وظایف مشاورین املاک

گزارش وظایف مشاورین املاک به نقل از قانون : قانون- در حال حاضر اکثر مردم امور مربوط به معاملات املاک و خودروهای خود را از طریق مشاورین املاک و خودرو به انجام میرسانند و یا بهتر است گفته شود با اعتماد به کارامدى و دانش انها سرنوشت اموال خود را با قرادادى که انها تنظیم میکنند رقم میزنند، بهر صورت حال که چنین عرفى متداول گردیده است خالی از لطف نخو اهد بود تا طرفین معامله و متصدیان مشاورین املاک با نکات مهمى که در تنظیم قرارداد باید مورد توجه قرار گیرد آشنا شوند. نکات مهمی که متصدیان مشاورین املاک باید قبل از تنظیم قرارداد مورد توجه قرار دهند :

بخش اول ـ مباحث اخلاقی

1- رعایت صداقت، امانت، عدالت و رازداری و همچنین صراحت در بیان و اعتماد به نفس در عمل و گفتار.

2- رعایت نزاکت نسبت به طرفین معامله و عدم تبعیض بین ایشان.

3- رعایت ارامش، صبر متانت و عدم تحریک طرفین در انعقاد قرارداد.

4- اعمال مدیریت کامل در زمان انعقاد قرارداد و تسلط کامل بر اداره بحث و مذاکره ضمن هوشیاری و سرعت انتقال بالا.

بخش دوم ـ احراز سمت و هویت متعاملین

1- بررسی شود که طرفین متعاملین اصیل هستند یا نماینده (وکیل، ولی، قیم، وصی)

2- اگر اصیل هستند، اصل و کپی شناسنامه و کارت ملی اخذ و پس از اطمینان از اصالت انها قرارداد تنظیم شود توصیه می‌شود جهت جلوگیری از تخلفات احتمالی در صورت امکان دو فقره مدرک شناسایی مطالبه شود.

افزون بر ان بررسی شود که در صورت مرد بودن ایا مشمول هستند یا خیر و ایا گواهی پایان خدمت دارند یاخیر؟ و اینکه ایا طرفین و خصوصا فروشنده ممنوع­المعامله هستند یا خیر؟ و در صورت فقدان موانع اقدام به تحریر قرارداد شود.

3- بررسی شود طرفین معامله اهلیت دارند یا خیر؟ دقت شود حسب ظاهر سفیه و مجنون نباشند.

4- اگر متعاملین پیر و مسن و یا مریض احوال بوده و یا انکه خیلی جوان هستند خواسته شود که خویشاوندان نزدیک و اشنایان معتبر خود را بعنوان شاهد همراه بیاورند.

5- اگر متعاملین بی­سواد و یا کم سواد هستند خواسته شود که بستگان و نزدیکان باسواد خود را بعنوان شاهد همراه بیاورند و حتما متعاملین و شهود ایشان را از مفاد و شرایط قرارداد بطور کامل مطلع فرمائید.

6- هویت کامل متعاملین و اسناد سجلی انها را با اسناد مالکیت و مدارک ارائه شده تطبیق نمائید.

7- اگر (ولی) معامله می‌کند علاوه بر مدارک شناسایی (ولی)، می‌بایست اصل و کپی اوراق هویت محجور (صغیر، مجنون، سفیه) مطالبه و بررسی شود که صغیر در چه زمانی کبیر می‌گردد و ایا با زمان تنظیم سند تداخلی دارد یا خیر؟ درصورت وجود تداخل به این معنی که در زمان تنظیم قرارداد عادی، مالک صغیر بوده و در تاریخ تنظیم سند رسمی مالک کبیر گردد، در خصوص نحوه پرداخت دقت لازم معمول گردیده و پس از بلوغ رشد، ثمن معامله می‌بایست به مالک پرداخت شود و پرداخت به غیر او، رافع مسئولیت خریدار نخواهد بود.

8- اگر قیم معامله می‌کند اصل قیم­نامه و کپی ان مطالبه و بررسی گردد قیم به تنهایی حق معامله دارد و یا اینکه قیم دیگری وجود داشته و یا قیم دارای ناظر اعم از اطلاعی و استصوابی بوده که در این صورت می‌بایست حسب مورد با حضور همه انان قرارداد تنظیم شود. بطور کلی در این­گونه معاملات بایستی نهایت دقت اعمال شود، توجه دارند قیم نمی‌تواند با مولی­علیه خود طرف معامله شود و معاملات املاک اشخاص محجور نیازمند مجوز اداره سرپرستی (مقام قضایی) بوده و هرگونه معامله بدون کسب مجوز و یا تصویب و تایید ایشان فاقد اعتبار قانونی می‌باشد.

9- اگر وکیل معامله می‌کند اصل وکپی وکالت­نامه مطالبه و اگر وکالت تفویضی است سلسله وکالت­نامه‌های قبلی مطالبه و حتی­المقدور تمامی مبایعه­نامه‌های تنظیمی فیمابین متعاملین قبلی اخذ و بررسی شود که ایا فروشنده اساسا حق واگذاری مورد معامله را دارد یا خیر؟ایا وکالت­نامه به اعتبار خود باقی است یاخیر؟ توجه دارند از معاملات با وکالت می‌بایست پرهیز نمود و هر چقدر سلسله وکالت­نامه‌ها زیادتر باشد احتمال بروز مشکلات بیشتر خواهد بود مع­الوصف ضروری است بررسی شود که ایا وکیل حق خرید و فروش یا اجاره با هرشخص و به هر مبلغ را دارد یا خیر؟ ایا وکیل حق اخذ ثمن و اجاره­بها رادارد یا خیر؟ ایا وکالت بلاعزل است یا خیر؟ ایا وکیل حق فسخ و اقاله معامله را دارد یا خیر؟ ایا وکیل حق توکیل به غیر را دارد یا خیر؟ ایا وکیل حق اسقاط کافه خیارات را دارد یا خیر ؟ و…

10- اگر وصی معامله می‌کند وصیت نامه حتما می‌بایست رسمی باشد. و در صورتی که وصیت­نامه عادی باشد می‌بایست توسط دادگاه صالحه تنفیذ شده و یا تمامی وراث موافقت خود را بر ان اعلام و تصریح نمایند. درصورت اخیر، جهت تنظیم قرارداد مشاوره با اهل خبره و وکلای دادگستری ضروری است.

11- اگر فروشنده یا فروشندگان وراث مالک رسمی ملک مورد معامله می‌باشند، مطالبه گواهی انحصار وراثت جهت احراز سمت و نیز تعیین قدرالسهم مالکیت هریک از ایشان ضروری است. توجه دارند انتقال رسمی ملک موروثی در دفاتر اسناد رسمی مستلزم ارائه گواهی انحصار وراثت و گواهی نامه واریز مالیات بر ارث می‌باشد.

بخش سوم ـ درخصوص مورد معامله

1- بررسی شود که مورد معامله سند رسمی مالکیت دارد یا خیر؟ برفرض که پاسخ مثبت باشد:

2- بررسی شود که حسب ظاهر سند مالکیت اصالت دارد یا خیر؟ دقت شود که سند فاقد قلم خوردگی باشد و توجه دارند در صورت هرگونه قلم خوردگی می‌بایست مراتب در صفحه توضیحات سند مالکیت قید و مهر و امضاء گردیده باشد.

3- جهت جلوگیری از بروز هرگونه اشتباه، سند مالکیت با بنچاق بررسی و تطبیق گردد.

4- موقعیت جغرافیایی مورد معامله با سند مالکیت بررسی و تطبیق گردد.

5- بررسی گردد که ملک در طرح‌های اموزشی، فضای سبز، طرح توسعه معابر و میادین و… قرار نداشته باشد و در این صورت و در حالتی که خریدار با علم به این طرح‌ها معامله می‌نماید حتما مراتب در قرارداد تصریح گردد.

6- پایان کار ساختمان مطالعه و بررسی شود که در چه سالی صادر گردیده و ایا مورد معامله مطابق پروانه احداث گردیده یا خیر؟ در صورتی که مورد معامله فاقد پایان کار باشد و طرفین بر این اساس حاضر به معامله باشند مراتب در قرارداد تصریح گردیده و معلوم نمایند مسئولیت اخذ پایان کار و پرداخت جرائم احتمالی بر عهده چه کسی می‌باشد.

7- دقت شود که ملک در رهن نبوده و یا در توقیف نباشد. توصیه می‌شود از تنظیم معاملات املاکی که توقیف می‌باشند خودداری نموده و انجام معامله را منوط به رفع توقیف و فک رهن نمائید.

8- خصوصا در معاملات اپارتما ن­ها صورت مجلس تفکیکی اخذ و با سند مالکیت و بنچاق تطبیق گردد.

9- بررسی شود که ایا پارکینگ و انباری به درستی در سند مالکیت و بنچاق قید گردیده و با صورت مجلس تفکیکی انطباق دارد یا خیر؟

10- بررسی شود که ایا در سند مالکیت حق ارتفاقی برای ملک مجاور در نظر گرفته شده یاخیر؟

11- بررسی شود که ملک مشاعی است یا خیر؟ و در میزان مالکیت فروشنده دقت خاصی اعمال گردد.

12- در صورت مشاعی بودن ایا مورد معامله شرایط اعمال حق شفعه را دارد یا خیر ؟ و در صورت مثبت بودن پاسخ مراتب را به اطلاع خریدار رسانیده و خواسته شود که شریک دیگر صراحتا حق شفعه خود را ساقط نماید یا در صورت تمایل طرفین و ضمن مشاوره با یک وکیل دعاوی یا فرد مطلع دیگر معامله را در قالب عقد دیگری منعقد نمائید.

13- به خریدار تفهیم گردد که در املاک مشاعی قبض مورد معامله منوط به اذن سایر شرکاء است و بررسی شود که در معامله حاضر سایر شرکاء حاضر به اجازه قبض مورد معامله می‌باشند یاخیر؟ و در هر حال مراتب مسئولیت طرفین قرارداد در ان تصریح گردد به نظر می‌رسد در جایی که تصرفات مفروزی ولیکن مالکیت مشاعی است، تصرف دادن قسمت مفروزی به خریدار منوط به اجازه سایر شرکاء نمی‌باشد.

14- وضعیت فعلی مورد معامله بررسی شود که ایا اساسا تخلیه است یا متصرف دارد ؟ و اگر متصرف دارد ایا متصرف ان فروشنده است یا ثالث؟ و اگر ثالث است ایا مستاجر است یا غیر ان از قبیل سرایدار، منتفع و… و در هر حال بایستی مراتب در قرارداد تصریح و چگونگی و زمان تسلیم مورد معامله معلوم گردد.

15- درصورتیکه مورد معامله در اجاره دیگری است اصل اجاره نامه از فروشنده مطالبه و ضمن ملاحظه شرایط اجاره­نامه بررسی نمایند که تاریخ انقضاء اجاره چه زمانی می‌باشد و ایا مستاجر وجهی از بابت قرض­الحسنه در اختیار موجر دارد یا خیر؟ و ضمانت اجرای تخلیه چیست و…

16- قبض تلفن اخذ و بررسی شود که ایا فروشنده مالک خط تلفن می‌باشد یا خیر؟

17- بررسی شود که ایا فروشنده بابت انشعابات اب، فاضلاب، برق و گاز بدهکاری دارد یاخیر؟

18- در معاملات بزرگ به خریدار توصیه شود که با مراجعه به ثبت، شهرداری و… صحت ادعاهای فروشنده را بررسی کند.

19- مدارک مورد نیاز برای تنظیم قراردادها، سند مالکیت، استعلام ثبتی و مفاصاحساب شهرداری و دارایی، گواهی حصر وراثت فروشندگان در صورت فوت مورث و گواهی واریز مالیات بر ارث و نیز گواهی پرداخت و تسویه حساب شارژ اپارتمان در مجتمع‌های مسکونی به علاوه کارت پایان خدمت یا معافیت در خصوص افراد ذکور طرف معامله است.

مطالب مرتبط

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