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기획부동산에게 땅 사기당하지 않는 법

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작성자 짱알이 작성일13-11-22 15:29 조회24,374회 댓글121건

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최근 다시 부동산 사기가 기승을 부릴 조짐을 보이고 있다. 집이 아닌 땅에 대해서다. 원래 기획부동산은 집은 취급하지 않는다. 원조 기획부동산은 분할되지 않은 땅이나 개발이 불가능한 토지를 싸게 사들인 다음 최소 5배이상을 받고 다시 되파는 수법이었다. 왜 집은 취급하지 않을까? 이유는 간단하다. 집은 시세가 있어 속이기가 어렵기 때문이다. 그러나 땅은 다르다. 같은 위치에 있다고 하더라도 공법상의 규제에 따라 값이 천차만별이므로 속이기가 쉬운 것이다.

그런데 최근의 기획부동산은 과거와는 달라졌다. 신도시 내 토지를 팔거나 개발이 가능한 땅을 시세보다 50%정도 이윤을 붙여 파는 방법을 구사하는 수법을 쓰기도 한다. 이는 자기가 미리 사논 땅이 값이 오르지 않자 이를 지인들에게 파는 경우도 같은 수법이다. 이러한 땅을 사면 소위 상투를 잡는 겪이다. 팔리지도 않고 수익도 나지 않고 그저 가지고 있어야만 하는 것이다.

땅의 가치는 위치, 환경, 접근도로 여부, 개발가능여부에 따라 달라진다. 특히 그중에서도 개발가능여부가 결정적인 것이다. 이에 대해서 일반인은 잘 모른다. 예를 들어 지금은 도로가 없지만 앞으로 개발계획을 보면 도로가 개설된 예정인데, 그렇게 되면 맹지가 아니라 도로 옆 토지가 되어 가격이 오를 것이라고 설명하는 식이다. 그러나 사실은 도로가 개설된다고 하더라도 그렇기 때문에 오히려 자기 땅은 개발이 불가한 상황이 생기기도 한다. 그것이 공법인 것이다. 단적인 예를 들면 전용도로가 생기면 주변 땅은 오히려 개발에 불리한 경우도 생기는 것이다.

이러한 기획부동산에게 사기당하지 않는 방법을 알아보자.

첫째, 역지사지를 해보자.
입장을 바꾼다면 그렇게 좋은 땅을 남에게 소개하거나 팔겠는가? 그렇지 않은 것이다. 그렇게 좋은 땅이라면 왜 자기가 사지 않고 타인에게 사라고 할까. 다 이유가 있는 것이다.

둘째, 급하게 계약하지 말고 3일만 생각하고 도장을 찍어라.
사기를 치는 사람들의 특성은 당장 계약하지 않으면 그 땅이 다른 사람들에게 팔릴 것이라고 이야기 하여 그 자리에서 도장 찍고 계약금이라도 받아두려고 한다. 그러나 생각해보자. 지금까지 팔리지 않은 땅이 무엇이 그리 급한 사정이 있겠는가. 오히려 급하게 계약을 서두르면 그것을 의심하여 보아야 한다. 3일만 생각하고, 주변에 물어보고, 특히 전문변호사에게 물어보고 계약을 하면 사기는 100% 예방된다. 좋은 땅은 이미 주인이 있는 것이다. 서두르지 말고 천천히 관청이나 주변에 확인하고 매수여부를 결정하겠다고 하면 그 즉시 아마 가격이 내려갈 것이다.

셋째, 전문가와 상의하라.
우리나라에서는 반드시 3명의 지인은 알아야 한다고 한다. 의사, 변호사, 경찰이다. 그런데 요즈음 변호사도 어렵다. 특히 배고픈 변호사는 굶주린 사자보다도 무섭다고 한다. 그러나 그래도 부동산 전문변호사라면 최소한 사기는 예방하여 준다. 그리고 특히 땅이 개발가능한지에 대해서 건축사나 기술사를 알아두는 것이 좋다. 그것도 어렵다면 필자에게 문의를 하면 무료로 사기 여부를 판별하여 줄 것을 약속한다. 땅의 가치는 복잡한 공법상의 제한이 거의 대부분을 결정한다. 쉬운 예로 비오톱을 아는지. 도시자연공원구역이 무엇인지는 아는지. 전문가도 어려운 것이 공법상의 제한이다. 이러한 것을 확인하지 않고 계약을 하는 것은 돈을 버리는 일이다.

이 3가지만 지켜도 부동산 사기는 당하지 않을 수 있다. 왜 자기가 사지 않고 남보고 사라고 하는가? 왜 자기 돈을 들여 소위 투자여행까지 시키면서 남에게 사라고 하는가. 이 질문에 대한 답을 다시 한번 생각해 보기를 권한다.

땅 투자는 환금성이 매우 부족하다. 즉 하우스푸어가 아니라 “랜드푸어”가 될 수도 있는 것이다. “랜드푸어”가 되지 않는 지름길은 자기 자신의 안목을 기르고, 평소에 전문변호사나 건축사 등 좋은 인맥을 맺고, 지나친 투기심을 버려야 하는 것이다. “땅 사세요.” 이 말이 곧 “돈 내놓으세요.”라는 말과 같은 말이 아닌지 정말 생각해보자.

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