Come si formula una proposta d’acquisto?
by immobiliarerivieradeicedri on 5 Luglio 2020
Nelle ultime settimane ho avuto spesso occasione di interfacciarmi con giovani clienti interessati all’acquisto di una casa. Sto parlando soprattutto di giovani coppie che si trovano per la prima volta nella loro vita ad affrontare un passo così importante e che molte volte non sanno da dove iniziare.
Capita spesso che clienti giovani abbiano bisogno di delucidazioni su tutta la compravendita per comprendere esattamente di cosa hanno bisogno per affrontarla e per realizzare il proprio sogno. C’è sempre il timore di incappare in problemi di diversa natura, come difformità urbanistiche e catastali, presenza di ipoteche sull’immobile e l’erogazione di un mutuo.
Per questa tipologia di clienti l’agente immobiliare diventa più di un mediatore. Di fronte a tante perplessità, si accompagna il cliente in tutte le fasi dell’acquisto, chiarendo e semplificando le operazioni che si svolgeranno.
Voglio rispondere quindi alle domande che mi vengono poste più di frequente:
1. Come funziona una proposta d’acquisto?
Prima di tutto la proposta di acquisto deve essere formulata in forma scritta, sui moduli di cui dispone ogni agenzia, ed ha validità per un periodo di tempo definito.
Ciò vuol dire che la proposta deve contenere un termine entro cui il venditore può accettarla, rifiutarla oppure dichiarare la sua disponibilità a vendere a prezzo e condizioni diverse da quelle proposte (in questo caso si parla di controfferta).
La proposta di acquisto è la dichiarazione formale di una persona interessata ad acquistare un immobile, ad un determinato prezzo e condizioni.
Per dare valore alla serietà della proposta, viene fissato un termine di validità della stessa (generalmente dai sette ai trenta giorni) che, durante tale periodo, è irrevocabile.
Per irrevocabile si intende che il potenziale acquirente è vincolato alla sua proposta, cioè non può cambiare idea, fino alla decorrenza del termine posto. Se il venditore dovesse accettare la sua offerta durante tale periodo, l’affare s’intenderà concluso e il proponente dovrà riconoscere comunque quanto stabilito a titolo di caparra confirmatoria.
Trascorso il termine di validità della proposta, invece, il proponente non è più vincolato alla sua offerta.
Il proponente può tranquillamente continuare la sua ricerca per un altro immobile ed eventualmente presentare una nuova proposta. Il venditore non potrà avere nulla a pretendere dal proponente. Naturalmente è possibile prorogare il termine di validità della proposta ma solo con espressa volontà delle parti.
2. Quali contenuti sono essenziali per una corretta proposta d’acquisto?
La proposta d’acquisto deve contenere alcuni elementi essenziali. Per esempio il nome del proponente e del proprietario, e la descrizione dell’immobile (meglio se con l’indicazione dei dati catastali).
Meno banale ma comunque importante che venga formalmente indicato se l’immobile è libero o locato, e soprattutto come deve essere consegnato al rogito.
Al fine di consentire la regolare vendita, una condizione da inserire obbligatoriamente nella proposta (a tutela del proponente) è la conformità dell’immobile alle norme edilizie, urbanistiche e catastali, nonché la mancanza di vincoli, servitù, debiti e giudizi relativi a rapporti ad esso inerenti (condominiali, fiscali, etc.), e comunque l’impegno del venditore di risolvere eventuali problematiche entro il rogito notarile di vendita.
Altri elementi che devono essere indicati sono il prezzo proposto, le modalità di pagamento, la data in cui verrà stipulato il contratto preliminare di compravendita, nonché la data dell’atto notarile.
È possibile inserire anche altre eventuali condizioni, o opportunità per il venditore, che vorrà indicare il proponente.
Ad esempio la proposta potrebbe comprendere anche l’arredamento già presente, o parte di esso. Oppure, se ci sono particolari esigenze del venditore rappresentate dall’agente, il proponente può esprimere la sua disponibilità ad avere il possesso dell’immobile anche dopo l’atto notarile (indicando naturalmente il termine).
3. Come si garantisce la serietà della proposta?
Fare una proposta di acquisto, per quanto semplice, è comunque un impegno importante che si assume nei confronti del venditore. Ed è per questo che, le reali intenzioni, devono essere avvalorate con un assegno non trasferibile, intestato al proprietario, che viene lasciato in agenzia e non consegnato al proprietario fino a quando la proposta non è accettata, o comunque non è raggiunto un accordo tra le parti. Raggiunto l’accordo, il proprietario può incassare l’assegno, la cui somma indicata verrà imputata in conto caparra confirmatoria. Nel caso venga prevista la stipula di un successivo contratto preliminare, l’importo della caparra confirmatoria verrà generalmente integrato con un ulteriore versamento.
Ciò vuol dire che qualora il proponente dovesse venir meno agli impegni assunti non potrà pretendere la restituzione di quanto versato. Invece se sarà il venditore a recedere dall’accordo, dovrà versare il doppio di quanto ricevuto. In alternativa, la parte non inadempiente potrà agire per l’adempimento del contratto. Nel caso del buon esito della vendita, l’importo versato a titolo di caparra confirmatoria (indicato sull’assegno) sarà considerato quale acconto sul prezzo di vendita, che dovrebbe essere pari a non meno del 5% del prezzo di acquisto dell’immobile(un ulteriore 15% verrà poi versato sempre a titolo di caparra di confirmatoria al preliminare; la percentuale potrebbe si ridursi quanto più alto è il prezzo). In genere però la percentuale si riduce quanto più alto è il prezzo.
Altro modo per garantire la serietà della proposta può essere invece quello di versare all’agenzia un deposito cauzionale a garanzia dell’impegno provvigionale assunto, che potrà essere imputato in conto provvigione in caso di conclusione dell’affare o restituito in caso di scadenza della proposta senza accettazione. In tal caso, in caso di conclusione dell’affare, la caparra confirmatoria verrà invece versata in genere in un’unica soluzione alla stipula del contratto preliminare, dopo le verifiche sulle condizioni di vendibilità dell’immobile.
Questa modalità, rispetto alla caparra confirmatoria, consente di gestire meglio il rapporto con il proponente nel caso che emergano – dopo l’accettazione della proposta – criticità sull’immobile tali da non consentire la stipula del preliminare: in tal caso, infatti, l’agenzia dovrà restituire il deposito al proponente.
4. Se ho bisogno di un mutuo prima dell’acquisto?
Anche in questo caso è tutto molto più semplice di quanto si possa immaginare.
I clienti spesso hanno bisogno del mutuo per acquistare casa e quasi sempre questo può sembrare un ostacolo insormontabile. In realtà basta informarsi e chiedere anche ad un agente immobiliare come affrontare questa operazione.
Un consiglio che mi permetto di dare prima di presentare una proposta di acquisto, è quello di avere un colloquio con un professionista della mediazione creditizia che, attraverso l’analisi della capacità reddituale del cliente, fornisce le informazioni ed il supporto necessari per la gestione dell’erogazione di un mutuo.
Qualora la consulenza avrà dato esito positivo, la proposta di acquisto potrà essere formulata in tutta tranquillità.
Quindi se state cercando casa e avete bisogno di un mutuo, assicuratevi di muovervi su entrambi i canali: visitate gli immobili, selezionate quello più adatto a voi, ma nel frattempo rivolgetevi anche ad un professionista per la mediazione creditizia che vi permetterà di essere pronti qualora doveste trovare l’immobile perfetto per voi, e quindi procedere serenamente verso una proposta d’acquisto.
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