For a bank when receiving a loan

Bank - financial institution, which:

* focuses temporarily free cash(contributions);
* provides them for temporary use in the form of credits (loans, loans);
* mediates mutual payments and settlements between enterprises, institutions and individuals.

Banque, Italian. Banco - bench

Purposes and situations when Banks require the services of an appraiser.

The main situations in which banks require the services of an appraiser are as follows:

• Valuation of property when pledged against a loan;
• When mortgage lending to individuals, banks also require the services of appraisers to determine the actual market value of property transferred under a mortgage (mortgage - a loan secured by real estate)
• Banks, as independent organizations, sometimes need appraisers to evaluate their own shares, in situations of mergers and acquisitions.
• Sometimes an appraiser is involved to evaluate the business in which the bank is going to invest.

Features of the property valuation procedure for the bank.

The most important feature of the procedure for assessing any property for a bank is its maximum accuracy. For various purposes of valuation, except for the valuation of collateral, the most accurate result is sometimes not required, but when valuing property for a bank, the risks associated with the valuation fall entirely on the shoulders of the Appraiser. Due to the fact that the amount of loans almost always exceeds the amount of insurance at times, the Appraiser must be extremely careful and attentive when conducting the assessment procedure. Inspection of the appraisal object, obtaining the maximum amount of information on the object, painstaking market analysis and the most efficient use of the appraisal object are required.

In the practice of appraisers, there was a case when an appraiser mistakenly valued a starch production line as a sugar production line. Of course, the demand for sugar is an order of magnitude higher than the demand for starch, although the technology for the production of both is, in principle, very similar. As a result, the borrower was unable to repay the loan, the bank seized the pledged property and decided to sell it on the market. When it turned out that the sugar production line was actually producing starch, there were "not very good" consequences for both the Appraiser and the Borrower in the first place.

It is also necessary to know that when evaluating property pledged, Banks often require the calculation of the salvage value under conditions of a reduced exposure time. Such a discount, for example for apartments, averages 30%. That is, evaluating the apartment at 10 million rubles, the Bank, having secured it, will issue you a loan in the amount of 7 million rubles. In our practice, there was a case when the Bank pledged a three-room apartment, the windows of which overlooked the Kremlin. The borrower could not pay off the loan on time, the Bank arrested the apartment. Our Appraisers have priced the apartment at a 30% discount.

It should also be noted that not all banks work with any appraisal companies. Banks select appraisers for themselves by issuing accreditations. When working with banks, Appraisers sign a cooperation agreement, one of the clauses of which is the following: "If the Bank fails to sell the property in less than 1 month, then the Appraiser is obliged to redeem the collateral at the cost indicated in the appraisal report." Thus, the Bucks are reinsured from a poor-quality assessment of collateral.

When choosing an appraisal company, check with the bank about accreditation and accredited appraisal companies.

Valuation for collateral, loan

Bail - in criminal proceedings - a type of preventive measure, which consists in depositing money or valuables in the deposit of the court by the accused, the suspect or another person or organization, in ensuring the appearance of the accused, the suspect upon the summons of the person conducting the inquiry, the investigator, the prosecutor, the court. Bail may be applied only with the sanction of the prosecutor or by court order.
Features of the assessment of collateral or for a loan.

Real and movable property that is of great value is often transferred to the bank as collateral to secure loans. At the same time, the bank conducts an independent appraisal of the value of such objects. The bank engages independent appraisal companies for appraisal. Almost any property rights to the following objects can act as collateral:

• Real estate objects (buildings, apartments, land plots, etc.)
• cars and equipment
• Securities (bills, shares of enterprises, GKO)
• Goods of the industrial and food group (high quality products with a long shelf life), including goods in circulation
• Property rights that can be alienated (for example, the right to a share in property economic entity), debt claims, copyright, invention and other property rights

Please note that banks primarily look at the liquidity of an asset and the timing of its exposure. Next, you need to consider the procedure for re-registration of property rights. Banks are more likely to take property subject to state registration such as real estate, securities or vehicles. Items of property for which it is problematic to re-register or formalize ownership or encumbrances (such as furniture, Appliances) Banks are reluctant to take loans as collateral.

In any case, the bank will need an independent assessment of the collateral object. The valuation procedure and the cost of valuation services for the collateral object depends on the object itself. You can find out all the information in the relevant sections of the site or by calling the managers of our company.

Mortgage valuation

Mortgage.

Real estate pledge. In the general case, the mortgage scheme is as follows - a creditor (for example, a bank) issues a loan to the debtor for the purchase of real estate. The debtor acquires real estate through a loan. The acquired real estate is registered as collateral for the received loan. In this case, the acquired property remains with the debtor in his possession and use.

Mortgage is regulated by Federal Law No. 102-FZ of July 16, 1998 "On Mortgage (Pledge of Real Estate)". (http://profvaluer.ru/content/view/143/105/)

Article 1 of this document determines that under an agreement on pledge of real estate (mortgage agreement), one party - the pledgee, who is a creditor under an obligation secured by a mortgage, has the right to receive satisfaction of his monetary claims against the debtor under this obligation from the value of the pledged real estate of the other party - the mortgagor preferentially over other creditors of the mortgagor, with exceptions established by federal law.

The pledgor may be the debtor under an obligation secured by a mortgage, or a person not participating in this obligation (a third party).

The property on which a mortgage has been established shall remain with the pledgor in his possession and use.

Art. 1 of the Federal Law of July 16, 1998 No. 102-FZ "On Mortgage (Pledge of Real Estate)".

Materials provided by the SBI project

Mortgage appraisal features.

The valuation of collateral for a mortgage is carried out in a similar way to the valuation of any other real estate. Mortgage valuation may turn out to be a feature, when a mortgage loan is issued against the security of a new building, for which a certificate of ownership has not yet been received.

In this case, it is not the property that is valued, but the rights to it or equity participation in construction. But banks generally do not require mortgage appraisal in this case, because the value of the transferred rights is known.

Sometimes a situation arises when an apartment has been owned for less than three years and the seller, in order to hide personal income tax, does not want to show the real value of the apartment. The purchase and sale agreement is signed for an amount of less than 1 million rubles or at the inventory cost. In this case, the bank meets such transactions and the amount of the loan is determined not by the sale and purchase agreement, but by the mortgage appraisal report (in this case, the apartment).

Valuation Report Bank is a unique platform that allows appraisers and experts to share their professional knowledge, experience and best practices, get acquainted with the work of colleagues and discuss various practical, methodological and theoretical issues using specific practical examples.

On this moment more than 1900 various works appraisers and experts, the number of active users of the service exceeds 500 specialists.

Bank of evaluation reports is a new tool in the work of the appraiser and the expert, which provides specialists with great opportunities:

and many others.

Exchange of professional knowledge, experience and practical experience with appraisers and experts from all over the country

Since the exchange of works within the framework of the affiliate program can take place incognito (participants do not see any information about the appraisers who posted their work), you can, without unnecessary fears about your reputation, post your works for review by experts in the field of appraisal, judicial and extrajudicial examination throughout our country . Members of the affiliate program, viewing the reports and opinions of other evaluators and experts, can leave feedback and comments, pointing out errors, inaccuracies or shortcomings in the work, which allows you to receive invaluable criticism and constantly improve the quality of your work.

Access to the work of appraisers and experts hosted under the Bank of Reports partner program and the latest "appraisal practice"

By participating in the affiliate program, you can exchange reports and opinions with other appraisers and experts throughout our country. As our internet server grows, this can give a truly unlimited possibilities. For example, you need an example of a report made according to the standards of one of the SROs. With the help of the "bank of reports" you will find it in a couple of seconds. Have you encountered some new object of assessment in your practice and do not know how to conduct an assessment? - A couple of clicks and you will find an example.

Quickly find relevant case studies with the Report Bank

By using convenient system search reports by a huge number criteria, you can quickly find a report by different criteria(for example, at the address where the object of assessment is located). The search criteria are constantly being refined and adjusted in accordance with the wishes of the evaluators.

Discussion of various professional issues on the example of specific works

With the help of the Bank of Reports, you can discuss various practical, methodological and theoretical issues on the example of specific works with their authors and other specialists, contact and consult with appraisers and experts who have posted evaluation reports and expert opinions that interest you, receive feedback and comments on your work from the entire professional community.

How to take advantage of the opportunities provided by the Bank of Reports to specialists?

To take advantage of the capabilities of the "Bank of Reports", it is enough to read the public offer, the user agreement of the "Bank of Reports" service and register on the site. To do this, you must fill out a specific form and attach documents confirming your right to exercise appraisal activities. After registration, you will be able to upload reports to the server using a special interface. Reports can be downloaded for personal use, as well as for simple and commercial publication, and placement within affiliate program. Reports that are downloaded for personal use are given the status of confidential information. They are not available to other server users. Only the user who uploaded them has access to these reports. By downloading the reports, you can use all the features of the server, except for the features that your participation in the Affiliate Program gives you.

About the partner program of the Bank of Reports

With the help of the affiliate program, you can exchange reports, practical developments, knowledge and experience with colleagues from all over our country, as well as discuss various issues on examples of specific works with their authors and other professionals. Participation in the partner program of the Bank of Reports will provide invaluable assistance in your professional development and growth, will expand the baggage of your professional knowledge, will allow you to get acquainted and keep up with the latest appraisal practice, as well as make new acquaintances with the best experts in the field of independent appraisal, judicial and pre-trial examination from all over Russia.

Rules for participation in the affiliate program of the Bank of Reports

1. Only specialists in the field of independent appraisal, judicial and out-of-court expertise, representatives of appraisal companies and expert organizations, as well as people undergoing training in the relevant specialties, can participate in the Partner Program of the Bank of Reports (hereinafter referred to as the Partner Program, Program).

2. To become a member of the Affiliate Program, it is enough to publish one of your impersonal works (assessment report, expert opinion or specialist opinion) within the framework of it in the "Bank of Reports". Uploading to the server and publication of the work are carried out by the user registered on the website of the professional network "Appraisers and Experts" at their own request using the interface of the "Bank of Reports" service.

3. The User agrees that participation in the Affiliate Program implies full consent and acceptance of the terms of these rules.

4. All works and materials sent by users for publication within the framework of the Partner Program (using the control link "Publish" of the interface of the "Bank of Reports" service) undergo preliminary moderation (selection) by the site administrators of the professional network "Appraisers and Experts". The Administration reserves the right to refuse publication of works and materials within the framework of the Partner Program at its own discretion and without explanation.

5. All works and materials that have been moderated and published within the framework of the Affiliate Program will be available for viewing and downloading to all participants of the Affiliate Program. At the same time, each work published by the user within the framework of the Partner Program gives him the opportunity to access (for viewing and downloading) any works and materials (no more than 200 per month and no more than 2/3 of all works published within the framework of the Partner Program, with a total for the entire time of using the service) published by other Program participants in the Bank of Reports for one month (from the moment the decision was made to publish and the user was notified by e-mail). When a user publishes several works within the framework of the Program at the same time, the access period (in months) will be equal to the number of published works. The rules for participation in the Affiliate Program and, accordingly, the interface of the Report Bank service do not allow a situation in which the period of a user's access to the Affiliate Program (in months) exceeds the number of works and materials published by him within the Program. In order to use all the possibilities of the Affiliate Program of the Report Bank service, the user must take an active part in its development.

6. By placing his work for participation in the Affiliate Program, the user, as the author, thereby expresses his full consent to the use of his work by other participants in the Affiliate Program on the terms determined by the Rules for Participation in the Affiliate Program.

7. When depersonalizing reports, only all Personal Information, as well as data that is not publicly available.

8. Works uploaded to the server to participate in the "Affiliate Program" must be up-to-date (the difference between the date of uploading to the server and the date of the assessment report, expert opinion or specialist's opinion should not be more than 6 months). "Bank of reports" is a service, the main function of which is to create a special platform for the exchange between appraisers and forensic experts with their latest practical work and experience.

9. When placing a work for publication within the framework of the Affiliate Program, the field “Notes for participants in the Affiliate Program”, in which the user must indicate what the posted work may be interesting or useful for other specialists, is mandatory.

10. Moderation of works for their publication within the framework of the Partner Program of the Bank of Reports is carried out only from the 1st to the 7th day (inclusive) of each month. Works that will be submitted for moderation for publication under the Affiliate Program at any other time will be moderated from the 1st to the 7th day (inclusive) of the next month.

11. For specialists from the CIS countries, as well as users who for some reason cannot place their works within the framework of the Affiliate Program, paid access is possible. The cost of access to works posted within the framework of the Partner Program (no more than 200 per month and no more than 2/3 of all works published within the framework of the Partner Program, in total for the entire time of using the service) for one month, excluding personal discounts, is 750 rubles for individuals and 1125 rubles for legal entities and individual entrepreneurs when paying from the 1st to the 8th day (inclusive) of each month (there is also a Loyalty Program that allows you to accumulate a discount of up to 60%), or 1500 rubles. for individuals and 2250 rubles. for legal entities and individual entrepreneurs when paying at any other time.

12. Participants of the Affiliate Program unconditionally agree not to reproduce, distribute in any way or transfer to anyone the works posted by other users under the Affiliate Program, as well as any information from these works, and use them only for personal acquaintance with the purpose of exchange experience, knowledge and practical experience with the specialists participating in the Affiliate Program, as well as to reimburse the users who posted the work, all losses associated with the illegal duplication, distribution and use of works and information from them for other purposes. Works posted within the framework of the Affiliate Program cannot be placed in a simple publication on the site.

13. The administration of the site of the professional network "Appraisers and Experts" reserves the right to make changes to the Rules for Participation in the Affiliate Program of the Bank of Reports. The current version of the Rules is located on the main page of the Bank of Reports service at the link . At the same time, users retain the right to participate in the Affiliate Program on the terms in accordance with the Rules that were in force at the time of publication within the framework of the Affiliate Program of its work.

Attention! The opinion of the bank may not coincide with the conclusions of the appraisal companies (partners)!

General requirements of CB "MoskommertsbankK" (JSC) to independent appraisal companies for entering into partnerships

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In order to protect against poor-quality valuation and improve the efficiency of the lending process, the Bank selects appraisers (legal entities and individuals (individual entrepreneurs), whose activities are regulated by the Federal Law “On Appraisal Activities in the Russian Federation” No. partners when evaluating for collateral purposes. The selection of evaluators to establish partnerships is public and based on objective indicators. The selection of appraisers for long-term cooperation with the Bank is carried out on a voluntary basis and is carried out in accordance with the recommendations of the Federal Antimonopoly Service.

Long-term partnerships actually mean recognition by the Bank of the appraiser's experience and professionalism, his business reputation, which guarantee the quality of the appraisal services provided. In order to ensure the required quality of appraisal and reduce time costs, the Bank recommends that its clients and borrowers contact appraisers-partners of the Bank if it is necessary to conduct an appraisal for collateral purposes.

In accordance with Federal Law No. 135 FZ dated July 26, 2006 “On Protection of Competition”, the Bank does not restrict clients and borrowers from working with other appraisers to evaluate their assets. A potential borrower has the right to apply to any appraiser that meets the requirements of the law Russian Federation. However, upon receipt of the report of an appraiser who is not a partner of the Bank, as a measure of protection against poor-quality valuation, the Bank in without fail checks:

• legal capacity of the appraiser (in accordance with the norms of the Civil Code of the Russian Federation - Art. 49);
• business reputation of the appraiser ( business reputation- the opinion formed about the applicant on the basis of reviews and recommendations, participation in all-Russian and regional ratings, results of participation in litigation);
• compliance of the report with the norms of legislation and federal standards, the reliability of the information provided in the report and other factors affecting the reliability of the assessment result.

The Bank is entitled, with the consent of the owner of the report, or on the basis of an assessment agreement, to submit the report for examination to the bodies empowered to conduct such an examination. If the appraisal report does not comply with the norms of legislation and federal standards, the Bank has the right to refuse to accept the appraiser's report.

In the event of a deterioration in the quality of the submitted reports, the Bank has the right to terminate partnership relations with the appraiser at any time.

Selection criteria for appraisers for long-term cooperation with the Bank

Criterion I. Level of partnership

The appraiser-partner of the Bank may be:

• Appraiser - individual registered as individual entrepreneur;
• A company is a legal entity that has concluded employment contracts with appraisers - individuals.

Depending on the lending segment, the number and nature of appraisal services and other factors, the Bank chooses the preferred organizational form appraiser.

Criterion II. Work experience, business activity and professional quality

• The company has been carrying out activities in the field of appraisal for at least 3 years and / or the company has 2 appraisers with at least 3 years of work experience in the constituent entity of the Russian Federation on the territory of which the subject of pledge is located. For an appraiser - an individual entrepreneur, work experience - at least 3 years.
• Level business activity should be characterized by positive dynamics of revenue growth in the last reporting period compared to the same period last year and the absence of losses in the last reporting period (year).
• Education in the field of valuation, passing advanced training courses.
• Membership in a self-regulatory organization of appraisers (SRO), included in the unified State Register legal entities, confirmed by a certificate.
• Availability of at least 20 evaluation reports completed in the last year.
• Successful passing of the verification (theoretical and practical testing) of the level of knowledge and professionalism of key appraisers, organized by the Bank.
• An indicator of the appraiser's high professionalism is the availability of documents confirming the successful completion of training and certification under the universally recognized training and advanced training programs for appraisers - RICS, ССIM, etc.
• Experience of cooperation with credit organizations. Evidence of the appraiser's experience with credit institutions is their public recognition of the appraiser as a partner in asset valuation for collateral purposes. Also, the fact of the appraiser's cooperation with a third-party credit institution is the list of reports made by the appraiser for the purposes of collateral, confirmed in writing.

Criterion III. Appraiser reputation

When choosing an appraiser, the presence of negative information is checked:

• court decisions confirming the incompetence or low professionalism of the appraiser;
• criminal cases initiated against the appraiser and / or employees of the appraiser related to his (their) professional activity;
• complaints and disciplinary sanctions self-regulatory organizations and bodies in the field of regulation of valuation activities;
• significant difference between officially paid wages employees from the average market level.

When selecting an appraiser, the following are taken into account:

• recommendations of self-regulatory organizations of appraisers;
• the absence of the fact recognized by the insurer or the court that the appraiser caused damage to the customer of appraisal services and / or third parties in the course of appraisal activities;
• absence of facts of unjustified overestimation / underestimation of the market value of the collateral;
• no negative conclusions in the last year expert advice relevant self-regulatory organizations based on the results of the examination of reports made by a specialist appraiser;
• the absence of cases of non-acceptance by the Bank of the appraisal reports made by the appraiser due to the low quality of the report;
• no other negative information about the appraiser.

Criterion IV. Professional liability insurance

• Voluntary insurance of civil liability of an appraisal company with a limit of the minimum amount of coverage (liability) for one insured event - at least 3,000,000 rubles (without deductible).
• Compulsory insurance of civil liability of appraisers - individuals in accordance with Article 24.7. of the Law "On Appraisal Activities" for the minimum insurance amount established by law of 300,000 rubles.
• Voluntary insurance of civil liability of an appraiser with a limit of the minimum amount of coverage (liability) for one insured event - at least 3,000,000 rubles (without deductible).

Criterion V. Existence of a quality control system for reports

• Availability of a documented quality control system in the form of company standards (requirements) for the quality of reports or detailed internal instructions according to the order of evaluation and the order of verification of reports.
• Assigning the function of monitoring reports prepared by appraisers to a dedicated specialist of the company.

Criterion VI. Material and technical base

Documentary confirmation that the appraisal company / appraiser has tangible assets necessary for the implementation of appraisal services (real estate owned or leased, office equipment and other property).

Criterion VII. Availability of access to information databases, maintenance of own databases

The appraiser has access to databases with market information on the value of movable, immovable property, shares, etc. considered as an advantage in the Bank's selection of appraisers for mortgage lending purposes.

Criterion VIII. Specialization of appraisers

The presence of appraiser's specialization in different industries is considered as an advantage. When valuing highly specialized assets (e.g. sea and river vessels, aircraft) The Bank attracts companies that directly specialize in this market segment.

Criterion IX. The cost of the appraiser's services

The Bank does not influence the formation of the cost of the appraiser's services in the case when it is not directly the customer of the appraisal. At the same time, it is not allowed to establish the dependence of the price of valuation services on the final result of the valuation.

List of documents submitted by the appraisal company / appraiser to CB Moskommertsbank (JSC) in order to establish partnerships

The Bank has the right to request additional documents from the appraisal company to confirm its compliance with the requirements of the current legislation of the Russian Federation.

General requirements for the preparation of assessment reports

The report must comply with applicable law:

• Federal Law "On Appraisal Activities in the Russian Federation" No. 135-FZ dated July 29, 1998, as amended and supplemented;
• Orders of the Ministry of Economic Development of Russia dated July 20, 2007 No. 254-256 "On Approval of Federal Valuation Standards" (FSO-1, FSO-2, FSO-Z).

Form for submitting evaluation results

• report on the assessment of market and liquidation value - 2 copies;
• evaluation report - 2 copies.

Defined value types

• market price;
• liquidation value.

Assessed rights

• own;
• lease rights;
• property rights.

When assessing property rights to objects under construction, it is necessary to pay attention to the completeness of these rights at a particular moment of assessment. For example, when evaluating investment rights to already built and put into operation objects (i.e. when the investment agreement is executed, but the owner of the object has not yet registered the ownership of the object), the owner of investment rights has only the rights to use and own the real estate object.

Presentation of evaluation results

In the case of an assessment of a complex of real estate objects, the final results should contain information on the value of each object, incl. when evaluating a building on a land plot (or premises with registered rights to a land plot), the cost of buildings (total and each separately) and the cost of rights to a land plot must be indicated separately.

Description of the object of assessment

Accurate description of real estate objects in accordance with certificates of ownership or extracts from the USRR (if the extract was received later than the certificate).

Inspection of the subject of pledge

Mandatory requirement the appraisal is the visit of the appraiser to the site and inspection of the object of appraisal. During the inspection, photographs are taken and an inspection report is drawn up. As a result of the inspection, the current use of the object, its condition, as well as other characteristics that affect the value of the appraised object are determined.

encumbrances

All existing encumbrances of the appraised object must be indicated in the report. Encumbrances can be identified:

• for real estate objects - according to an extract from the USRR, under lease agreements (information from the owner);
• for shares in the UK - according to an extract from the Unified State Register of Legal Entities;
• for emission valuable papers– according to an extract from the register of shareholders or on a depo account;
• property of the enterprise - from the ledger of pledges (if it is maintained by the enterprise).

redevelopment

If redevelopment is detected, the appraiser must reflect this fact in his report. Redevelopment can be identified during the analysis of the title / title or technical documentation. For example:

• in the certificate of ownership it is noted that a redevelopment has been made that has not been agreed upon in the prescribed manner;
• in the technical passport of the BTI there are red lines, there is a stamp about the uncoordinated re-equipment of the premises;
• the area according to the BTI documents does not correspond to the area registered in the USRR (except in cases of a change in the principle of technical accounting).

Redevelopment may not be reflected in official documents, but established during a visual inspection. In this case, it is necessary to describe all the changes made, display them symbols on the floor plan and attach to the report.

Non-compliance of technical and legal documentation

If the area in the BTI documents does not correspond to the area registered in the USRR:

• the report indicates the fact of the area discrepancy;
• if the area change recorded by the BTI occurred legally, then the area according to the latest technical inventory data should be used in the calculations;
• if the discrepancy is caused by a change in the principle of technical accounting of residential areas, for example, an apartment according to the certificate has a total area of ​​​​60.4 sq.m, according to the registration certificate - 59.5 sq.m, the report must indicate in full: “2-room apartment with total area 60.4 sq.m (the area of ​​all parts of the building, taking into account summer premises), incl. residential area - 59.5 sq.m.

Market analysis and evaluation results

Market analysis is a mandatory part of the valuation report in accordance with current legislation. Market analysis should be carried out according to the type of property to which the object of appraisal belongs, and describe the situation on that regional market where this object is located. The inconsistency of the market analysis materials with the object of assessment and the final results of the assessment (without a reasoned explanation) may be the basis for the Bank not accepting the assessment results.

Application of valuation approaches

According to the law, the appraiser is obliged to use all approaches to valuation or reasonably refuse to use any of the approaches. In standard cases, the appraisal of apartments and residential buildings is carried out using the sales comparison approach. In some cases, when evaluating residential buildings, it is advisable to use the cost approach in addition to the comparative one.

The valuation of income-producing real estate is evaluated by all three approaches. If there is not enough market data for one of the approaches, then the calculations for this approach are given for reference. For example, if in assessing a major regional shopping complex(100 thousand sq.m.) there is no information on the sale (offer) of such complexes, in the sales comparison approach, the market for retail premises in the given area and the market for similar objects on a national scale are analyzed. If the object of assessment is leased, this fact should be reflected in appraisal by the income approach. Incl. The equipment lease agreement can be used as the basis for the income approach.

The cost approach, based on the use of the collections of UPVS, cannot act as the main approach in determining the final market value. The use of the method of estimating according to the collections of UPVS buildings younger than 20 years is inappropriate.

Accounting for VAT in the valuation

The total market value is indicated with and without VAT. If the property is not subject to VAT, this fact must be indicated next to the total cost ( Special attention– when assessing land rights!).

When assessing using the income approach, the lease payments are used in the calculations, previously cleared of VAT.

When choosing analogous objects in the assessment of land rights, it is necessary to pay attention to the taxation of analogous objects (ownership of land - the right to lease land plot) and make any necessary adjustments.

The bank, issuing a loan to an enterprise or an individual secured by property, must evaluate the collateral. In such cases, credit institutions often resort to the services of appraisal companies, whose task is to determine the real value of an object. As a result, the report issued by the company on the valuation of the collateral allows the bank to draw a conclusion about the liquidity of the object, the price and the period of its sale, taking into account market conditions and investment attractiveness.

Along with valuation of collateral, it can be important for enterprises to evaluate the business as a whole. According to experts, this is necessary in order for the business itself to be adequately present on the market and to be able to declare that, even pledging Property Complex, the company is independently and able to pay off its debts. By the way, the Central Bank clearly regulates that credit institutions should pay attention when determining the risk group specifically to financial condition the borrower's business as a whole. Unfortunately, the bulk of business itself has not yet come to the need to evaluate itself as a whole. For example, some simply fear that they will be forced to pay more property taxes.

Appraisers in the staff of the bank: "for" and "against"

Some banks do not resort to the services of companies specializing in the appraisal business, having their own appraisers on staff. This is how Raiffeisenbank works, for example. Others prefer to turn to independent appraisers. Still others use combined forms of work. Each of these paths has its own advantages and disadvantages.

Yuri Ushakov, head of the Moscow Capital bank's customer lending department, says that the bank does not always use the services of appraisal companies and does not have permanent partners in this area. If the need arises, credit organisation resorts to the services of appraisers, especially when the client's business has a certain regional or industry specificity. Yuri Ushakov emphasizes that it is advisable to have your own appraisers in the state in cases where a client orders a collateral appraisal. Since in this situation it makes sense to check the results of the assessment, and it is best to do this on your own bank. “Naturally, bank staff cannot know all the intricacies of the business of borrowers from different industries, however general rules exist, and control over appraisal companies is sometimes necessary,” says Yury Ushakov.

“It is also necessary to have own appraisers on the staff of the bank for the reason that the borrower almost always pays for the services of appraisal companies,” the expert adds.

Elena Khorkina, director of the retail lending department at the Moscow Credit Bank (MCB), has a slightly different point of view. She notes that if the bank independently evaluates real estate, this, of course, saves money, but this raises the need to increase the staff. Moreover, this personnel must not only possess the appropriate qualifications, but also perform work within a timeframe acceptable on the market - two or three days, taking into account the site visit, data analysis and writing the report itself. The specialist gives another argument in favor of independent appraisers: “If a report of an independent appraiser is present in the credit file, then during the checks of the Bank of Russia for the correctness of the created reserves and valuation of collateral, it is much easier to prove that the real market value of the collateral is reflected. Therefore, at present, banks practice working with independent appraisal companies.”

The best way out is the joint choice of the evaluator

The issue of having in-house appraisers in the bank's staff is directly related to the problem of trust in the "bank-borrower-appraiser" triangle. When a client seeking credit applies for an appraisal, a certain conflict of interest may arise. For example, if an individual or an enterprise orders an assessment, then by paying money, it expects to get a certain result. Some bankers note that in the case of an unscrupulous and unprofessional approach, the appraiser can give the final result that the borrower wants to see, and thereby misleads the bank. Banking specialists say that when working with appraisal companies at the stage of debt recovery, recovery in court, bankruptcy, enforcement proceedings, one has to face a lot of problems. There are cases, although they are quite rare, when the assessment differs from the real value in the market at times.

On the other hand, if banks prefer to work with their own appraisers and do not trust the borrower's experts, then the borrower also has every reason not to trust the bank's appraiser. Independent appraisers are also, at times, rather skeptical about the so-called "independent" assessment of specialists working in the bank's staff.

Definitely solving this problem is not easy, says Yuri Ushakov (Moscow Capital Bank). “On the one hand, bank appraisers naturally take the side of the bank. On the other hand, if a third-party appraisal company is hired by the client-borrower, then presenting the collateral in a more favorable light is in its interests. Therefore, the assessment can always be a little subjective in the interests of one side or another,” the specialist notes. According to Elena Khorkina (MKB), this problem is rather a matter of organization internal control in the bank: "The human factor is always present in the work, so there is a risk that the market value of the object may be underestimated or overestimated, taking into account subjective factors."

Some companies offer banks a service such as valuation revaluation. The additional burden of revaluation costs falls on the shoulders of the bank's clients - borrowers. Therefore, it is logical to assume that the client, in order to avoid revaluations, will still go to the appraiser who meets all the criteria not only for him, but also for the credit institution. According to experts, the best way out of a problematic situation is to jointly choose an appraiser who will be independent of both parties.

Accreditation and competitive selection

The question of the way of interaction with the appraiser is very important for the bank. A credit institution can choose to accredit an appraisal company at a bank or conduct a competitive selection. This will to some extent avoid unreliable estimates from unscrupulous appraisers.

Experts believe that accreditation is one of the most objective approaches to the selection of qualified, experienced representatives of the assessment community. Here it is necessary to proceed from the one who is more at risk. As a rule, the biggest risks are still borne by the bank. The appraiser simply makes an assessment. And the worst thing that could happen to him, the bankers say, is a valuation litigation. True, it is quite problematic to achieve penalties against the appraisal company for overstating the appraisal in court. Since the risks of the bank are objective, they need to be protected somehow. And although each borrower has the right to choose the appraisal organization that he likes, the approach to the reports of non-accredited appraisers in banks is much more strict.

Elena Khorkina from the Moscow Credit Bank said that their credit institution has taken the path of accrediting appraisal companies: “The bank has partnerships with several appraisers. The main criteria for us are experience, professionalism, and reputation in the market.”

Yuri Ushakov (Moscow Capital Bank) believes that each of these types of cooperation has its own advantages. The competitive basis implies competition, and therefore more flexible pricing policy, and presumably higher quality of service. Accreditation of an appraisal company gives the advantage of having a permanent partner who knows the needs of the bank and other clients. “Difficulties can arise only with narrow-profile borrowers, when an accredited company does not operate in the right region or does not have experience in evaluating this particular business,” the expert says.

Bring order to appraisers

Experts offer various ways to reduce the number of low-quality appraisers on the market. For example, this can be done by tightening the requirements for the activities of appraisers, creating a "black" list of appraisal companies that sign unreliable reports, and introducing uniform valuation standards.

Consolidation of companies operating in the market can be one of the ways to solve the problem of unfair valuation. Perhaps it should also happen with the help of such a forced measure as reducing the number of appraisers, since at the moment, according to Yuri Ushakov (Moscow Capital Bank), their number greatly exceeds the quality of work of appraisal companies. At the same time, the expert makes a reservation that in Lately nevertheless, measures have been taken to improve the quality of valuation services by, for example, licensing such activities.

An important step is also the formation of a real assessment community. Thus, on August 1, 2006, Federal Law No. 157-FZ of July 27, 2006 “On Amendments to the federal law"On Appraisal Activities in the Russian Federation", which is designed to bring order among appraisers.

“Until now, the concept of “evaluative community” in Russia was of a metaphysical nature - whether it was, or not. There were appraisers and appraisal companies, including those united in associations, and there were those who “walked on their own”. With the entry into force of the new law, the concept of the appraisal community has acquired a very definite meaning, - said Viktor Pleskachevsky, Chairman of the State Duma Property Committee, commenting new law on appraisal activities. - Self-regulatory organizations have become an independent institution for regulating relations in the system of coordinates "consumer-appraiser-society". Thus, appraisers have new, so to speak, "authorities" - structures responsible for the development of appraisal services and their quality, but created not "from above" by a decree or government decree, but "from below" - by the decision of the professional community.