When the cadastralplan is different from the municipal plan

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james flick
Entrades: 3
Membre des de: ds. nov. 27, 2021 6:13 pm

ds. nov. 27, 2021 6:52 pm

When you decide to sell or buy a house, it is notuncommon for problems relating to the technical documentation toarise as regards both the cadastral archives and theprojects deposited at the offices of the Municipality. Afairly frequent case is in fact that which refers to the cadastral planthat differs from the municipal plan, and which requires an opportune andrapid adaptation. 
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To understand what this type of problem consists of, it isnecessary to take into account, first of all, that there is an important distinction betweenthe plans of a real estate structure. Each building or apartment
refers to two distinct plans: the cadastral plan andthe municipal plan. 
Cadastralplan and municipal plan of a property
As mentioned, the cases of non-compliance with cadastralrecords relating to the plans of a building are relatively frequent,and the plans of a building are in fact two: the plan deposited in the
Municipality and the polarimetry registered in the Cadaster archives. 
What is the municipal plan?
The municipal plan is found in the archives of the technicaloffice of the Municipality where the building in question is located, and
constitutes the most important document of the two, since it refers directly to
the building permit of the building itself, deposited during the project and
construction. The municipal plan is related to the situation reported to the
authorities of the municipality of residence, and is kept in the municipal
archives together with the documentation concerning the entire project. 
In case of changes made to the building, for examplethe demolition of internal walls and the creation or closing of doors, it is
advisable to modify and update the floor plan as well, but aspecific procedure must be followed: updating a municipal floor plan can be
carried out only by a qualified and authorized technician byopening a building practice to the municipal offices. 
What is the cadastral plan?
The cadastral plan is the map of a property or building filed atthe local office of the Land Agency. To be in compliance withthe laws, the cadastral plan must be perfectly compliant with theactual state of a property: failure to comply withthis condition can render the deed of sale null andvoid and cause the banks to refuse the granting of the loan. 
During the drafting of the notarial deed relating to thepurchase or sale of a property, it is necessary to present the cadastral
plan perfectly updated and in accordance with the realsituation in which the property is located. The cadastral map is also
requested by banks and credit institutions in the mortgage application procedure. 
Obviously, the cadastral plan, in order not toencounter subsequent problems, must be exactly in accordance with theplan deposited in the Municipality together with the technicaldocumentation of the project. 
This means that, in case of changes made to the structure of theproperty and the consequent updating of the cadastral map, to be perfectly in
compliance with the law it is necessary to update both plans
Whenthe cadastral plan is different from the municipal plan
[img width=750,height=375]file:///C:/Users/USMANM~1/AppData/Local/Temp/msohtmlclip1/01/clip_image003.jpg[/img]Situations ofthis type are relatively frequent and, in general, the owner of a
property does not realize this problem untilthe   moment in which he decides to put it up for sale.
On this occasion, very often a more or lesssubstantial difference is revealed between the map depositedin the municipal archives together with the whole project file and the
cadastral plan archived by the Territory Agency. 
The difference, which can relate to any element of the property,dimensions, position of walls and openings, presence of terraces, balconies and
so on, is usually due to the fact that in the past (in fact this type of
discrepancy often concerns buildings built in the sixties / seventies or
previously), when restructuring and modification interventions were carried out
on a property, it was believed that it was sufficient to regularize thecadastral situation , updating the data and the plan, without at thesame time conforming the documentation filed in the municipality.
Paradoxically, it is much more important that the datadeposited in the municipal archives are exact and perfectly compliant,since it is the Municipality itself that authorizes building projects andthe construction of buildings. 
Subsequently, with the building amnesty of 1985, many situationsof this type were made known, and consequently regularized: afterthis date, the habit of presenting the variations of the polarimetry both at
the cadastral offices and at the Municipality became widespread. 
However, in some cases, it is still possible to findsituations of cadastral discrepancy and errors orinconsistencies in the plans. 
Howto solve the problem of the discrepancy between cadastral and municipal plan?
First of all, when you decide to sell a property, especially ifbuilt in an old date, received as an inheritance or purchased in the past
without ever having done any verification, it is recommended to carefully check
that the cadastral plan and the municipal plan are identical, andthat both correspond to the actual state of the property. To avoid
problems and difficulties, the best solution is to request the adviceof an experienced technician qualified to performthis type of research. 
In the event that during the check, inconsistencies arerevealed both regarding the state of the propertyand between the two plans, it is necessary to proceed with thecorrection as soon as possible. If the irregularity concerns thecadastral map, while the plan deposited in the Municipality with theproject documentation is correct, it is sufficient to update the incorrect data
and update the plan. If, on the contrary, the map deposited in themunicipal archives is wrong (and unfortunately this is the mostfrequent case) it is necessary to proceed, if possible, with an amnesty
In both cases, it is advisable to contact a qualified professional,able to access the archives of the Municipality and the Territorial Agency and
to identify the best solution to regularize thedocumentation. 
Casesof building abuse of which the owner is unaware
It is not uncommon that, buying or inheriting an apartment builtin an old date without carrying out the necessary checks, one does not realize
that there is a discrepancy between the two maps and thereforebetween one of the two and the actual state of the property. With the risk
of finding himself, later, with an incorrect and outdated municipal plan. 
If the check does not take place at the time of purchase, itoften happens that the new owner or heir, on the occasion of a renovation work,
presenting the DIA and other certifications to the Municipality to carry out the
work, receives the surprise of a floor plan municipal dissimilar dueto previous changes. Indeed, when the reference contextis a condominium, the situation of discrepancy can also involve an adjacent
apartment.
This type of inconvenience is to be considered abuilding abuse even if the owner of the property is not aware of it,and sometimes requires an amnesty by the owners of two neighboring
apartments. A situation that is not easy to deal with also because the
procedures for regularization are quite onerous, and it is not easy for, for
example, a neighbor to be in favor of supporting this expense if he does not
need to renovate. 
In the event that this type of problem arises, it is essentialto ask for the advice and intervention of an expert and qualified technician. However,to avoid finding yourself in similar situations, it is always advisable, if
possible, before purchasing a property to check with the utmost attention thesituation of the floor plans, cadastral data   and documentsdeposited in the Municipality at the time of project. 
Source: PropertyNews
 
Source: Businessworld.com.pk
 
whiterose
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