Buying a home is often the most important investment of life. Check for complete technical and administrative regularity and check the status of the property is in fact crucial to avoid bad surprises. Below you will find a list of things to check before making a purchase proposal.
1 - Regularity urban
The regularity or compliance planning of a property is the first fundamental aspect to check. To do this you need to compare the state of affairs with the habilitation authorization with which it was created (or modified) the building. The title can be:
- Building permit (buildings built before 1977)
- Building permit (buildings built between 1977 and 2003)
- Permission to build (buildings built after 2003)
- Granting amnesty in (if the building was constructed in a manner incompatible with or without qualifying title and was accepted the request for amnesty)
If the building has been realized first of September 1, 1967 do not need to verify the regularity of urban planning.
To verify the regularity is necessary to compare the design of the project to the municipality deposited with the current state of the building.
If the design shows substantial differences as a room that does not exist, a balcony situated in a different way, a different window sizes, etc.. regularity planning is compromised, and the property has the vices that the future buyer will inherit after purchase.
To settle, the seller may proceed with an amnesty (Permits to build, or DIA SCIA in amnesty pursuant to art. 36 of TU 380/2001). But it is not always possible to regularize these differences, so it is essential that the buyer verifies the regularity planning before purchase.
2 - Regularity cadastral
The Land Registry is managed by the Land and store data (plan, annuity, nominees, etc.) of real estate assets. It has a revenue function and is not authorized, the data in the Land Registry are not "evidence."
From 1 July 2010 is mandatory in the Deed to declare conformity cadastral ie, you must declare the correspondence between the state of affairs and cadastral data. The statement may be sworn by a qualified technician. The absence of this certificate may lead to problems (up to the nullity of the act) at the time of sale.
Some irregularities (such as a partition demolished and not represented in the cadastral plan) are very frequent but can be solved with a reasonable cost.
The regularization is more complex if the changes were never reported to the municipality (eg with a DIA or a CIL).
Before you buy a property then you have to check if the cadastral plan is consistent with the qualifying title with which it was made and the building with the state of affairs. That is the state planning, cadastral and what the state of affairs must match.
The buyer, before making an offer to purchase, the seller must obtain compliance cadastral, in case of discrepancy will be the seller who will, at its expense, the regularization.
3 - Energy Certification
L 'A.C.E. (Energy performance certificate) was introduced by Legislative Decree 192/05, summarizes the energy characteristics of the property and is a mandatory document that is delivered to the purchaser at the time of the Deed.
Before making an offer to buy you can ask for the ACE to evaluate the consumption for heating, cooling, hot water production and estimate the annual energy cost that the buyer will have to bear.
The value to see is the energy performance index which is measured in kWh / m² per year. Indicates that the annual consumption in kWh property.
Another indicator, the more generic with respect to the performance, it is the class that allows the evaluation of the energy quality on a scale from A (most building performance) to G (most energy building).
4 - Compliance plants
The certificate of conformity of equipment is released from the company which built the installations in the building. This document is governed by the Ministerial Decree 37/08 and can be replaced by DIRI (Statement of Compliance).
The certificate of conformity of the systems, although it is essential for the certificate of occupancy, must not be submitted to the deed, but it may be as a bargaining tool for the definition of the property price.
In addition, the certificate is required to change or open up new users for light and gas.
The buyer, before making the offer, it may require you to check if the plants are under and eventually be issued with a Certificate of Conformity or Declaration of Conformity (DIRI).
5 - Certificate of occupancy
It 'a document certifying that the conditions of safety, hygiene, health and energy savings in buildings. This certificate allows you to check the compliance with all building regulations.
Is released within 15 days of the completion of work but in the past have been many properties that do not got it. In addition, when the building amnesty certificate must be updated.
Before an offer of purchase, the buyer can ask to see the certificate of occupancy to monitor compliance with building regulations. At the time of the deed the parties may agree on whether or not delivery of the certificate of occupancy.
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