Santa Marta Apartments. Rent or Buy Properties in Santa Marta Colombia.

Newsletter : Advice and information on buying a property in Colombia, by the Lawyer ALBERTO MARENCO MENDOZA

Posted by Rafael Perez Guzman on 2005/6/5 6:38:18 (1336 reads)

Use a good quality real estate agency who can help you to negotiate a good purchase

1. Use a good quality real estate agency who can help you to negotiate a good purchase. Depending on the agency there may be big differences in the price and condition of the purchase.
2. Get to know the property through a though physical examination. If the property is in a larger building speak to the administration to check that the person who is selling the property is the owner, and to check that the apartment is up to date with all communal administration charges.
3. Ask for a recent Certificado de Tradicion (a maximum of five days) in order to check that there are no outstanding tax bills on the property.
4. To avoid risks use a lawyer who is an expert in notary or property law in order that he or she can study and check the Certificado de Tradicion and other documents.
5. Check the account payments for all the public services: water, electric, telephone, gas, cable TV etc.
6. Draw up a promesa de venta or contact to sell that is written by or checked by a lawyer who is an expert in contract law. The contract must establish clearly the conditions of the sale, and should set out the agreement in such a way that the deposit paid should be as low as possible in order to minimise risks. It should also state how the sale will be completed once the final sale document the compraventa is signed.

Expenses: The following expenses arise from the award of the escritura de compraventa or purchase/sale contract:

Note: It is not possible to calculate exact costs in advance because they are calculated from a table with a range of prices from the highest to lowest tariff. The cost of copies of documents and number of pages must also be calculated. The value between the sale price and the annual property tax (avaluo catastral) is used to calculate the cost of the notarised documents and the cost of registering the property in the new owners name.

As a guide however, outlined below is a rough calculation of costs:

For a title deed with annexes totalling 10 pages, 3 copies of which plus the original equals 40 pages in total.
For the first million of the sale price, plus pages, production, and document review a basic charge of $160,000 pesos would be made.

Each additional million of the sale price would be charged at $3,480 pesos.

For example a contract to buy a property for $100,000,000 would be calcul;ated as follows:

Basic $160,000
Plus 3.480 X 99 = $344.520
Total $504.520

It is usual that the buyer and seller each pay half of this sum (but this payment must be agreed separately from the promesa).

The Seller must also pay the Retencion en la fuente which is 1% of the sale price (expect when the property is his/her residence or it was acquired before 1978 in which case it is not paid).

The buyer must pay the cost of registration, which is 2% of the sale price. In the example given above where the cost was $100,000,000 this will be $2,000,000.

It must be realised that each act which appears on the title deeds must be paid independently, in other words if a property for sale has an outstanding mortgage that it sale + mortgage, the legal work and costs will be that of the sale plus those of the mortgage.
ALBERTO MARENCO MENDOZA
Lawyer
Asesor jurídico Notaría Primera de Cartagena

To contact ALBERTO MARENCO MENDOZA please send an email to:marencoalberto@yahoo.com

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