Jakmile máte vhodného kupce na váš byt, je důležité vědět, jakým způsobem zaplatí požadovanou kupní cenu. V úvahu přicházejí tyto možnosti: kupující může mít připravené vlastní peníze, a tedy nevyužije k nákupu bytu žádný úvěr, kupující převezme vaši stávající hypotéku, sjedná si novou hypotéku u stejné banky nebo se rozhodne pro hypoteční úvěr u jiné banky. Jednotlivé možnosti si nyní podrobně popíšeme.
TIP: Kupujete byt a chcete si sjednat novou hypotéku? Porovnejte si aktuální nabídky hypoték online v našem hypotečním bankovnictví. Vybranou hypotéku si můžete sjednat online z pohodlí domova.
Kupující financuje nákup bytu z vlastních zdrojů
Nejjednodušší a zpravidla i nejrychlejší je prodej bytu, kdy má kupující připravené vlastní peníze na úhradu celé kupní ceny. Po podpisu rezervační smlouvy kupujícím se prodávající obrací na svoji banku, informuje ji o záměru byt prodat a současně ji požádá o vyčíslení aktuálního zůstatku hypotéky. Tato částka je uvedena v kupní smlouvě.
Prodávající i kupující následně podepíšou kupní smlouvu, případně také smlouvu o advokátní úschově (pozn. část peněz je možné poslat přímo do banky a zbytek na účet prodávajícího). Po podpisu smluv odešle kupující část peněz dle vyčíslení na účet banky, zbytek pak do advokátní úschovy nebo na účet prodávajícího. Následně je podán návrh na změnu vlastníka, ke kterému dává banka souhlas pro katastr nemovitostí. V době přepisu není ještě vymazané zástavní právo, které s sebou často nese zákaz jakékoliv manipulace s nemovitostí, tedy i přepis vlastníka.
Po zapsání nového vlastníka se uvolňuje zbývající část peněz z advokátní úschovy, pokud byla sjednána, a banka prodávajícího uvolňuje po obdržení dlužné částky zástavu (pozn. zpravidla do 30 dnů od zaplacení této částky plus dalších 21 až 30 dní trvá výmaz z katastru nemovitostí). Vyplacení peněz z advokátní úschovy může být vázané až na výmaz zástavního práva – záleží na tom, jak se kupující a prodávající dohodnou.
Převzetí hypotéky od prodávajícího
Pokud se dohodnou prodávající, kupující a banka, přichází v úvahu také převzetí stávající hypotéky. Kupující musí i při převzetí hypotéky splnit všechny podmínky banky, jako by si sjednával novou hypotéku. Převzetí hypotéky se vyplatí v případě, kdy má současná hypotéka velmi výhodné podmínky – například nízkou úrokovou sazbu.
Výše hypotéky bývá zpravidla nižší než prodejní cena nemovitosti. Při prodeji se proto z kupní ceny odečte aktuální výše hypotéky a rozdíl v ceně je vyplacen prodávajícímu. Převzetí stávající hypotéky novým majitelem bytu bývá oproti sjednání nové hypotéky u jiné banky rychlejší. Banka má již všechny potřebné informace o kupované nemovitosti a má k ní také sjednáno zástavní právo.
Kupující si sjedná novou hypotéku u stejné banky
Prodej bytu s hypotékou je rychlý i v případě, kdy si kupující sjedná novou hypotéku u stejné banky jako prodávající. Nemovitost si ponechává v zástavě stejná banka, dochází ke změně vlastníka, což obnáší také přepracování zástavních smluv. Kupující si může v případě sjednání nové hypotéky upravit výši hypotéky podle svých potřeb, zvolit optimální dobu splatnosti a fixace, výši měsíční splátky nebo si vyjednat další výhody. Po schválení hypotéky uvolní banka prostředky na splacení stávající hypotéky a následně zbývající část kupní ceny převede na účet prodávajícího.
Kupující si vyřídí hypotéku u jiné banky
Sjednání nové hypotéky u jiné banky je oproti dvěma předchozím možnostem časově náročnější. Důvodem jsou lhůty na katastru nemovitostí, se kterými je potřeba počítat při převodu zástavního práva z jedné banky na druhou. Po zjištění aktuální výše zůstatku hypotéky u banky prodávajícího, podpisu kupní smlouvy, případně smlouvy o úschově, si banka kupujícího zřídí zástavní právo ke kupované nemovitosti. Následně je možné čerpání hypotéky z banky kupujícího. Dále následuje podání návrhu na změnu vlastníka, ke kterému musí dát banka prodávajícího souhlas. Banka kupujícího je po udělení souhlasu zapsána v katastru nemovitostí na druhém místě jako zástavní věřitel. Po splacení hypotéky prodávajícího se původní banka vzdá svého zástavního práva a v katastru zůstane zapsaná pouze banka kupujícího a nový majitel bytu.
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