Features of valuation for inheritance: quotation for a notary and calculation of the cost of an apartment for taking possession

In the process of inheritance, not only the property rights of the deceased, but also his obligations are transferred to the successor. In addition, he bears the costs associated with this procedure. Thus, the amount of state duty is calculated based on the value of the inheritance mass.

Thus, the valuation of property for inheritance is a necessary procedure when entering into inheritance rights, the purpose of which is to determine the value of the successor property.

Valuation for inheritance: when and why is it carried out?

The assessment of inherited property must be carried out when opening an inheritance case, that is, it is directly related to the date of death of the testator (Article 333.25, paragraph 6 of the Tax Code of the Russian Federation). It is carried out for each object separately. The purpose of the assessment is:

• establishing the amount of state duty for obtaining a certificate of rights to inherited property;
• resolution of conflict situations between relatives;
• carrying out the division of indivisible property in monetary terms;
• determination of the exact tax on those types of inherited property that are taxed by the state. In 2006, the tax was abolished; it remained only for the inheritance of inventions, scientific and literary works, as well as works of art.

What documents are needed?

To evaluate an apartment when entering into an inheritance, you need to collect the following documents:

• Grounds confirming that the property is owned by the testator (certificate from the BTI form 11-a);
• Information about existing encumbrances on the apartment that will reduce its value;
• Death certificate of the testator;
• Heir's passport.

Information!

The assessment procedure consists not only of an analysis of the apartment and its visit, but also an analysis of the documents provided.

Who carries out the procedure?

Both government organizations and private companies have the right to evaluate objects of inheritance. The main requirement for them is that lawyers who have received special education and are members of a Self-Regulatory Organization (SRO) have the right to establish the value of any type of inherited property.

This is stated in Federal Law No. 135 of July 29, 1998. Each specialist who carries out work to establish the price of property must have a special certificate.

When choosing an appraiser, you should also pay attention to:

1. the length of his work in this field;
2. cost of services provided: for each type of property there is a certain price level;
3. presence of clientele with positive reviews.

According to Tax Code Article 333.25, paragraph 5, the notary cannot determine the value of the property, which is used for further calculation of the state duty.

How is the procedure for assessing the value of an apartment carried out?

Real estate can be inherited, but in a number of situations the heir receives not the entire apartment, but a share of it. Voluntary renunciation of property is also possible, but it must be formalized in writing by a notary.
When accepting an inheritance, you cannot do without assessing the cost of the apartment; the cost calculation is carried out by specialists. The procedure is necessary in order to correctly calculate the amount of state duty. In addition, income tax will be determined based on the assessment. It is worth noting that this is possible if the apartment belonged to the testator for less than 3 years.

An appraisal certificate is required for the successor to register ownership of the property. Contact the BTI or a specialized organization that has a license. After the assessment procedure, the specialist will issue a report.

There are several assessment options. The cadastral one is based on the study of the cadastral value of housing, and the market one takes into account the cost of a similar property on the real estate market. Notaries most often use market value, but the heir has the right to choose. The assessment is carried out on the date of death of the owner.

If we talk about general cases, the notary can request information from Rosreestr. But in those situations when it comes to inheriting a share, you cannot do without an independent assessment of the share of the apartment . This will prevent disagreements that arise during the division of inherited property.

The market price of real estate is influenced by the location of the residential complex. This takes into account whether there are infrastructure facilities near the housing, and how far it is to travel to the city center. If the house is located on the outskirts of a populated area, near an industrial zone, then the apartments in it will be cheap. Living space loses value if the house is located near railroad tracks or an airport. The cost of assessment starts from 3,000 rubles.

Since prices are constantly changing, there is no need to delay registration. Please remember that the assessment has a limited validity period.

How much does an apartment cost? Many factors influence the price. The assessment takes into account the material of the floors, the footage of the housing and the material from which the walls are made. It is taken into account whether the rooms in the apartment are walk-through or separate, whether there is a shared bathroom or a separate one. If the building needs major renovations, this will also reduce the cost.

Types of cost estimation

How to evaluate an inheritance? There are three possible options for valuing property.

Inventory

The inventory value is determined by the BTI service. Its value is influenced by the smallest number of factors, which is why this cost is less accurate. To obtain a certificate with the inventory price, you must send an application to the BTI and present the applicant’s passport.

This type has hardly been used lately due to the fact that the cost is too low and far from reality. But when a notary receives a paper with an inventory value, he must use it to calculate the state duty.

Cadastral

Almost any real estate has a cadastral value. You can find out by contacting the Unified State Register of Real Estate. This value is higher than the inventory value, but should not exceed the market value. It is determined by the cadastral engineer of Rosreestr. The following factors influence the establishment of the cadastral price:

• location of the property being assessed;
• prestige or peripherality of the area where the object is located;
• area of ​​occupied territory;
• availability of infrastructure at the location of the facility;
• convenience of planning (for an apartment);
• category and purpose of use (for land);
• age, service life.

During the cadastral valuation, individual characteristics are not taken into account, which does not give a complete picture of the value. For example, expensive repairs have been carried out, the presence of fashionable plumbing in an apartment or house.

Market

Market value is considered the most accurate, providing for all the individualities of the object being valued. Also, to determine it, the availability of supply and demand for this type of property is taken into account. It is usually issued by an independent expert. This type of valuation is most often used when registering an inheritance as the closest option to the real price.

To calculate the amount of the state duty, any assessment option can be used in accordance with the Tax Code of the Russian Federation, Article 333.25, paragraph 5. Moreover, if several options are available at the same time, the amount of tax is determined in the interests of the heir, that is, the lower value of the object of inheritance will be used to calculate the state duty.

What does the Valuation Report for Probate look like?

Based on the results of our work, you receive an Assessment Report. This is not a certificate or an assessment report. An appraisal report for a notary is a multi-page document that, in addition to the calculation and descriptive parts, contains copies of permits from the appraisal company and appraisers. These are extracts from the SRO register for each appraiser, certificates of membership in the SRO, civil liability insurance policies for appraisers and the appraisal company. We certify these documents in accordance with notary requirements.

Instructions for implementation

This event can be divided into the following stages:

1. Selecting an appraiser who must have a mandatory license to conduct appraisal work for this type of property. You can find an expert on the Internet, based on the recommendations of your friends. An application is drawn up to determine the value of the object. The document states:
   the object of assessment, its main characteristics are given: location address, area, service life;
2. the purpose of the event is indicated;
3. appraiser data;
4. applicant details.
5. Coordination with the expert of the necessary types of work. Gathering all documentation required to complete the assessment. Such important papers as the applicant’s passport, certificate of ownership, title papers (sale and purchase agreement, deed of gift, lease agreement) are needed when assessing any inheritance. There are differences in the provision of papers for the appraiser depending on the type of inherited property.

Type of inherited property	Documentation for performing the assessment
Residential Properties	cadastral passport; technical certificate; floor plan and explication (description) for it; certificate of all registered persons in the apartment (form No. 9); certificate of payment for housing and communal services.
Land plot	cadastral passport; boundary plan of the site with established boundaries.
Private house with a plot of land	cadastral passport for land; technical passport for the house; lease agreement if the land is leased.
Securities	constituent documents of the enterprise that issued securities: Charter, certificate of registration; financial statements of the enterprise for the last 3 years; list of fixed assets at the time of assessment; extract from the register of shareholders; certificate of the value of the share at the time of valuation.
Vehicle	PTS – vehicle passport; STS – vehicle registration certificate; receipts with paid fines issued for this vehicle.

6. Signing an agreement, which must contain the following sections:
   object description;
7. deadline;
8. service cost.
9. Direct execution of work. The expert gets acquainted with the provided documentation, goes to the site, inspects it, and takes photographs of the property.

Duration of the procedure: The price of an apartment or room is determined within 1-2 days. It will take 2-3 days to register the cost of a plot of land with a house; the valuation of a car is carried out in 4-5 hours.

On our website there are other publications on the topic of inheritance, from which you can learn about:

• timing of the procedure;
• cost of notary services;
• nuances of entering into inheritance through the court and by right of representation.

Valuation of inheritance for a notary: cost and deadlines

The amount of payment and the time for implementation of this procedure are determined depending on the type of property. An assessment for an inheritance at Cons AG LLC is usually carried out within 20–40 minutes, with minimal costs.

How to determine the market valuation of a land plot for a notary

The assessment procedure is divided into the following types:

• Soil assessment. This type of examination is part of the cadastral inspection. It is the basis for obtaining value in the future. Information received after the event is taken into account during the study of the land for the suitability of growing crops.
• Economic assessment. During the procedure, the standard value of land is studied and its effectiveness is analyzed. The economic suitability for growing different crops is also determined.
• Monetary valuation. There are 2 types: normative and expert. It all depends on the purpose of the site. The normative assessment is used to determine the amount of tax, duty, and rent. The procedure is prescribed to process indicators and mechanisms for proper operation of the site.

Many firms most often carry out an expert assessment. It is needed in such situations:

• The plot is for sale or purchase.
• The land is transferred to the bank as collateral.
• The object is entered into accounting.
• Property is subject to division in divorce and other legal disputes.

How to make a stock valuation for a notary step by step

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Valuation of shares for a notary is carried out in the following order:

• The heir selects an appraiser and enters into an agreement with him to carry out the appraisal. It is important that the appraiser is a member of a self-regulatory organization of appraisers (you can check your membership on the official website of Rosreestr).
• The heir transfers to the appraiser the documents necessary for the assessment (their list is below).
• The appraiser draws up an appraisal report - an official document certified by a signature and seal and having legal force.

The appraiser can determine the value of shares in one of the following ways:

• actual - the current quotes of the stock on the market are assessed (if it participates in trading on the stock exchange);
• comparative - the publicly available value of shares of enterprises that are similar to the issuer of the shares being assessed in terms of production and financial indicators is used;
• costly - the company’s financial indicators are analyzed - net asset value or liquidation value;
• profitable - the possible income that the share can bring to the owner is estimated; prospects for its growth and development.

The cost of property valuation services is not regulated by the legislator, so it is impossible to give an exact amount. The price varies depending on the region, as well as on the prices set by the appraisal organization or a specific appraiser.

How to minimize the cost of assessing an inheritance?

If you need a market valuation, you should approach the choice of appraiser wisely. Market valuation is a commercial service and there are no set fees for it, like notaries. Therefore, the price range can reach several times. Where does this discrepancy in prices between different appraisers come from?

Firstly, specialization in the service has a strong influence on the price. If an appraiser or appraisal company has been working in one area for many years, it inevitably optimizes its labor costs, develops standard templates and gets the opportunity to reduce the price of the service.

For example, if you contact an appraiser with a request to evaluate a car without additional clarification, then most likely they will tell you the price for the service, taking into account the inspection and photographic recording of the vehicle’s defects, drawing up a report with the possibility of submitting it to the court.

At the same time, the appraiser will not take into account that an assessment for registration of an inheritance is the only case when an inspection of the object can be avoided, because the calculation must be made as of the date of death of the testator.

No one has yet been able to go back in time and conduct an inspection on a similar date. Accordingly, specialized appraisers working in the field of assessment for inheritance will have tariffs optimized taking into account this fact.

Secondly, few appraisers are professionals in all areas of appraisal. For example, anyone is ready to evaluate a car, but such a specialist will need much more time to evaluate shares.

This is reflected in the tariffs; in order to optimize the costs of their working time, such appraisers will raise prices for those areas that they have little knowledge of. The logic here is simple - I’d rather value three cars than spend half a day fiddling with stocks.

And some appraisers simply do not take on areas that they have not mastered. No, they won’t tell you that we don’t make such an assessment. But they will simply quote a price that is several times higher than the standard tariff (what if you agree?).

It should also be taken into account that any assessment requires at least one visit to the appraiser. And most often there are two visits - first he goes to hand over the documents, conclude an agreement, pay, and then again to pick up the finished report. This is all the time, effort and money spent on the road.

Therefore, the minimum cost of money and effort for assessment will be in the case when:

1) all your inherited property will be appraised in one place - no unnecessary travel and expenses will be required;

2) the appraiser must be specialized in valuation for inheritance, and it is best if it is an appraisal firm that has several appraisers on staff who are experienced in various areas of assessing inherited property. Such appraisal organizations will have minimal rates for appraising any object for inheritance.

And a single appraiser cannot be experienced in everything at once - this is not humanly possible.

The main thing to remember is that the only legal document with market value that an appraiser can give you is an appraisal report . Refuse offers to produce a certificate, act, conclusion or other document about the cost “for an inexpensive price”, except for a report.

This is money thrown away. Specialized appraisers' prices for appraising inherited property are now so low that such savings of a couple of hundred rubles are not worth the risk.

In what cases can a notary require an appraisal based on market value?

As mentioned above, the cost of which the state duty is paid is chosen by the heir. It is clear that there are objects from which there is nothing to choose from, for example, cars. They only have market value.

But still, in some cases, a notary may require an assessment of all property at market value. For example, if the heirs asked for the distribution of property not in equal shares between them, as is usually done, but so that each of them received entire objects.

For example, one has a couple of cars, and the other has an entire apartment. And not half a car and an apartment for each.

To make such a redistribution, it is important to understand how comparable the objects are in cost. But how to do this if the type of value is different - for cars it is market value, and for an apartment - cadastral value. The cadastral value in some regions may be several times less than the market value. Likewise, a car can turn out to be much more expensive than an apartment.

Therefore, for a correct comparison with each other in such cases, it is necessary to evaluate all property precisely at market value, because only this type of value is available for any objects.

How to evaluate an apartment for inheritance

The appraisal of the apartment is carried out by experts or appraisal organizations that are registered in the manner prescribed by law. But in addition to private companies, BTI is also involved in this issue.

The heir chooses any of them and applies for services. How to choose?

• reputation, reviews;
• cost of services;
• proximity of the location to the apartment;
• speed of work.

When contacting an organization, a citizen provides his passport, property document (if available) or orders an extract from the Unified State Register of Real Estate.

Next, the parties discuss the time and place of the assessment. The expert visits the apartment, inspects it and prepares a conclusion within a certain period of time.

A second option is possible – remote. The customer sends documents to the appraiser and he, using the comparative analysis method, makes an assessment. Later, he issues an act.

Examination to identify cadastral value.

Cadastral valuation is all actions aimed at establishing the cadastral value of a certain property. The goal is to collect taxes, which are established by administrative-territorial entities for specific assessment areas.

The cadastral value is the market value of the property being assessed, which is established as a result of the official state cadastral valuation.

There are several main factors that have the greatest impact on the cadastral value of real estate:

• what type of use is permitted on the territory is established by state authorities or local government,
• the size of the area of ​​the land plot where the site territory is located.

How is the assessment carried out?

• it is determined which series the apartment belongs to (90th, 75th, etc.);
• the location of the house is specified;
• nearby infrastructure is considered.

The basis is based on calculations for similar apartments or the cost of their prices on Avito, in advertisements for sale. Next, coefficients are applied that reduce or increase the attractiveness of housing.

The inventory value can be taken as a basis. This is the price per sq.m. construction option. Further, repairs and finishing of the living space are added to this amount.

The result of the assessment is drawn up in the form of a report, which will be the basis for further work with the notary.

Assessment for state duty

The state fee is paid for the services of a notary for issuing a certificate of inheritance. The state fee is as follows:

• children (including adopted children), parents, spouses, brothers and sisters (full siblings) – 0.3% of the value of the property, not more than 100 thousand rubles;
• to the remaining heirs - 0.6% of the amount of the inheritance, not more than 1 million rubles.

In order for the notary to calculate the state fee, the heir must provide him with a report on the value of the inheritance.

Important! The duty is paid by each heir separately, even if they apply on the same day. The reason is that the certificate is issued for each citizen separately.

What documents can confirm the cost?

• purchase agreement;
• by check;
• assessment;
• a document confirming the cadastral or inventory value issued by the authorized body.

If several values ​​of one property are presented (for example, market, cadastral), the notary will take the smallest of them into account.

At the same time, the notary himself does not have the right to evaluate the property. For example, if the heir comes to him and says that I saw in the store, and such an item costs 10 rubles, then the notary should not draw an analogy with the existing item in the inheritance and find out its price. This issue is decided by the heir himself.