Guia para Compra do seu imóvel! Muitos erram, não cometa esse erro!

Guia completo para não errar!

Usar o FGTS junto com o Consórcio parece simples, mas depois, nossa é tanto documento que nem imaginava que daria essa pasta gigante de papel que eu nem imaginava que ficaria desse tamanho

Estou compartilhando um pouco da minha experiência e também o guia que criei para ajuda-los na aquisição do imóvel usando o FGTS sem erros.

O que você irá encontrar nesse Post

 

  • O que é o consórcio?
  • Como funciona?
  • Contemplação
  • Compra do Imóvel
  • Em que casos posso usar o FGTS para compra de uma casa?
  • Quando posso usar ou começar usufruir do valor que foi depositado na conta do FGTS?
  • Vantagens de Usar o FGTS
  • Como saber o Saldo do meu FGTS?
  • Como posso usar o Saldo do meu FGTS junto ao Consórcio?
  • Processo para Compra
  • Documentação necessária
  • Despesas com documentação
  • Organização – Prazos e fluxos
  • Análise dos documentos
  • Pagamento para o vendedor

O artigo está organizado na ordem em que você irá precisar fazer para Usar o FGTS, mas para te ajudar mesmo assim tem um fluxograma que coloca os passos de como as coisas devem acontecer.

Vamos citar também como é o processo de compra de uma casa , com a imobiliária e sem, o que você precisa analisar antes de fechar o negócio

Usar o FGTS junto com o Consórcio parece simples, mas são tantos documentos que nem imaginamos a complexidade e burocracia que existe para liberarmos aquele valor que já é nosso.

 

Consórcio

O que é o consórcio?

É um sistema de compra parcelada e programada de um bem onde um grupo de participantes organizados por uma empresa administradora rateiam o valor do bem desejado pelo número de meses de parcelamento deste bem.

Como funciona?

Ao invés de pagar juros altíssimos do financiamento é possível parcelar seu imóvel através do consorcio

 

Você compra uma cota de um grupo em que Todo mês um grupo de pessoas é sorteio para uso do valor do crédito contratado

O bom é que não há juros como no financiamento mas há uma taxa administrativa que pode dar em torno de 20% ate 30% no período dependendo de cada Instituição.

Maneiras de ser contemplado

  • 1ª Maneira – Sorteio Loteria Federal
  • 2º Maneira – Maior lance
  • 2º Maneira – Maior lance

Para saber mais detalhes sobre as maneiras de ser contemplado no consórcio pode te ajudar também a ser contemplado mais rápido pois você sabe as regras

 

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Compra do Imóvel

A Proposta

Contrato de compra e venda, coloque prazos viáveis para vocês pois as multas são altas de praxe é 10% sobre o valor total, quando a Porto Seguro me passou 10 dias para análise coloquei o prazo total de 60 dias até a assinatura da escritura para ter certeza que não iria passar.

É importante colocar em caso de forças maiores como graves esse prazo deve ser prorrogado. No meu caso mesmo com a greve do fórum, correios e bancos ao mesmo tempo conseguimos assinar em 30 dias.

Não dê o sinal sem antes verificar a documentação do imóvel. Há muitos golpistas quem o sinal e somem.

FGTS

Quem pode usar?

Em que casos posso usar o FGTS para compra de uma casa?

São regras do FGTS preciso tomar muito cuidado e atenção a cada item , pois pode te limitar e atrapalhar toda sua operação de compra.

lembre-se que mudamos de plano durante a vida e 3 anos as coisas mudam muito.

Analise antes de tudo se você se encaixa nas seguintes situações:

REQUISITOS DO TRABALHADOR

Possuir 03 (três) anos de trabalho sob o regime do FGTS, somando-se os períodos trabalhados, consecutivos ou não, na mesma ou em diferentes empresas;

Não deve ser proprietário de outro imóvel no mesmo município, municípios limítrofes ou na região metropolitana onde resida ou exerça sua atividade profissional.

Comprovar pelo menos 1 ano de residência no mesmo município onde o trabalhador irá adquirir o imóvel ou nos municípios limítrofes a ele ou integrantes da mesma região metropolitana;

Não possuir financiamento ativo dentro do SFH em qualquer parte do território nacional. Diferente do SFI (Sistema Financeiro imobiliário)

Possuir carta de crédito já contemplada, que será utilizada para aquisição do imóvel objeto do uso do FGTS;

Observações:

  1. Essas restrições são extensivas ao cônjuge, coadquirente ou companheiro, caso venha a utilizar o FGTS.
  1. Não é considerado promitente comprador ou proprietário de imóvel residencial aquele que detenha fração ideal igual ou inferior a 40% de um único imóvel.
  1. O trabalhador que for utilizar o FGTS obrigatoriamente deverá ser no mínimo co-participante da cota de consórcio.

Caso você esteja enquadrado nesses itens, você não poderá usar para compra do imóvel.

Caso você planeje a compra de outro imóvel sem o uso do FGTS, se planeje para comprar em sociedade com o percentual menor a 40%

Quando posso usar ou começar usufruir do valor que foi depositado na conta do FGTS?

Pode usar a qualquer momento assim que tiver algum saldo na conta, a cada dia que o saldo da sua conta do FGTS vai aumento com o rendimento, se podemos chamar de rendimento, ou através dos depósitos feitos pela empresa que você trabalha atualmente, você pode ir dando lances nas cartas que você possui na Administradora de Consórcio.

Eu todo mês praticamente usava parte para já dar no lance das minhas cartas o ótimo disso é que você pode ser contemplado e conseguir o crédito sem tirar dinheiro da conta bancária , usando o FGTS que está lá parado.

Você pode acompanhar seu saldo do atualizado do FGTS nesse link, também já aproveite e cadastre seu celular para receber mensalmente o saldo atualizado no seu celular através de SMS

 

Vantagens de Usar o FGTS

O FGTS e aquele valor parado que ninguém pode usar para nada e que não rende nada, então vamos ver as formas de poder usar esse valor.

Você pode usa-lo quando é demitido, mas quem quer ser demitido?

Quando Você morrer, quem quer morrer?

Clique aqui para ver mais detalhes de quando sacar o FGTS

Uma das formas que vocês podem usar quando comprar a primeira casa de vocês.

 

Tem uma regra também que você deve comprar um imóvel próximo do seu trabalho, não pode ser 100km de distância de onde você trabalha, se não eles consideram como se fosse uma casa de laser, mas hoje em dia, não sei porque existe essa regra pois, muitas pessoas trabalham de casa hoje em dia em que o escritório está muitas vezes longe,  neh?

Para uma compra normal de uma casa pronta você pode usar o seu FGTS para dar de entrada e também para quitar o financiamento.

 

Uma coisa muito legal do FGTS e que existem algumas formas que você pode fazer para usa-lo que não são muito evidentes

Mesmo quando for construir, por para construir no financiamento a Caixa não permite o uso do FGTS para que você use de entrada.

Muita pessoas quando vão comprar um terreno urbano, não podem usar o FGTS para dar de entrada ou pagar parcelas do financiamento com esse valor, mas, para quem esta planejando o mesmo caminho que o nosso, de contratar a carta de crédito e o financiamento ao mesmo tempo, pode usar e ainda usar para dar lance nas cotas e com o valor contemplado usa-lo para quitar o financiamento e logo em seguida construir.

Isso foi um questionamento que tivemos no início de nosso planejamento mas ligamos para a Caixa e afirmaram que para início imediato da construção podemos sim usa-lo junto com o consórcio para quitar o financiamento e construção junto.

 

Como saber o Saldo do meu FGTS?

Atualmente fica tudo mais fácil pois conseguimos verificar tudo através da internet, a caixa Econômica federal disponibiliza os saldos do FGTs através do link:

https://servicossociais.caixa.gov.br/internet.do?segmento=CIDADAO01&produto=FGTS

Nesse site é possível a consulta do Saldo que você tem para usar, verificar o valor que a empresa está depositando e cadastrar para recebimento via SMS do seu saldo.

Para ter acesso é necessária cadastrar a senha em alguma agencia da Caixa mais próxima e o número do PIS

Como posso usar o Saldo do meu FGTS junto ao Consórcio?

  • Lance

Você pode usar todo valor que foi depositado para dar lances na sua carta de crédito, o mais interessante é que se você estiver comprando o imóvel em conjunto com alguém vocês podem dar o lance somando o saldo de ambos e todo mês que aumentar um pouquinho mais o saldo usar para dar outros lances caso tenham outras cartas que seja para o mesmo imóvel.

  • Abatimento das parcelas restantes
  • Quitação da dívida

Processo para Compra

Como é o processo como um todo a partir do momento queremos escolher a casa ou apartamento que vamos comprar?

Contemplação – Tudo começa com a contemplação, antes mesmo da escolha da casa, pois não tem como escolher se não temos o crédito a disposição e não sabemos quando estará disponível.

Análise de crédito dos compradores – Quando se é contemplado você já tem o crédito para usar , mas o que pouco sabem é que você passa por uma análise de crédito para poder liberar o valor para uso.

É um pouco burocrático mas nada comparado coma segunda parte quando vamos em busca da liberação do FGTS.

No caso da administradora da Porto Seguro eu enviei tudo por email e me retornaram no mesmo dia com as coisas pendentes e em menos de uma semana eu já tinha a aprovação de nossa parte.

Essa análise na Porto Seguro, eles a chamam de primeira fase tem validade de 1 ano, não sei se essa regra vale para outras instituições também, passado 1 ano precisa enviar toda documentação novamente.

O que eles pedem nessa primeira fase?

  • Documentos normais tal como RG, CPF. Comprovante de residência, certidão de nascimento, se tiver união estável mandar também e tudo copia simples por email mesmo
  • Comprovante de Renda
  • Cópia do IRPF (imposto de renda pessoa física) e o recibo de entrega
  • E alguns formulários da própria Porto seguro no meu caso assinados
  • Dependendo de como você trabalha, se é Pessoa jurídica, dono de empresa ou Funcionário você terá que mandar um tipo de documento para comprovar a renda.

 

Depois da escolha da casa é muito importante que análise os seguintes pontos

  • A casa foi comprada pelo atual dono quando? foi a menos de 2 anos? Usaram o FGTS para compra da casa?

Quando a casa foi comprada a menos de 2 anos, existem uma série de documentos a mais que é necessário apresentar, e também é muito importante saber se nesse período foi usado o FGTS para compra dela, pois, se sim, não poderá compra-la usando o seu FGTS.

  • Existem procuradores para este imóvel que você está comprando? Está em nome de quem a casa?

É muito importante saber pois, caso haja é necessário que a procuração esteja em dia e certinha para que a pessoa possa assinar e vender a casa sem problemas, saiba que será mais documentos para levantar e apresentar.

  • As pessoas quem estão registrada no documento do imóvel, matricula, estão vivas? São casadas? tem filhos?

Existem muito casos que as pessoas tentam vender a casa mas irregularmente, muitos casos que vimos pessoas que herdaram a casa ou a casa ainda está e processo de inventário.

É muito complicado comprar uma casa assim pois dificilmente passará pela analise do Consórcio, pela nossa segurança.

Muitas vezes á muitos herdeiros em caso de morte do proprietário e sempre tem um que não quer vender ou não está de acordo com alguma coisa. Além do mais se esses herdeiros são casados ou tem filhos netos que também já faleceram e são herdeiros a situação fica mais complicada ainda.

O Imóvel também precisa atender aos requisitos para ser usado o saldo do FGTS para sua compra, por isso caso você faça um contrato de compra e venda, não esqueça de incluir clausulas que te assegure a devolução do sinal caso haja alguma irregularidade nos documentos e imóvel. Deixe bem claro a sua intenção de usar o FGTS para compra desse imóvel.

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Fique atento a essas condições:

  • Não ter o uso do FGTS a menos de 3 anos para compra desse imóvel.
  • Possuir condições de habitabilidade imediata. A casa já deve estar pronta, não pode estar em construção.
  • Ser destinado à moradia própria do trabalhador que utilizar os recursos do FGTS, sob pena de cancelamento da operação e devolução dos recursos à conta vinculada do FGTS;
  • Estar localizado no município, município limítrofe ou região metropolitana onde o adquirente resida ou exerça a sua atividade profissional;
  • Valor de avaliação não pode ser superior a R$ 750.000,00 nos estados de São Paulo, Rio de Janeiro, Minas Gerais e Distrito Federal e R$ 650.000,00 para os demais estados.

Caso o imóvel não estiver enquadrado nessas condições, fique atento pois você não conseguirá contar com o valor do FGTS nesse caso e não poderá usar suas cartas de crédito.

Documentação necessária

Quais os documentos que são exigidos para liberação do crédito do consórcio para compra do imóvel?

Na Administradora Porto seguro eles o chamam de segunda fase, como já foi enviada a sua documentação anteriormente você só irá mandar agora nesse momento, documentação relacionada ao Imóvel e aos atuais proprietários para análise

Prazo de análise dos documentos:

É informado pela administradora em torno de 7 dias úteis depois da entrega dos documentos

Documentos para usar o FGTS

Quais os documentos que são exigidos para liberação do FGTS?

Nossa fiquei surpresa ao saber disso mas não é a Porto seguro quem faz esse trâmite para liberação do FGTS, mas sim uma outra empresa parceira chamada Cobansa que faz todo esse processo para liberação desse valor.

É cobrado uma taxa de 1200 reais para fazer tudo no entanto mesmo assim você precisa levantar todo os documentos, a Administradora não faz isso pra você e não está incluso as taxas de cartório nem nada.

Mesmo você já tendo enviado tudo para Porto na primeira fase lá na analise dos seus documentos, você precisa levantar tudo novamente atualizado e a maioria com o autenticação e reconhecimento de firma

Nesse ponto é importante intender que são processos em paralelo, a segunda fase e a liberação do FGTS.

Você precisa se organizar para liberar esses documentos juntos para que a analise não atrase o outro processo

Para liberação do FGTS uma série de documentos são necessários Vou colocar a lista aqui para vocês terem uma noção do que precisa.

No final do POST tem uma lista consolidada, que fiz para mandar para o vendedor, unifiquei o os documentos do consórcio e do FGTS em uma única lista para evitar erros na hora do recebimento dos documentos, precisa de atenção pois possuem validade e prazos diferentes. Caso demore muito para providenciar, alguns documentos podem perder a validade e ter de tirar novamente, e isso irá acarretar a mais custas para o vendedor ou comprador.

Despesas

Custos e gastos de alguns documentos, quem paga cada taxa e onde tirar cada documento

Cobansa – R$ 1200,00  reais para liberação do FGTS

Comissão de venda caso venda por imobiliária: normalmente 6% do valor negociado pago pelo vendedor

Abaixo mais outras taxas e outras despesas que fazem parte do processo de compra e venda do imóvel.

 Coloque no seu planejamento!

Você sabe quais as despesas que você precisa pagar no momento da compra? e você pode usar sua carta de crédito para paga-las?

Exemplo: 

Intenção de compra de um imóvel de R$ 400.000,00

ITBI: R$ 12.000,00 , 3% do valor mas muitas vezes que não sabemos o valor que estamos comprando pode ser menor que o valor venal de referencia. que acabamos tendo que pagar uma valor maior de imposto. Mas para isso é possível consultar o valor venal de referencia pelo site

Despesas cartorárias: R$ 7.200,00 , é valido considerar mais ou menos uns 1,8% do valor mas pode variar, por isso é legal entrar em contato com um cartório para ter os valores certinho. Mas já considere mais ou menos esse percentual para seu orçamento.

Avaliação do imóvel: R$ 450,00 pode varias de cada administradora de consórcio

TOTAL: R$ 419.650,00

 

Prazos e datas de cada documento

Documento Valor Quem paga Onde tirar Obs
Autenticação de documentos  Aproximadamente 3 reais por unidade Dono do documento Cartório comprovar autenticidade
Reconhecimento de Firma  Aproximadamente 7 reais por unidade Dono do documento Cartório
Matricula atualizada Vendedor Cartório Validade de 30 dias
Taxa de avaliação do imóvel 420,00 Comprador Consórcio Debitado da carta de crédito
ITBI 3% Valor imóvel (A base de cálculo do ITBI será o maior valor entre o valor de transação e o valor venal de referência) Comprador Consórcio/Cartório Debitado da carta de crédito
Escritura  Confira aqui a tabela de custas cartorárias Comprador Consórcio/Cartório Debitado da carta de crédito
Taxa de Registro  Confira aqui a tabela de custas cartorárias Comprador Consórcio/Cartório Debitado da carta de crédito
Certidões Vendedor Fóruns

 

No meu caso gastei mais ou menos unas 100 reais entre autenticação e reconhecimento de firma dos documentos necessários

Para o consórcio esse desconto não se aplica, mas no caso do financiamento bancário , para os que estão adquirindo o primeiro imóvel, tem o benefício de descontos nos impostos que são salgados, que podem chegar a 4% do valor do imóvel, sendo que 3% é do imposto de ITBI

Organização – Prazos e fluxos em 15 passos

Processo e fluxo de atividades e como se organizar para enviar os documentos

  1. Ser contemplado
  2. Analise dos documentos e aprovação crédito compradores
  3. Escolha do imóvel
  4. Envio da proposta
  5. Verificação do documentos
  6. Assinatura do contrato de compra e venda
  7. Pagamento do sinal
  8. Solicitação dos documentos
  9. Entrega dos documentos dos vendedores e imóvel parta análise
  10. Entrega dos documentos dos compradores para liberação FGTS
  11. Avaliação imóvel
  12. Recebimento das despesas cartorárias
  13. Agendamento para assinatura
  14. Pagamento do crédito para o vendedor do valor restante no ato da assinatura.
  15. Recebimento das chaves

Análise dos documentos

Envio e Como é o processo de análise dos Documentos na Administradora para liberação do FGTS e Crédito

A entrega dos documentos para Cobansa e para Porto Seguro ocorrem em paralelo

Eu mesma fiz questão de entregar para que o processo corresse mais rápido e sem erros.

No meu caso o processo todo de analise demorou 1 semana. Mas antes mesmo dessa data já tinham entrado em contato comigo.

É muito importante fazer um check list dos documentos antes de entregar, pois, você não conseguirá dar andamento do processo ou irá atrasar.

Dentro desse prazo eles fazem já a análise do imóvel e contato com o cartório para calculo das despesas cartorárias.

As despesas são debitadas direto do valor do seu crédito por isso o processo é mais rápido.

Assinatura da escritura

Para agendamento a assinatura da escritura acontece depois de todos os valores liberados para pagamento e  também para uso do fgts

Depois da entrega dos documentos na porto seguro a Cobansa envia um email com todo os valores para emissão da escritura . Assim que você receber esse email você terá que confirmação dos os valores para que o processo siga e a Conbansa possa solicitar o bloqueio do Fgts

É necessário aguardar o bloqueio do fgts junto a caixa econômica federal para que assim a porto informe o cartório que agendam a data da assinatura.

Pagamento para o vendedor

Como funciona o pagamento do imóvel para o vendedor?

Vou citar o processo da Porto Seguro Consórcios da qual eu tenho conhecimento, normalmente quando fazemos um financiamento bancário usando o nosso FGTS o valor do crédito só é liberado ,junto com a liberação na Caixa Econômica Federal do saldo do FGTS, que demos em torno de 30 dias depois da assinatura da escritura, e muitas vezes pode levar até 90 dias para o vendedor receber o valor do imóvel.

Mas no caso dos consórcios é diferente, que nos dá muitas vantagens no momento da negociação, reparei que muitos vendedores nos deram muita credibilidade a tem consórcio, pois o pagamento ocorre em menos de 20 dias, mesmo contando que a fase 1 ainda não está completa.

Caso a documentação dos Compradores já estiver aprovada, esse tempo cai para 10 dias para agendamento da assinatura em cartório e recebimento.

O pagamento é feito no mesmo dia da assinatura da escritura em cartório , através de um cheque em nome do vendedor.

Caso a venda seja feita através de procurador é muito importante que seja verificado quem deve receber o dinheiro pois, na procuração se ele não tiver poderes receber o valor da venda, o procurador não recebe o cheque em nome dele e o cheque vai em nome do vendedor.

Esse cheque é apenas no valor do crédito, o restante caso haja a liberação do FGTS é liberado depois de 30 dias após assinatura da escritura.

O processo desde a entrega dos documentos até o pagamento no meu caso demorou 1 mês mas, incluindo 15 dias que o fórum ficou em greve, se não fosse por isso teríamos pago o vendedor em menos de 15 dias corridos.

No mercado imobiliário podemos considerar essa transação até como compra à vista.

Para todos vocês que irão usar a Porto Seguro para liberação do seu crédito, esse lista está prontinha para solicitar para o vendedor.

 

LISTA CONSOLIDADA DOCUMENTOS PARA LIBERAÇÃO FGTS E CRÉDITO PARA SOLICITAR AO VENDEDOR

Documentos do Imóvel

  • 2 cópias Simples – Título de propriedade: escritura pública do imóvel, instrumento particular de venda e compra emitido por agente financeiro, formal de partilha ou carta de sentença (cópia simples);
  • 2 cópias autenticadas Cartela de IPTU ou certidão de valor venal (atualizada) do ano vigente constando as metragens (original ou cópia autenticada);
  • 2 cópias (tiradas no site da prefeitura) Certidão negativa de IPTU (original e atualizada). Obs: não serão aceitos imóveis com débitos de IPTU ou acordos em andamento;
  • 2 vias original Certidões de propriedade do registro de imóveis (matrícula), com negativa de ônus e alienações, da qual deverão constar todas as averbações relativas ao estado civil dos proprietários, às construções existentes e às alterações de endereço e numeração do imóvel. Deve ser apresentada em via original e tem validade de 30 dias da data de emissão (tirar por último);
  • 2 cópias autenticadas alteração endereço

Documentos dos vendedores

  • 2 cópias simples Certidão de nascimento para vendedores solteiros (cópia simples);
  • 2 cópias autenticadas Certidão de casamento para casais, e, se houver, escritura de pacto antenupcial e seu registro (de acordo com o regime de bens adotado)
  • 2 cópias autenticadas – Para separados, divorciados ou viúvos apresentar a certidão de casamento com averbação do atual estado civil (cópia autenticada);
  • 1 Declaração de Estado Civil – (modelo da empresa) reconhecido firma pelos Declarantes. Obs.: Apresentar somente se: solteiro(a) / separado(a) / viúvo(a) / divorciado(a) / convivente em união estável ou (cópia autenticada) da Escritura Pública da Declaração de União Estável.
  • 2 cópias  Sendo 1 autenticada Comprovante de residência atual (cópia simples de conta de luz, gás, telefone fixo ou conta bancária);
  • 2 Cópias autenticadas da cédula de identidade e do CPF do vendedor e do respectivo cônjuge;
  • Validade dos documentos de 30 dias Certidões pessoais originais dos atuais proprietários a serem expedidas no local de residência (atual e dos dois últimos anos) e no local do imóvel ou suas respectivas Comarcas, conforme abaixo:
    • Certidão de ações cíveis, do juizado especial cível e de família (pesquisa de 10 anos);
    • Certidão de interdições, tutela e curatela (pesquisa de 10 anos);
    • Certidão de executivos fiscais, estaduais e municipais (pesquisa de 10 anos);
    • Certidão da justiça federal (pesquisa de 10 anos);
    • Certidão da justiça do trabalho (pesquisa de 05 anos);
    • Certidão dos cartórios de protesto (pesquisa de 05 anos).

Documentos caso haja procurador

  • 2 Cópias RG CPF autenticados
  • 2 Cópias autenticadas da procuração

 

 

*conteúdo original maisrico.com.br

313 thoughts on “Guia para Compra do seu imóvel! Muitos erram, não cometa esse erro!

  • January 18, 2016 at 9:55 pm
    Permalink

    Essas informações irão me ajudar muito, principalmente em relação aos custos, caramba precisava de um consultor ou orientador
    esse blog está no começo ainda mas já está me ajudando bastante ! Por favor postem mais conteudo

    Reply
    • January 18, 2016 at 11:34 pm
      Permalink

      Que ótimo Rick, pode deixar que já temos bastante conteúdo programado, estamos só no começo. Você é un dos nossos primeiros cadastrados!
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