In care prietenul nostru grec isi continua surprizele a la afaceri romanesti… Surprize despre care am inceput sa povestesc AICI.
Contractul
Fara sa mi se puna la dispozitie o documentatie serioasa, am fost informat ca trebuie sa prezint o oferta FOARTE atractiva in scris – in caz contrar, proprietarul urmand sa se supere si toata afacerea sa pice.
Intrucat ma interesau veniturile constante generate de spatiul comercial, am cerut contractul de inchiriere cu banca ce ocupa parterul. Reactia a fost una violenta, in care arabii ar putea lua notite despre cum sa ii iubeasca pe israelieni cu mult mai multa pasiune. Se pare ca era greu pentru proprietar sa isi imagineze cum eu aveam tupeul sa ii cer acte, necrezand in cuvintele sale.
Deoarece am continuat sa insist in cererea mea, povesteste grecul Ilias, intr-un final smecherul mi-a dat un feedback verbal, aratandu-se foarte insultat de “aroganta unui strain care nu are incredere in oamenii bogati, seriosi si celebri, care au contacte si legaturi peste tot”. Si i-a descris contractul in felul urmator:
“Sunt un om puternic, stiu toate smecheriile, am cel mai bun avocat si cel mai bun contabil. Am facut contractul dupa regulile mele, si ma avantajez pe mine. Am tratat banca asa cum merita, si le-am aratat cine este seful. Astfel ca 90% din contract este in favoarea mea, este un contract irevocabil, care ma protejeaza 101%. Mai mult, este un contract care imi permite sa evit in mod legal foarte multe taxe si impozite.”
Pe baza acestor informatii, i-am trimis o scrisoare de intentie, subliniind ca oferta mea ramane in picioare atata timp cat ce mi-a spus se dovedeste adevarat. Am fost rapid informat ca a mai aparut un client, care ofera aceeasi suma ca mine. De asemenea, mi s-a transmis ca el nu e foarte stresat, caci chiar daca banca ar pleca din cladire, ar putea inchiria usor spatiul catre altcineva, la preturi chiar mai ridicate.
Crash, Boom, Bang
Intr-un final, am primit o copie dupa celebrul contract. Pentru care nu am avut nevoie de avocati ca sa ne dam seama ca era de fapt foarte dezvantajos. Banca putea pleca oricand, cu o notificare prealabila de cateva luni – clasic pentru toate contractele de inchiriere existente. De ce? Pentru ca intre 2006–2008 foarte putini proprietari au fost interesati sa isi asigure siguranta unui flux de venituri; s-au concentrat in schimb sa obtina cea mai ridicata chirie posibila si orice combinatie de cateva luni platite in avans. Mai mult, majoritatea contractelor contine clauze de renegociere a chiriei dupa de ex. 3 ani, pe baza evolutiei preturilor. Pentru ca toata lumea era sigura ca piata va creste mereu, au vrut sa poata sa modifice chiriile pe parcurs (“ca niciun chirias sa nu profite de proprietate”).
De aceea, bancile si toti chiriasii intrerup astazi contractele de inchiriere atat de usor si isi stabilesc noi conditii in avantajul lor.
Deci celebrul contract putea inceta in orice moment, iar argumentele proprietarului devenisera amuzante. Oare ce se astepta? Sa nu citesc contractul, sa nu verific nimic? Ca am sa il cred doar pentru ca se simte important? El ar proceda la fel atunci cand cumpara o cladire?
Vorba grecului – bombardandu-si proprii avocatii cu diversele scenarii de atotputere avansate de proprietar despre ce obligatii avea banca fata de el, l-au luat avocatii la misto – Bai nene, tu nu intelegi ce citesti aici sau care-i treaba?
Un VIP infuriat
Mi-am terminat in cele din urma cercetarile. Am intrebat banca, am verificat chiriile in piata, am discutat cu multi oameni. Deci cand m-am intalnit cu proprietarul pentru ultima data, am avut argumente serioase si solide. Am inceput prin a ii spune ca ce mi-a spus el despre contract nu a fost corect (nu ca ar fi mintit, nu am vrut sa il jignesc) I-am mai explicat ca ma asteptam ca banca sa ceara o reducere a chiriei cu 25–35%, si i-am cerut in consecinta fie un pret nou, fie sa imi garanteze ca pretul de inchiriere va ramane la fel in viitor.
Ca VIP, e posibil sa aiba un loc prioritar pe lista oamenilor care il urasc pe grec pentru ca a fost sincer cu ei. Pentru ca romanul s-a infuriat foarte tare. Si nu si-a batut capul sa justifice de ce spusese atatea tampenii neadevarate. Pentru el contau doar banii: “Imi vei da banii pe care i-ai mentionat in scrisoarea de intentie?”.
“Sigur ca da. Daca cititi scrisoarea, scrie acolo ca oferta mea ramane asociata cu lucrurile pe care mi le-ati promis pana acum. Daca mi le oferiti intr-adevar, mergem imediat la notar”
“Deci nu vrei sa imi dai pretul pe care il vreau. Asta inseamna ca nu esti serios. Ca nu ai bani, si ai venit aici doar ca sa imi irosesti timpul. Daca aveai bani, mi-ai fi platit cat ti-am cerut, dar tu esti un sarantoc”
“Domnule, dar pretul pe care il cereti, versus garantiile si avantajele pe care le oferiti… nimic nu are nicio legatura cu ce mi-ati spus. In conditiile acestea, este mai ieftin sa cumpar ceva in Londra”.
Romanasul s-a ridicat si a plecat amenintandu-ma ca am facut o mare greseala sa ma joc cu el.
“Este un escroc grec in Bucuresti, trimis de banci sa scada chiriile noastre”
Foarte curand, povesteste Ilias, am inceput sa aud basme despre mine. Se pare ca proprietarul, alaturi de alti proprietari suparati din oras (caci am negociat cu multi pana acum) au imprastiat tot felul de povesti despre mine. Clar ca daca nu am bani, nu sunt om serios. Si ma razgandesc in fiecare zi. Si caut morti ca sa le fur proprietatile (si nu sangele, se pare ca Dracula are totusi prioritate la furat sange). Si ca am fost trimis de banci (de Asociatia Bancilor? De toate bancile? De unele banci? Doar de bancile grecesti?) pentru a scadea chiriile in oras si bancile sa isi renegocieze contractele.
Deci problema nu a fost deloc (sic!) faptul ca el si-a schimbat punctul de vedere si pozitia, cerandu-mi bani fara nicio justificare. Trecutul l-a invatat ca oricand a vrut o suma, a existat mereu un fraier (de obicei un strain) care aparea imediat sa i-o ofere. Proprietarul ii… acorda o audienta si in final accepta sa vanda la un pret enorm. Si putea sa arunce banii pe toate excesele de consum pe care le vedem astazi in jurul nostru.
Iar astazi este prea devreme pentru acest gen de oameni sa invete sa isi respecte clientii.
Ghici ghicitoarea mea… Chiria a fost intr-adevar redusa
Ce coincidenta… La cateva zile dupa aceasta confruntare, am aflat ca proprietarul a semnat un act aditional de modificare a contractului. Desi, vorba ceea, era un contract ataaat de puternic si avantajos pentru el, a trebuit sa accepte o reducere cu 33% a chiriei.
Ma rog, nu a spus nimani ca tot ceea ce i-am spus eu s-a dovedit corect, si ca daca as fi cumparat cladirea, m-as fi trezit cu un venit anual cu 33% mai mic decat cel anticipat si pe baza caruia as fi oferit si pretul de vanzare (vezi un scurt exemplu de calcul la final). Deci da, raman vinovat ca n-am vrut sa fiu luat de prost.
De aceea mi se spune ca mai multi proprietari din oras nu vor acum sa aiba de a face cu mine, de indata ce aud ca un grec e interesat de proprietatea lor. De aceea mai multi consultanti imobiliari locali mi-au propus sa incep sa dau interviuri, sa platesc cat mi se cere la tranzactii, sa imi declar profiturile realizate pana acum. (Ilias are in propriul buzunar 2 milioane de euro pentru achizitii imobiliare in nume propriu). Mai simplu ar fi pentru Ilias sa declare public ca este dispus sa imbogateasca pe oricine are nevoie de bani, intrucat el este un filantropist prin definitie.
PS: model simplificat de calcul pentru pretul de vanzare al unei cladiri ce ofera venituri din chirii:
Pret de vanzare = Profit operational / rata de randament asteptata
Daca rata de randament este asemanatoare ca principiu cu rata dobanzii pe care o obtine cineva la un depozit bancar (pentru piata imobiliara acum se foloseste un interval intre 7% si 10%), profitul operational este direct influentat de veniturile din chirii obtinute de proprietar: in afara costurilor cu utilitatile, pe care le suporta de obicei direct chiriasii sau care sunt refacturate catre chiriasi, in afara cheltuielilor cu impozitul pe cladire, cu asigurarea contra incendiului (vezi focul de la Milenniu), cu amortizarea cladirii si cu paza, in general proprietarul nu are alte cheltuieli, deci o mare parte din chiriile incasate inseamna profit in buzunarul lui.
Revenind la cazul de mai sus, daca proprietarul primea initial de la chiriasul banca venituri de 100.000 euro anual, iar cheltuielile modice prezentate anterior erau un 20.000 euro, ramane cu 80.000 profit operational. Sa zicem ca vin eu, cumparator interesat, si ne intelegem ca un randament de 9% este de bun simt si pentru cel care imi vinde, si pentru cat ma astept eu sa castig anual de pe urma inchirierii cladirii. Atunci eu sunt de acord sa platesc 80.000 / 9% = 720.000 euro proprietarului.
Dar ceea ce a incercat Ilias sa se asigure este ca intr-adevar va obtine cei 100.000 euro, care ii vor permite sa obtina si profitul de 80.000 euro.
Pentru ca in momentul in care chiriasul si-a renegociat chiria mai ieftin cu 35%, inseamna ca Ilias ar fi ajuns sa incaseze 65.000 euro, sa cheltuiasca 20.000, sa aiba profit 45.000 si, la acelasi randament de 9%, sa obtina o evaluare de piata a noii sale proprietati, cumparate de la un mare smecher de Romania, de 500.000 euro. Dupa ce tocmai daduse pe ea 720.000 euro.
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Partea II: Afaceri si tepe imobiliare de Bucuresti – Rom-capitalismul salbatic loveste din nou | MoneyWatch.ro
Partea II: Afaceri si tepe imobiliare de Bucuresti – Rom-capitalismul salbatic loveste din nou | MoneyWatch.ro
Partea II: Afaceri si tepe imobiliare de Bucuresti – Rom-capitalismul salbatic loveste din nou | MoneyWatch.ro
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02 février 2009
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銇椼亱銇椼€併€屾棩閵€銇拷鍔犵珐鍜屾湡寰呫伅鏃伀甯傚牬銇ч珮銇俱倞銆併仢銈屻倰瑕嬭秺銇椼仧鍐嗗2銈娿倐鐩稿綋绋嬪害鍑恒仸銇勩倠銇仹銆佸疅闅涖伄绶╁拰銇屻亗銈屻伆銆庛偦銉兓銈兂銉汇儠銈°偗銉堛€忥紙鏈熷緟銇従瀹熷寲銈掑彈銇戙仧銉夈儷澹层倞锛夈伀銇倞銈勩仚銇勩€嶃仺锛及銉儷銈兂銉汇儊銈с兗銈归妧琛屻兓鍌靛埜鐐烘浛瑾挎熁閮ㄩ暦銇綈銆呮湪铻嶆皬銇簣鎯炽仚銈嬨€?
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. # 86 !
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锛绘澅浜€€锛掞紪鏃ャ€€銉偆銈裤兗锛姐€€鏉ラ€便伄澶栧浗鐐烘浛甯傚牬銇с伅銆佹棩閵€閲戣瀺鏀跨瓥姹哄畾浼氬悎銇屻儩銈搞儐銈c儢銉汇偟銉椼儵銈ゃ偤銈掋倐銇熴倝銇欍亱銆佸強銇炽€侀€辨湯銇背闆囩敤绲辫▓銈掑彈銇戙仧绫抽暦鏈熼噾鍒┿伄鍕曞悜銇屻儔銉紡鍐嗙浉鍫淬伄銈偖銈掓彙銈娿仢銇嗐仩銆?涓€鏂广仹銆侀噺鐨勭珐鍜屻仹鍐嗗畨銈掋亼銈撳紩銇欍倠銇ㄣ伄涓诲嫉銇簿绁炶珫銇亷銇庛仾銇勩仺銇寚鎽樸倐銇傘倞銆併儔銉亴锛橈紤鍐嗗彴銇俱仧銇仢銇墜鍓嶃仹鎶樸倞杩斻仐鍙嶈惤銇欍倠鍙兘鎬с倐鍑恒仸銇勩倠銆傘儲銉笺儹銇仱銇勩仸銇富銇偆銉欍兂銉堛亴銇亜銇亱銆佷笂鏄囥倰銇戙倱寮曘仚銈嬨伄銇姇姗熺殑銉濄偢銈枫儳銉炽伄銈枫儳銉笺儓銈儛銉笺伄銇裤仺銇勩亞鐘舵硜銇犮€?浜堟兂銉兂銈搞伅銉夈儷锛忓唵銇岋紬锛欙紟锛曪紣鈹€锛橈紤锛庯紦锛愬唵銆併儲銉笺儹锛?
鍝插か锛氥亗銉笺仚銇斻亜銇兗銇c仸銆傚熀鏈殑銇极鎵嶃倰鏄犲儚銇仐銇熴倝闈㈢櫧銇忋仾銇忋仾銈嬨儜銈裤兗銉炽亴澶氥亜銈撱倓銈嶃仾銇c仸鎬濄仯銇︺仧銈撱仹銇欍亼銇┿€佹兂鍍忋仐銇熴倛銈娿伅銈嬨亱銇潰鐧姐亱銇c仧銇с仚銆?
Triadafilopolous G, Castillo T: Nonpropulsive esophageal contractions and gastroesophageal reflux. Am J Gastroenterol 86:153 159, 1991
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Half Life 1998
涓婅銇尰鐧傛闁㈠牨銇€併儭銉囥偅銈儷銉囥偆銉撱兗銈堛倞鎯呭牨鎻愪緵銈掑彈銇戙仸鎺茶級銇椼仸銇娿倞銇俱仚銆傛渶鏂般伄鍐呭銇仱銇嶃伨銇椼仸銇€佸康銇仧銈佸尰鐧傛闁伀銇旂⒑瑾嶃伄涓娿€併仈鏉ラ櫌涓嬨仌銇勩€?銇倝浠欑煶鑰抽蓟鍜藉枆绉戝尰闄?
Perfect transaction…very pleased. Excellent seller!
état d’abandon. A l’intérieur, la vétusté des installations électriques et de la plomberie sont un
a-t-il poursuivi rejetant les critiques internationales sur un recours disproportionné à la
鑺便仺閲嶃伃銇︽挳銈嶃亞 澶氶噸闇插厜銇€佸够鎯崇殑銇笘鐣屻倰鐢熴伩鍑恒仚銇撱仺銇仹銇嶃倠銆併儹銉偘銉┿儠銈°兗銇腑銇с倐澶т汉姘椼伄銉嗐偗銉嬨儍銈櫔
応じて、ゲートの大きさまたは停止ログとヘッド圧を受けるゲートやログを考慮する多数の運用と経済変数があります
inscrits dans notre culture politique. Associant chaque équipe sans distinction de
鍐欑湡銈掓挳銈嬨伀銇倐銇°倣銈撴櫞銈屻仧鏃ャ亴涓€鐣ソ銇嶃仾銇仹銇欍亴銆佸疅銇銇泧銇c仧鏃ャ倐濂姐亶銇с仚銆?
Le désormais inoubliable ?je ne suis pas noir, je suis fran?ais? du joueur d’origine antillaise
d’une guerre entre le député sortant, Nicole Catala, et l’ancien ministre Dominique Versini,
銇傘倱銇俱倞濂姐亶銇樸們銇亱銇c仧鍐欑湡銇с倐銆併儞銉炽伀鍏ャ倢銇°們銇嗐仺浠娿伨銇с仺閬曘仯銇熼瓍鍔涖亴銇с仸銇忋倠銈撱仹銇欍倛銆?
à sanctionner Sarkozy avant de prononcer le nom de Hollande du bout des lèvres ! Et qu ensuite, il a présenté des candidats aux législatives
彼は、彼のイングランドを拾って、キャップ112がチームにアンドラウェンブリー?スタジアムで水曜日として彼女の夫のデビッド?ベッカムをサポートするためには、町に戻って、35才です
チャットの間、女優は明らかに彼女はビバリーヒルズの本当の主婦のファンです、しかし、現実ショーは明らかに彼女の番組に触発されたと言いました
ミッチェルdockery紫と赤の協力、クリスティン?バランスキースカーレットに出たダニエル?ブルックス飛び込んで身に明るいオレンジ色の数とローラ?ダーンかわいいサーモンピンクで絵のように見えました
男性の星のエリザベス?モスとクリスティーナ?ヘンドリックスは実質的に異なるルックスを支持し、彼女のブロンドの髪をトリミングでより見てとげとげしいエリザベートで、白と黒のビンテージ?ニール?レーン宝石と協力アンドリューgnのガウン
女優はタキシードジャケットとジーンズとの完全な黒でスタイリッシュに見えました、クリスティーナ?ルブタンかかとと色合い彼女は、現在必死の主婦の最後のシーズンを撮影しています
ハイジ?クルムは、彼女が車の中から彼女の非常に堅い梅に色のついたクリスティーナルブタンかかとと協力の堅いベルサーチのドレスのトラブルがあったと認めました
銉炪偆銉椼儹銉曘偅銉笺儷 瀹氱暘 瓒e懗 銉戙兂銉汇亰鑿撳瓙浣溿倞銆佸湌鑺搞€併儞銉笺偤銈偗銈讳綔銈?銇俱仛瀹躲伀甯般仯銇︺仚銈嬨亾銇ㄣ伅銇伀 鎵嬫礂銇勩仺銇嗐亴銇勮柆銇с亞銇屻亜锛?骞冲潎鐫$湢鏅傞枔銇? 锛栵綖锛楁檪闁?銉栥儹銈般伄鏇存柊闋诲害銇? 銇汇伡姣庢棩 銉栥儹銈般伀浣曟浉銇勩仸銈? 銇倣銇°倕銈撱伄銇撱仺銈勩偟銈仭銈冦倱銇亾銇?闆嗐倎銇︺倠銈傘伄銇? 銉熴儍銉曘偅銉笺兓锛帮讥锛恒兓锝嶏紗锝嶁€欙綋 濂姐亶瀚屻亜 瀚屻亜銇銇圭墿銇? 銇嬨伀銇裤仢銉汇仧銈夈亾銉汇偔銉犮儊銆€銇с倐鏂欑悊娉曘伀銈堛仯銇︺伅椋熴伖銈夈倢銈?濂姐亶銇偣銉濄兗銉勩伅 閲庣悆銉汇儛銉兗銉溿兗銉仾銇╃悆鎶€ 濂姐亶銇敺鎬с偪銉兂銉堛伅 鍙嶇敽闅嗗彶 濂姐亶銇偄銉笺儐銈c偣銉堛伅 锛э棘锛★脊 濂姐亶銇優銉炽偓銇? 鐭㈡并銇傘亜銉汇亗銇勩仏銈忛仴銉诲皬鑺辩編绌?濂姐亶銇洸銇? 锛э棘锛★脊銇洸 濂姐亶銇粖銇? 銈广偤銈伄銉偞銉筹疾 濂姐亶銇牬鎵€銇? 銈傘仭銈嶃倱銇婂 濂姐亶銇嫊鐗┿伅 榛掓煷 濂姐亶銇紤鏃ャ伄閬庛仈銇楁柟銇? 銉儞銉炽偘銇с伨銇c仧銈?濂姐亶銇壊銇? 銉斻兂銈?銇濄伄浠?浣曘倰銇椼仸銇勩倠鏅傘亴骞搞仜 銇娿亜銇椼亜鐗╅銇广仸銈嬫檪銇ㄥ瘽銇︺亜銈嬫檪 濂姐亶銇儢銉偘銇? 鏌寸姮銉栥儹銈般兓鏂欑悊銉栥儹銈般兓銈兗銉囥儖銉炽偘銉栥儹銈?鑷垎銇搞伄銇旇缇庛伅 鏈€杩戙伅銇娿亜銇椼亜銈广偊銈c兗銉勶紒 骞搞仜銈掓劅銇樸倠鐬枔 銇娿亜銇椼亜鐗╅銇广仸銇勩倠鏅?鎼哄腐銇绋伅 锝侊綍銇挤锛栵紦锛o肌 銇婂紒褰撱伀绲跺銇勩倢銇︽銇椼亜銇娿亱銇氥伅 鍗电劶銇嶃兓銇嬨倝鎻氥亽銉汇偊銈ゃ兂銉娿兗 浠娿伄鐫€銇嗐仧銇仾銈撱仹銇欍亱 銉炪儶銉笺兓銉︺兗锝炪伒銇熴倞銇湭鏉ワ絺锝欍儢銉兗銉庛兓銉炪兗銈?浠娿€佹梾琛屻仹銇勩亶銇熴亜銇ㄣ亾銈嶃伅 銈儭銉偒 銇傘仾銇熴伀銇ㄣ仯銇︺伄蹇呴渶鍝併伅銇伀 銈炽兂銈裤偗銉堛儸銉炽偤 1銉舵湀姣庢棩椋熴伖銈嬨仺銇椼仧銈変綍 绱嶈眴銇ㄣ儴銉笺偘銉儓 鈼嬧棆渚濆瓨鐥囥仹銇?銉栥儹銈颁緷瀛樼棁 銇倱銇愩仈銇撱倱銇?
クリスティーナ?ヘンドリックスは、彼女が夫ジェフリー?アラン闊歩している彼女のもので、赤じゅうたんの上でポーズをとったとして、衝撃的なレースの短い袖のついた黒のドレスを身に着けた
赤じゅうたんの先頭の明りをたたいて明るい色、日曜日の夜のエミー賞でした1月のジョーンズ、ズーイー?デシャネル、ケリー?ワシントンとクレアデンマーク人はドレスのまばゆい多数の方法を導いた
Partea II: Afaceri si tepe imobiliare de Bucuresti – Rom-capitalismul salbatic loveste din nou | MoneyWatch.ro
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