Banking review. List of appraisal organizations for working with individuals and clients of the micro-business segment

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;
  • At mortgage lending 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 own shares, in mergers and acquisitions situations.
  • 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 Banks, when assessing property pledged as collateral, often require calculation salvage value under conditions of 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 three bedroom apartment, whose windows 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 estate and movable property, which 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 and 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 the property of an 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. Objects of property for which it is problematic to re-register or formalize ownership or encumbrances (such as furniture, household appliances) Banks are reluctant to take as collateral for a loan.

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 a pledge agreement 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 pledger, predominantly over other creditors of the pledger, with exceptions established by the federal by 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 be a feature when mortgage issued on 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 share in construction. But banks generally do not require mortgage appraisal in this case, because price transferable rights 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.

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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 by mortgaging the property complex, the enterprise 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, Department Director retail lending Moscow credit bank(ICB), takes 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 the assessment of the value of collateral, it is much easier to prove that the real market price the subject of the pledge. 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, working with appraisal companies at the stage of debt recovery, return to judicial order, bankruptcy, enforcement proceedings, has to face many 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: " 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 problem situation is the joint choice of the appraiser, which 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, consequently, more flexible pricing policy, and, presumably, more high quality services. 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 suggest various ways reducing the number of low-quality services of appraisers in 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 measures have been taken recently 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 valuation activities in Russian Federation"", which is designed to restore order among the 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.