The company "Valrus" was contacted by the company "Blagovest C+", which is engaged in the production of ventilation equipment. The company's production and administrative site is located in the Moscow region in the city of Mytishchi. The reason for the appeal was the overestimated cadastral value of the land plot and, accordingly, overvalued land payments.
Initially, the company's representatives intended to challenge the cadastral value through its determination in the amount of the market value. Therefore, they turned to us for the preparation of a valuation report and consultations on this procedure.
After analyzing the documents on the object, we came to the conclusion that the client's goals can be achieved in a more efficient way with less financial and time costs. We conducted an analysis of determining the value within the framework of the state cadastral valuation and found that the land plot was valued according to group 4.1 "Commercial facilities", since the type of use of the land plot according to the documents was listed as for trade and production activities.
Consequently, guided by the methodological guidelines for the state cadastral valuation, approved by the order of the Ministry of Economic Development of the Russian Federation dated 05/12/2017 N 226, The State Budgetary Institution of the Moscow Region "Center for Cadastral Valuation" made a valuation based on the type of permitted use that leads to the maximum result, that is, based on the commercial purpose of the object.
At the same time, no actual trading activity was carried out on this land plot: there was a building on it, in which most of it was a workshop-warehouse for the production and storage of ventilation equipment, the other part of the building was allocated to an administrative block. There were no shops on the territory.
We suggested the Client to submit an application for correction of a cadastral mistake in order to correct the valued grouping of the object. Upon satisfaction of the application, the cadastral value must be recalculated for a group of industrial and warehouse sites. The customer agreed with the proposed course of action, and concluded a contract with Valrus for the provision of appropriate consulting services.
As part of the execution of work under the contract, we prepared an application for correcting a cadastral mistake, providing an comprehensive list of evidence of the absence of commercial activity on the land plot in the appendix to it, and personally submitted this application to the state budgetary institution.
In the process of providing services, we also provided Blagovest C+ consulting services to support this procedure. Due to this, correct interaction was ensured between the owner, the state budgetary institution and the administration of the Mytishchi urban district. State budgetary institution sent a request to the city administration to confirm the actual use of the facility. We accompanied the inspection of the territory by a representative of the Mytishchi administration, advised the customer so that he controlled the document flow between the departments, and the timely sending of a response by the administration to the budgetary institution.
These actions eventually allowed us to obtain a positive decision on our application and the introduction of updated information about the cadastral value in the Unified State Register. Correcting the cadastral mistake by changing the valuation grouping of the site allowed the owner to reduce the cadastral value of the land by almost 2 times, from more than 7,700 rubles per 1 sq.m to 4,100 rubles/sq.m. The whole procedure took 1.5 months.
We also provided additional consultations for the owner, which can allow him to avoid distortions in determining the cadastral value in the future. In particular, a decree of the administration was received on the change of the the type of permitted use of the site from industrial and commercial to exclusively industrial (code 06.060). It was also proposed to make corrections to the name of the building, since its incorrect name in the future may also lead to the determination of the cadastral value for a group that does not correspond to the actual purpose.