قرارداد های مشارکت در ساخت و ساز

در این مطلب به بررسی انواع قراردادهای مشارکت در ساخت و ساز خواهیم پرداخت.

با هدف جلوگیری از بروز مناقشات احتمالی در خصوص کیفیت مصالح و نمای ساختمان و غیره لازم است ضمیمه ای مستقل شامل نوع درجه مصالح پروژه، مشخصات داخل و خارجی ساختمانی که متعاقباً احداث خواهد شد، تهیه و در یکی از بندهای قولنامه تنظیمی در دفاتر مشاور مسکن و بنگاه های معاملات ملکی حتماً به جمله «قرارداد پیوست و ضمایم آن جزء لاینفک این بیع نامه میباشد» تصریح گردد.

اقسام و انواع قرارداد های مشارکت در ساخت

ابتدا لازم است بدانیم این گونه قراردادها بر مبنای توافقی تنظیم می شود که بر اساس اصل حاکمیت اراده در قراردادهای خصوصی، حدود و ثغور آن بستگی به شرایطی دارد که طرفین در متن قرارداد می گنجانند. بدیهی است مهم ترین نکته ای که باید هنگام تنظیم این قراردادها بدان توجه شود اینکه، چنانچه طرف مقابل از انجام تعهد خود سر باز زند بطور مثال مالک از انتقال سهم سازنده از عرصه امتناع ورزد و یا اینکه سازنده به دلایل مختلف از جمله کسری سرمایه و منابع مالی نتواند از عهده تحویل به موقع مستحدثات بر آید، و علیرغم عدم اختیارات اقدام به پیش فروش سهمی خود نماید، که برای جلوگیری از همه این معضلات می توان ضمانت اجراهایی را پیش بینی نمود. از جمله قالبهایی که می تواند به ایفاء تعهد هریک از طرفین قرارداد کمک کند چند روش ذیل است که حسب مورد قابل الگو گیری می باشد:

1- معمولاً از آنجایی که طرف اول صرفاً زمین را به عنوان آورده خود در اختیار می گذارد و طرف دوم هزینه های احداث بنا را می دهد و در نهایت طرفین در عرصه و اعیان شریک می شوند، از این رو ممکن است که قیمت زمین بدواً مورد توجه و محاسبه طرفین قرار نگیرد، لذا بر این مبنی ذکری از قیمت زمین و ما به ازای آن در بیع نامه نمی شود. بلکه طرف دوم متعهد می شود بنایی را با مشخصات مورد توافق در زمین طرف اول احداث کند و سپس طرفین در عرصه و اعیانی شریک شوند.

اما لازم به گوشزد می باشد، تعیین ارزش واقعی زمین برای مواردی است که دو طرف به اختلاف برخورد کنند، مثلا زمانی ممکن است پروژه به مشکلاتی برخورد کند و نتواند پیش برود که در این صورت برای تعیین تکلیف و فسخ قرارداد، مشخص بودن آورده‌هاي طرفین به طور دقیق لازم است. متقابلاً در مورد آورده سازنده نیز باید تعیین تکیف شود و به طور دقیق مشخص شود که هزینه‌هايي مانند صدور پروانه، جرایم احتمالی شهرداری، عوارض متعلقه، خرید تراکم (از جمله تعیین مابه‌التفاوت تراکم طبقه پنجم و نحوه مشارکت در هزینه های ساخت آن)، بیمه تامین اجتماعی کارکنان، هزینه صورت مجلس تفکیکی، هزینه تقسیم‌نامه واحدها، مقدمات صدور سند مالکیت و… به چه صورت خواهد بود؟

2ـ از جمله قالبهای حقوقی این است که ممکن است توافق شود که پس از رسیدن عملیات ساختمانی به سه مرحله یک سوم از سهم زمین مثلاً یک دانگ از سه دانگ سهم سازنده را بعد از سقف پنجم، دانگ دوم را بعد از اتمام نازک‌کاری و دانگ سوم را پس از پایان کار انتقال یابد. لازم به ذکر است در این قالب در بیع نامه قید می گردد، مالک ملک مکلف است در تاریخ معین جهت انتقال رسمی سهم سه دانگ سازنده در یکی از دفترخانه های رسمی مورد توافق حاضر شود. بدیهی است انتقال دهنده قبل از تاریخ محضر موظف به اخذ مفاصا از دارایی، شهرداری و استعلام ثبتی و سایر شرایط لازم جهت تنظیم سند رسمی می باشد.

3 – روش دیگر اینکه ممکن است توافق شود، چنانچه پروژه به مرحله ای خاص برسد که معمولاً زمانی است که هزینه های طرف دوم معادل قیمت زمین شده باشد، طرف اول وکالت بلاعزلی جهت تهیه مقدمات تنظیم سند انتقال رسمی به مقدار سهم خویش به طرف دوم می دهد.

در این موارد نیز توصیه این است که کلیه هزینه‌های مقدماتی به طور دقیق شامل هزینه مهندسی، هزینه معماری، هزینه بنایی، هزینه کارگری، هزینه‌هاي ترسیم نقشه‌ها، تامین مصالح، اجرای در نظارت، حفاظت از جان کارگران، رعایت کلیه مسائل ایمنی، هزینه‌هاي حوادث غیرمترقبه، حفاظت و خسارت‌هاي احتمالی ساختمان‌هاي مجاور، بیمه ساختمان‌هاي مجاور و… که جزو آورده سازنده است به صورت بسیار دقیق و جزئی در قرارداد مشارکت قید شود.

4 ـ هم چنین اين امكان وجود دارد كه سه دانگ از ملك كلنگي در آغاز شروع پروژه به صورت رسمی به پيمانكار انتقال يابد. در این فرض ممکن است که ارزش ملک در تاریخ انعقاد قرارداد، به عنوان آورده مالک با هزینه های ساخت به عنوان آورده پیمانکار اختلاف داشته باشد. بنابراین در این موارد مبلغ ما به التفاوت فوق به صورت نقدی و یا به شکل سرمایه گذاری در قدرالسهم بیشتر و کمتر هر یک از طرفین در هنگام تسویه نهایی مورد لحاظ واقع می شود.

5- ممکن است در بدو امر انتقال مالکیت سه دانگ از ملک موضوع پروژه در قالب مبایعه نامه در دفاتر مشاوره املاک از جانب مالک و یا مالکین به سازنده، شکل گیرد، لیکن از نظر محتوایی چنین بيع نامه هایی دارای تفاوت هایی با موارد مشابه در معاملات املاک و مستغلات می باشد. در این ارتباط یکی از توصیه های مهم این است که معادل قیمت آن چکی در وجه مالک صادر و به وی ارائه شود. البته تعهد بر پرداخت ما به التفاوت می تواند در قالب تملیک آپارتمانی که در آینده ساخته و تحویل می شود، لحاظ گردد.

نکته دیگر اینکه با هدف جلوگیری از بروز مناقشات احتمالی در خصوص کیفیت مصالح و نمای ساختمان و غیره لازم است ضمیمه ای مستقل شامل نوع درجه مصالح پروژه، مشخصات داخل و خارجی ساختمانی که متعاقباً احداث خواهد شد، تهیه و در یکی از بندهای قولنامه تنظیمی در دفاتر مشاور مسکن و بنگاه های معاملات ملکی حتماً به جمله «قرارداد پیوست و ضمایم آن جزء لاینفک این بیع نامه میباشد» تصریح گردد.

بالاخره مدت زمان اجرای قرارداد باید از ابتدای زمان اخذ مجوز ساخت تا مرحله تحویل و بهره‌برداری با ذکر تاریخ دقیق روز، ماه و سال مشخص شود. علاوه بر این مورد که در تعهد سازنده است، مدت زمان دقیق تخلیه ملک و تحویل به سازنده برای آغاز عملیات ساخت نیز که در تعهد مالک است باید به طور دقیق در قرارداد مشخص و ذکر و برای هر نقض تعهدی، جریمه تأخیر تعیین شود.

چه موارد دیگری باید هنگام تنظیم قولنامه رعایت شود؟

پرسش: با انجام مراحل فوق تاکنون سازنده دارای سه دانگ رسمی ملک موضوع ساخت و ساز می گردد، لیکن چه تضمیناتی در قرارداد جهت حفظ منافع مالک قابل پیش بینی است؟

پاسخ: در جواب باید توجه نمود چنانکه می دانیم در ستون خالی چند سطر آخر هر بیع نامه ای و حتی در ظهر (پشت) آن فرصتی جهت اضافه نمودن شروطی به غیر از موارد مندرج در متن اصلی آن، می باشد.

بنابراین واگذار کننده سه دانگ ملک موصوف، می تواند در صورت نقض تعهدات پیمانکار علاوه بر به اجرا گذاردن چکی که به عنوان ثمن معامله دریافت شده، به تناسب مراحل پیشرفت پروژه شامل مرحله بعد از تخریب، فونداسیون، سفت کاری، نازک کاری و غیره چندین چک دیگر به منظور حسن انجام کار از سازنده دریافت شود.

پرسش: چنانچه سازنده در انجام تعهدات خود قصور ورزد، چه راهی برای هر چه بهتر اجرا گذاشتن چک های تضمینی وجود دارد؟

پاسخ: بهترین راه حل این است که در قرارداد، چنین بندی درج شود که ” در صورت نقض تعهدات توسط سازنده، چک های مذکور قابلیت وصول و ایصال دارد”.

پرسش: آیا می شود بعد از اتمام دوره سفت کاری جهت استفاده از تسهیلات بانکی اقدام نمود؟

پاسخ: بلی، در قرارداد تنظیمی طرفین می توانند بخشی از سرمایه گذاری مشترک را از محل رهن گذاردن ارزش ملک و اعیانی مستحدثه در نزد بانک، تأمین نمایند. لیکن مالک باید دقت کند در ازای وامی که بانک به سازنده مي‌دهد، سند مالک در رهن بانک مي‌رود، بنابراین اگر سازنده به تعهدات خود در قبال بانک عمل نکرده باشد و اقساط خود را به موقع پرداخت یا به موقع تسویه حساب نکرده باشد، به خاطر جریمه‌هاي ناشی از تأخیر، کل دارایی مالک به تملک بانک در می آید.

پرسش: از آنجایی که ارزش آپارتمانهای احداثی از لحاظ شمالي و جنوبی، طبقات بالا و پایین، نورگیری و سایر شروط جانبی واجد اختلاف در قیمت می باشند، هنگام تسهيم چگونه مورد لحاظ واقع می شود؟

پاسخ: به لحاظ جلوگیری از اختلافات بعدی، کلیه موارد مذکور می تواند در قرارداد تنظیمی پیش بینی و از ابتدا درخصوص چگونگی تقسیم آپارتمانها با لحاظ ارزش قیمت به اعتبار تفاوت های موصوف، توافق به عمل آید. و محل استقرار طبقات تحت مالکیت هر یک از طرفین باید به صورت دقیق در قرارداد مشخص شود، مضافاً اینکه سهم‌الشرکه باید به صورت درصدی از پروژه مشخص شود و نه براساس طبقات.

در پایان اینکه باید در قرارداد مشخص شود در صورتی که تعداد طبقات پیش‌بینی شده حاصل نشد، یا اینکه اگر سازنده اضافه تراکم مازاد گرفت، تکلیف سهم‌الشرکه چه خواهد شد.

پرسش: در خصوص داوری چه توصیه هایی می شود؟

پاسخ: باید دقت شود با شرط داوری طرفین پذیرفته‌اند که هر حکمی که داور در فرض بروز اختلاف صادر کند، به مانند احکام دادگاهها لازم الاجراست، مگر اینکه بر خلاف قانون صادر شده باشد که در این صورت هر یک از طرفین می توانند نسبت به رأی داور اعتراض کنند، لیکن به مشاوران املاک و ديگر واسطه‌ها نیز توصیه مي‌شود اگر دانش حقوقی ندارند و از مسائل آیین دادرسی مدنی بی اطلاع هستند، از قبول داوری در قرارداد مشارکت خود داری کنند.

بسمه تعالی

قرارداد مشارکت در ساخت بنا

نظر به این که آقای ………………………… فرزند ………………… به شماره شناسنامه …………….. صادره از ………………….. ساکن …………………………………………………………………………………….. (که از این پس طرف اول قرارداد نامیده می¬شود) مالک پلاک فرعی …………….. از اصلی ………………… بخش ……………………. واقع در …………………. قصد احداث بنا در پلاک مذکور را دارد و نظر به این که آقای…………………………………… فرزند ……………………. به شماره شناسنامه ……………………… صادره از …………………………. ساکن …………………………………………………………………………………………………………….. (که منبعد به عنوان طرف دوم قرارداد نامیده می¬شود) امکانات مالی لازم را جهت احداث بنا در ملک موصوف دارد، به منظور احداث بنا و شرکت در عرصه و اعیان پلاک فوق، این قرارداد به شرح ذیل ضمیمه بیع نامه گردید.

1 ـ ارزش عرصه در تاریخ انعقاد قرارداد معادل …………………………. ریال (…………….. تومان) برآورد شده و مورد قبول طرفین می¬باشد.

2 ـ مقررشد طرف دوم بنایی با مشخصات(و استاندارضميمه) و طبق نقشه¬ای که پیوست این قرارداد و جزء آن به حساب می¬آید و به امضای طرفین رسیده، در پلاک موصوف احداث کند.

3 ـ طرف دوم مکلف است بنا را دقیقاً بر مبنای پروانه شهرداری و نقشه¬های مصوب احداث کند.

4 ـ طرف دوم مکلف است کلیه ضوابط و قوانین مربوط به عملیات ساختمانی و اصول ایمني را رعایت نموده و مسؤولیت کیفری و مدنی حوادث حین کار برعهده وی خواهد بود.

5 ـ طرف دوم مکلف است بنا را ظرف مدت …………….. ماه احداث نماید و الا باید معادل هر روز تاخیر مبلغ ……………………….. ریال به طرف اول پرداخت نماید.

6 ـ در صورتی که هزینه¬های انجام شده از جانب طرف دوم زاید بر مبلغ ارزش عرصه بالغ شد مابقی هزینه ساختمان تا اتمام، بالمناصفه پرداخت خواهد شد. به این منظور طرف دوم مکلف است فتوکپی کلیه اسناد هزینه اعم از اسناد خرید اجناس (با استانداردهای مورد توافق) یا دستمزدها  را امضا کرده و در پایان هر ماه به ضمیمه صورت حساب دو نسخه¬ای به رؤیت و امضای طرف اول برساند.

بدیهی است صورت حساب¬های مذکور مبنای محاسبات و روابط مالی طرفین خواهد بود.

7 ـ پس از اتمام بنا و اخذ پایان کار مستحدثات جديد، طرفین مکلف به حضور در دفترخانه جهت انجام مراحل صدور اسناد رسمی نسبت به عرصه و اعیان احداثی و براساس صورت مجلس تفکیکی و توافق به عمل آمده درخصوص تقسیم آپارتمان¬ها با لحاظ بند بعدی، می¬باشند.

8 ـ بدینوسیله نسبت به تقسیم آپارتمانها با شرایط شمالی و جنوبی یا شرقی و غربی آنها به شرح …………………………. توافق گردید.

9 ـ کلیه هزینه¬های لازم برای تنظیم سند رسمی انتقال اعم از مالیاتها، عوارض و جرایم و هزینه¬های تفکیک و غیره بالمناصفه پرداخت خواهد شد.

10 ـ در صورت بروز اختلاف در تغییر یا اجرای این قرارداد آقای ………………………….. به نشانی ………………………. که ضمن قبول داوری ذیل این قرارداد را امضا کرده¬اند، درخصوص مورد به عنوان داور مرضی الطرفین به حل اختلاف خواهند پرداخت و رأی ایشان برای طرفین قطعی و لازم الاجراست.

11 ـ این قرارداد مشتمل بر 11 ماده در تاریخ ………………… به همراه بیع نامه منعقده در دفتر مشاور املاک …………………………………………. بین طرفین امضا و مبادله گردید.

ضمناً مشخصات مربوط به مصالح داخلی و خارجی بنا اعم از سفت کاری و نازک کاری به امضای طرفین رسیده و جزء لاینفک قرارداد نیز تلقی می¬گردد.

امضاء طرف اول                   امضاء طرف دوم                        امضاء داور

آیا می دانید که:

•    کسی که سند رسمی در دست دارد می تواند بدون مراجعه به دادگاه از اداره ثبت اسناد و املاک تقاضای اجراییه کند.

•    در مقابل سند رسمی طرف مقابل نمی تواند منکر آن شود و فقط می تواند نسبت به آن ادعای جعل کند و اگر ادعای جعل

کرد بار اثبات آن برعهده اوست.

منبع:مشاوره حقوقی

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  • 89
     ایرج رهبر اظهار کرد: تمام ۸۰ هزار واحد مسکن مهر پردیس که از سال ۱۳۹۱  شروع به ساخت شده  مشمول وام ۴۰ میلیون تومانی می‌شود؛ چرا که هیچ کدام فروش اقساطی نشده و دارای ۷۰ درصد پیشرفت فیزیکی است. لذا شرط داشتن حداقل ۶۰ درصد پیشرفت فیزیکی را دارند. تنها…
  • 87
    حسام عقبایی رئیس اتحادیه صنف مشاورین املاک اظهار کرد: در ۱۱ روز ابتدای دیماه ۱۸ هزارو ۱۴۹ قرارداد خرید و فروش در کشور ثبت شد. این در حالی است که سال گذشته ۳۴ هزار قرارداد داشتیم که نشان می‌دهد معاملات حدود ۵۰ درصد کاهش یافته است و می توان گفت بازگشت…
  • 86
    گران قیمت ترین خانه در جهان «آنتیلیا» است. این خانه در کشوری است که ما را متعجب می کند: هندوستان. به گزارش اقتصادآنلاین ، ماهنامه آینده روشن نوشت :  در گذشته همه به خارج سفر می کردند که تا با دیدن زندگی های شاهانه مردم آن کشورها لذت ببرند و…
  • 85
    رئیس اتحادیه مشاوران املاک با اعلام سخت بودن پیش بینی قیمت مسکن در سال ۹۶ گفت: قیمت مسکن در تهران طی ۲۰ سال تا ۹۰ برابر رشد داشت. حسام عقبایی در خصوص  اینکه آیا خرید مسکن هنوز هم می‌تواند جزو سرمایه‌گذاریهای مطمئن محسوب شود به خبرگزاری فارس گفت: مثالی برای…
  • 85
    اجازه بدهید که تجربه ی چندین ساله مان را با شما شریک شویم. شاید برایتان جالب باشد که بدانید در دوره ی اخیر با توجه به تغییرات قابل ملاحظه ای که در سبک زندگی مان رخ داده است و همه چیز بسیار سریع و ماشینی شده است زمان تاثیر گذاری…

3,234 thoughts on “قرارداد های مشارکت در ساخت و ساز

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