require confirmation of solvency and assumes a rate of 8.9%. Loan terms are up to 30 years. The down payment is 10% for couples who have a child, and 15% for those who do not have children. The advantage of the program is that it is possible to receive funds in the amount of 80% of the appraised value of the purchased home.
The large family. Families with three or more children are offered small rates and reduced interest; the down payment can be from 10%.

Reference. For families awaiting replenishment, the bank may suspend loan payments for 12 months.

For what reasons may a bank refuse to issue a shared mortgage?

Expert opinion
Irina Bogdanova

Work experience at Sberbank for 12 years.

In practice, getting approval from Sberbank for a mortgage to purchase a share in an apartment is quite difficult. Most of the refusals come if the person did not previously have any rights to housing or already owns a share, but even after the transaction, the loaned property will not become his full ownership.

The reasons for the negative decision are that the purchased part of the apartment has low liquidity. If the borrower becomes insolvent, the lender will not be able to recover its losses by selling the property. In such situations, experts advise using another, more liquid living space as collateral.

Is it possible to get a loan?

Sberbank provides the opportunity to buy out a share in an apartment, but there are a number of conditions under which such lending is possible.

The case in which the chances of approval are the highest is when the share is the last, that is, after its redemption, the entire property becomes the possession of the borrower. Then the bank can issue a mortgage for the entire apartment, and no difficulties will arise.

It will be problematic to obtain such a loan in the following cases:

The transaction is made between close relatives. In this case, there may be a suspicion that the transaction is fictitious.
Buying out a share of an apartment from an ex-wife or husband. The main role in this case is played by the period of time that has passed since the divorce.

To carry out such transactions, you will need to prove to the bank that the transaction is not fictitious.

In most cases, it is impossible to get a loan to purchase a share in the following cases:

The borrower wants to buy a share in the apartment to which he previously had no rights.
The borrower wants to purchase a share where he already has a certain part, but after the transaction the object still does not become his property.

Banks are reluctant to enter into such transactions, since if the borrower fails to fulfill its obligations, it will be difficult to compensate for losses (read about in which cases banks are more loyal to the borrower). However, in this case, you can use the option of non-targeted consumer lending. The conditions will be much better if the client has other real estate that can act as collateral.

What documents need to be collected

For a mortgage you must provide:

Passport of the Russian Federation with registration mark.
Second document (driver's license, SNILS, INN, international passport).
Certificate of marriage, birth of children.
Certificate in the bank form or 2-NDFL for the last six months.
A copy of the work record, certified by the employer.

After approval, it is necessary to present documents for the purchased housing, the security deposit provided, a certificate confirming the availability of a down payment and a real estate insurance contract.

General scheme for obtaining a shared mortgage

Stages of obtaining a mortgage for a share in an apartment:

Submitting an application for a loan. You can submit it at a bank branch or on the official DomClick website.
Waiting for a decision. Pre-approval is not the final answer. The lender, if it subsequently reveals fraud or false information, may refuse the loan.
Inspection and evaluation of the property. The appraiser's services are paid by the borrower.
Concluding a purchase and sale agreement together with the seller.
Signing a loan agreement, making a down payment.
Registration of real estate in Rosreestr.

Compared to registering a full-fledged apartment, lending a share is a little more complicated, especially at the initial stage, since the likelihood of receiving a positive decision on the application is extremely low.

Sberbank conditions

A financial institution provides a mortgage to buy out a share in an apartment on the same terms as secondary housing:

The interest rate on the loan is from 12.5%.
The down payment is from 20%.
The loan term is up to 30 years.

The exact interest rate depends on the size of the down payment, the terms of the loan, as well as the availability of life and health insurance of the borrower.

The bank's position regarding the repurchase of shares in apartments is quite complex. It is worth understanding that if after the purchase the entire property does not become the property of the borrower, the bank will most likely refuse the loan. A share in an apartment not only has a lower value, but is also less liquid. If the bank forecloses on the share and puts it up for auction, there is no guarantee that there will be buyers for it at the right price.

Moreover, selling a share in an apartment is a much more troublesome and less profitable process for the bank. So the probability of getting a bank loan in the event of a share buyout is practically zero. If you want to buy out a share and after the transaction the apartment does not become your property, you need to consider alternative lending options.

Features of shared mortgage

The shared mortgage program is practically no different from the standard lending procedure. However, the lender provides one feature: you can buy out the share only if you obtain the consent of all owners to fully encumber the apartment. If the borrower is unable to provide another collateral option, he must persuade all residents to sign an agreement to such a procedure.

Due to the fact that the bank takes a significant risk when registering a share of the apartment, it will switch its attention to the borrower and his solvency. If the applicant's income does not meet the lender's requirements, the mortgage will be denied.

It is important to consider that the lending procedure is accompanied by some costs:

notary services - from 1500 rubles;
apartment/life insurance - from 1% (depending on the loan amount);
registration of property rights - from 2 thousand rubles;
appraiser services - from 3 thousand rubles.

Mortgage loan for the last share

Sberbank is quite loyal to applicants who buy out the last share in an apartment. According to statistics, there are much fewer failures in this program than in any other case.

The option is the most preferable, since the consent of all owners is not required to register an apartment as collateral. The bank, if the borrower loses solvency, will be able to profitably sell the loan property.

Mortgage for a share for two

We are talking about attracting a co-borrower who is assigned similar debt obligations. The bank is loyal to this registration option, since the second payer, in most cases, is the closest relative.

The ownership of the registered housing is determined by shared participation. For officially registered families, a joint form is provided.

Distribution of shares between co-borrowers

If the borrower’s spouse becomes a co-borrower, then he/she automatically becomes a co-owner of part of the property under the contract. But for relatives or partners it is necessary to draw up a special agreement. If the relationship was built on complete trust, it will be possible to reclaim the required part of the property in court by presenting receipts for payment of the mortgage.

Buying out shares from relatives

The law does not provide specific rules for acquiring a share of real estate from relatives. However, in practice, Sberbank more often refuses borrowers such registration. The reason for this decision is suspicion of fraudulent activity. The parties to the transaction can divide the amount received from the bank and hide from paying for this share of the apartment.

Buying a room in a communal apartment

The bank is more willing to approve the purchase of the last share in a communal apartment. However, if certain requirements are met, he will agree to purchase one room:

the property has other real estate for collateral;
the purchased housing is suitable for living;
sewerage, bathroom, ventilation, heating and electricity are in good working order;
room size over 12 sq. m.;
there are no wooden floors;
The building was built later than 1970.

Only in this case will the bank be able to consider an application for a room in a communal apartment.

Preferential conditions for young families

There are currently no targeted preferential offers for the purchase of a share in an apartment. However, borrowers can take advantage of the “Young Family” program as part of a mortgage for the purchase of secondary housing.

The terms of participation:

for two people there is 42 m2 of apartment area, and for three people there is 18 m2 each;
the living space violates established sanitary and technical standards;
the family lives in the same room with a sick person who, by law, must live separately;
age of participants up to 35 years.

A mortgage loan for a share of an apartment in Sberbank is issued only if the conditions of the law are met. The applicant can count on a subsidy of up to 40% of the cost of housing. The amount of the benefit is determined individually.

What documents will be required to apply for a mortgage to buy out a share in an apartment in Sberbank?

As mentioned above, this type of transaction is among the most risky, so the bank will need maximum evidence confirming the timely fulfillment of contractual obligations. Therefore, in addition to the standard package of documents, additional ones will be required.

The requirement for each potential borrower is to provide:

Passports of a citizen of the Russian Federation with a registration mark.
If you have a temporary registration, additional confirmation is required.
Additional document confirming your identity. A driver's license, military ID, and pension fund insurance certificate are used.
Certificates of monthly earnings. The amount of income must support the payment of payments.
An extract from a personal account confirming the presence of a down payment.

If a spouse acts as a co-borrower, then the same list of documents will be needed for the second party to the transaction.

Since the property being purchased does not have its original integrity, confirmation of the legality of concluding the purchase and sale agreement will be required. Therefore, it is necessary to prepare title papers for the share of the apartment:

Certificate of state registration of the seller’s ownership of part of the property.
Papers that are the basis for the acquisition of ownership rights by the owner. Sales and purchase agreements, exchange, deed of gift or other.
An official report of a real estate appraisal performed by a certified specialist.
Consent of a spouse to sell property if the seller is married. Notarization will be required. If there is a prenuptial agreement, it is provided.
Photocopy of the seller's passport.
Technical passport of the purchased apartment.

Sberbank employees, in addition to the above documents, have the right to request additional ones if doubts arise. Review of the application takes from 5 to 10 working days. If approved, a contract is concluded and the money is transferred to the seller.

After completing a mortgage agreement for the purchase of a share in an apartment with Sberbank, the entire property becomes collateral. Part of the home cannot serve as collateral for the loan.

It is possible to get a mortgage to purchase part of a living space. The requirements and conditions are identical to standard loans with the exception of the package of documents. There is also the additional possibility of using maternity capital as a down payment or for partial or full repayment of debt.

Sberbank is a leading financial institution in the Russian Federation market. A large number of products aimed at meeting the needs of all segments of the population makes it possible for any citizen to receive funds to purchase a share in an apartment on favorable terms.

Mortgage loan for a room and share of an apartment

Refund of interest on shared mortgage

Each borrower can obtain a tax deduction for the purchase of real estate and payment of interest. The maximum taxable amount for property is 2 million rubles, for a mortgage - 3 million rubles. Thus, the borrower can return up to 260 thousand rubles from the purchase of a home and 390 thousand from a mortgage loan.

Important! The amount depends on the official earnings of the taxpayer. The state will not pay the borrower more than he previously transferred.

The applicant can calculate in advance the approximate amount of tax deduction for the year using an online calculator.

Is it worth getting a shared mortgage?

A loan to buy out a share in an apartment is a complex procedure that requires special precision and care from the borrower. From the bank’s point of view, such a program is unprofitable, because there are significant risks associated with the client’s solvency and the further sale of illiquid living space.

If we consider a shared mortgage from the borrower’s side, we can highlight several advantages:

low cost of housing;
low interest rate, as a result, small payment.

Among the disadvantages are difficulties in design.

Ideally, it is better to consider full-fledged options for apartments or houses - this way the borrower can protect not only the bank, but also himself.

Is it difficult to get a mortgage for a share in an apartment from Sberbank?

Let’s not deny the obvious: getting a mortgage for a share in an apartment from Sberbank is quite difficult. It is worth keeping in mind that this type of loan is a specific banking product. Its main features are that the loan has a specific purpose, is issued for a long term and is secured by collateral.

The essence of a pledge as an interim measure is as follows:

If the debt is not repaid within the agreed time frame, the creditor has the right to recover it from the value of the collateral, sell it and repay the debt from this amount.
The remainder of the proceeds from the sale of the collateral usually belongs to the debtor who lost the property.
The collateral for a mortgage can only be real estate.

conclusions

Applying for a mortgage to buy out a share in an apartment is a labor-intensive process that requires compliance with all established bank requirements. In most cases, financial institutions do not allow the purchase of only part of the property, but Sberbank is not one of them. It is possible to take out a mortgage for part of an apartment within the framework of the “Loan for the purchase of finished housing” program. Most often, the borrower is required to obtain the consent of all owners of the apartment to fully encumber it or provide another object for collateral.

A mortgage for a share in an apartment is possible! Moreover, due to the low liquidity of apartment shares (regardless of whether they are equal or different), the process of approving such an application has a number of nuances described in this publication.

Mortgage to buy out a share in an apartment in Sberbank

Situations often arise in which a family or owner needs to buy out a share in an apartment. But, unfortunately, it is not always possible to carry out such a procedure in cash, and only a few people can get the amount necessary for the redemption on their own.

This is important to know: Recognition of a minor as having lost the right to use residential premises

The solution in such a situation is often mortgage lending. Today we will talk about how to get a mortgage to buy out a share in an apartment from the largest financial and credit institution in Russia, Sberbank.

Before you decide to buy out a share in an apartment through a Sberbank mortgage, remember: you should be extremely careful and careful. The bank has special requirements both for the borrower’s solvency and for his relationships with other owners. For example, it will not be possible to buy out a share from close relatives, since such transactions are not welcomed by the financial institution.

When buying out a share, it is preferable that this part of the apartment be the last and after the purchase the entire property becomes the property of the buyer. The bank is more willing to issue a loan for such transactions, since after re-registration and purchase, the entire apartment will serve as collateral for the institution. Sberbank will be satisfied with such a guarantee.

If you receive your salary through Sberbank, it will also be most profitable for you to choose this institution for your mortgage application. Firstly, you don’t have to bring a 2-NDFL certificate, a copy of your work book and other documents about your monthly income. Secondly, the bank can reduce the mortgage rate on the loan for the salary project participant.