Депутатам напомнили о стоимости залогов

Депутатам напомнили о стоимости залогов

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Евгений Павленко /
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Ко второму чтению в законопроекте о реновации появились нормы, определяющие судьбу ипотечных квартир в сносимых пятиэтажках. Согласно им, при ипотеке залог будет автоматически перенесен на новую квартиру вне зависимости от согласия на то кредитора и заемщика, а условия кредита при этом останутся неизменными. В то же время вопрос равноценности новых и старых квартир в случае ипотеки остается открытым, что несет для банков риск снижения обеспечения по ранее выданным ссудам в случае существенной разницы в цене старого и нового жилья.

Вчера участники широких парламентских слушаний в Госдуме поддержали представленные им поправки по резонансному проекту о реновации жилищного фонда Москвы. Они будут учтены при подготовке итогового текста проекта ко второму чтению, которое намечено на 9 июня. Важной частью поправок стало появление в программе реновации норм, касающихся ипотечного жилья, изначально этот вопрос учен не был.

К разработке поправок была привлечена экспертная группа с участием Сбербанка, ВТБ 24, Агентства по ипотечному жилищному кредитованию (АИЖК) и других крупнейших игроков ипотечного рынка (см. «Ъ» от 26 апреля).

В результате совместной работы в поправках появилась конкретика относительно того, как быль с квартирами в сносимых пятиэтажках, если они находятся в залоге у банка по ипотечному кредиту. Проект предусматривает автоматическую смену залога вне зависимости от согласия на это кредитора, страховой полис также будет переоформлен на новое жилье, не будет необходимости править и закладную. Внесение изменений в закладную будет осуществляться путем прикрепления к ней дополнительного листа с данными о новом предмете залога безвозмездно. При этом условия договора об ипотеке жилого помещения, а также условия иных соглашений, заключенных в отношении прежнего предмета залога, применяются без изменений к правам и обязанностям соответствующих сторон в отношении нового предмета залога, следует из поправок. Таким образом, проект защищает граждан от риска досрочного прекращения ипотечного договора по инициативе банка.

В то же время риски банков учтены не в полной мере, указывают эксперты. Хотя в поправках ко второму чтению появилась норма, что в рамках программы собственник жилого помещения по письменному заявлению может не согласиться с предоставлением ему равнозначного жилья и получить равноценную сносимому жилью денежную компенсацию и жилье, с ипотекой вопрос неоднозначен. Например, в поправках прямо указано, что выплату равноценного возмещения в денежной форме не вправе требовать собственник жилого помещения, находящегося под обременением (в частности, в залоге у банка). То есть ипотечники лишены права получить деньги за ранее приобретенное в кредит жилье и закрыть кредит. Относительно возможности для ипотечных заемщиков подать заявление на получение вместо предложенного равнозначного жилья равноценного особых указаний в поправках нет.

Сами по себе определения равноценности и равнозначности неконкретные, указывают банкиры, опасаясь, что в результате реновации у них в залоге окажутся объекты существенно меньшей стоимость, чем первоначальные залоги. «В законопроекте достаточно размытые формулировки в отношении равноценного и равнозначного жилья, потому как не ясен механизм — как эту равноценность определять, стоимость квартиры определяет в том числе и ее локация, причем иногда даже в радиусе 120 метров цены на квартиры могут существенно отличаться,— говорит зампред правления Абсолют-банка Татьяна Ушкова.— В итоге банки не защищены от ситуаций, когда стоимость нового залога будет ниже, чем стоимость квартиры в сносимом доме». По словам управляющего партнера «Метриум Групп» Марии Литинецкой, столь неприятный для банка сценарий возможен, если заемщика переселят из хорошего района в очень плохой. «Скажем, пятиэтажки в Кузьминках стоят порядка 145 тыс. руб. за 1 кв. м, а новостройки массового сегмента в соседнем Люблино — 132 тыс. руб. за 1 кв. м»,— указывает она. «В проекте можно было бы четко указать, что оценочная стоимость полученной в результате реновации квартиры не может быть ниже стоимости старой квартиры»,— отмечает партнер юридической фирмы ЮСТ Александр Боломатов. «Кроме того, юристы отмечают, что в проекте в части ипотеки не учтены вопросы, связанные с банкротством граждан или наследством, указывает старший юрист независимой юридической группы «Стрижак и партнеры» Александр Лысяков.— Эти вопросы проектом не урегулированы».

Впрочем, в проект еще могут быть внесены поправки, указывает глава комитета Госдумы по финансовому рынку Анатолий Аксаков. «Если участники рынка видят риски в том, что цена нового жилья, несмотря на формулировку «равноценное», может быть ниже стоимости залога, то это как минимум предмет для дискуссии»,— отметил он. В то же время Анатолий Аксаков поставил под сомнение, что необходимо ориентироваться на оценочную стоимость объекта залога по ипотеке, так как «оценка — вещь субъективная». Возможно, правильнее было бы смотреть на кадастровую стоимость, отметил он.

Источник: kommersant.ru

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