{"id":6284,"date":"2024-04-15T17:37:08","date_gmt":"2024-04-15T14:37:08","guid":{"rendered":"https:\/\/mfc.md\/niuansi\/"},"modified":"2025-11-13T16:09:06","modified_gmt":"2025-11-13T13:09:06","slug":"niuansi","status":"publish","type":"post","link":"https:\/\/mfc.md\/ro\/niuansi\/","title":{"rendered":"V\u00c2NZAREA IMOBILULUI \u00ceN MOLDOVA"},"content":{"rendered":"\t\t
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    Impozitul pe v\u00e2nzarea imobilului
    Sp\u0103larea banilor
    Provenien\u021ba banilor cump\u0103r\u0103torului
    Perfectarea tranzac\u021biei la notar
    Riscurile reducerii artificiale a pre\u021bului
    Riscurile cump\u0103r\u0103torilor \u0219i v\u00e2nz\u0103torilor
    Sp\u0103larea banilor
    Tranzac\u021bii imobiliare
    Termenul de prescrip\u021bie \u2013 peste trei ani
    Declara\u021bia fiscal\u0103 este obligatorie
    Plata \u00een numerar sau prin transfer<\/strong><\/p>\n

    Va fi mult text, pentru c\u0103 \u00een acest articol vom atinge multe \u201ecapcane\u201d \u0219i nuan\u021be cu care v\u0103 ve\u021bi confrunta atunci c\u00e2nd vinde\u021bi sau cump\u0103ra\u021bi imobil \u00een Republica Moldova.<\/p>\n

    Impozitul pe v\u00e2nzarea imobilului \u00eel achit\u0103 V\u00e2nz\u0103torul \u0219i este de 12% din pre\u021bul de v\u00e2nzare.<\/strong>
    Este enorm.<\/p>\n

    Sunt scuti\u021bi de impozit:<\/strong><\/p>\n

    \u2013 dac\u0103 acesta este singurul imobil<\/strong> pe care \u00eel de\u021bine\u021bi \u00een Republica Moldova.<\/p>\n<\/li>\n<\/ul>\n\n

    Dac\u0103 o de\u021bine\u021bi mai mult de 3 ani<\/p>\n

    Locui\u021bi \u0219i sunte\u021bi \u00eenregistrat la aceast\u0103 adres\u0103 \u2014 \u0219i aici \u00eencep \u201ebalans\u0103rile\u201d.<\/p>\n

    Toate cele trei condi\u021bii trebuie \u00eendeplinite. Atunci nu ve\u021bi pl\u0103ti impozit<\/strong>!<\/p>\n

    \u0218i aici \u00eencepe\u2026<\/p>\n

    Dac\u0103 locui\u021bi, dar nu sunte\u021bi \u00eenregistrat<\/strong>, ve\u021bi pl\u0103ti impozitul \u00een orice caz.<\/p>\n

    Dac\u0103 sunte\u021bi \u00eenregistrat, dar nu locui\u021bi<\/strong>, ve\u021bi pl\u0103ti impozitul \u00een orice caz.<\/p>\n

    Dac\u0103 v\u0103 afla\u021bi peste hotare mai mult de 180 de zile<\/strong>, conform legisla\u021biei fiscale sunte\u021bi considerat nerezident<\/strong>, chiar dac\u0103 sunte\u021bi cet\u0103\u021bean al Republicii Moldova \u2014 \u0219i ve\u021bi pl\u0103ti impozit \u00een orice caz.<\/p>\n

    \u0218i \u00eenc\u0103 multe \u201edac\u0103\u201d\u2026 \u0219i \u00een multe situa\u021bii acest lucru este nedrept.<\/p>\n

    O persoan\u0103 a muncit toat\u0103 via\u021ba, a pl\u0103tit impozite statului, a f\u0103cut repara\u021bii \u00een unica sa locuin\u021b\u0103, o vinde pentru a-\u0219i cump\u0103ra alta \u2014 \u0219i trebuie s\u0103 pl\u0103teasc\u0103 impozit pentru v\u00e2nzarea imobilului.
    Este nedrept \u2014 este dubl\u0103 impozitare.<\/p>\n

    Ca de obicei, \u00een noile legi sunt multe lacune, interpretate de fisc \u00een favoarea lor.<\/p>\n

    Exist\u0103 modalit\u0103\u021bi legale<\/strong> de a reduce semnificativ plata impozitului, \u0219i noi v\u0103 vom spune despre ele \u2014 nu tuturor, ci doar clien\u021bilor no\u0219tri, \u0219i doar \u201e\u00een tain\u0103\u201d.<\/p>\n

    \u00cen Republica Moldova se aplic\u0103 activ legisla\u021bia privind combaterea sp\u0103l\u0103rii banilor<\/strong>. La acest proces sunt implica\u021bi b\u0103ncile, notarii \u0219i o serie de institu\u021bii de stat.<\/p>\n

    O serie de persoane care activeaz\u0103 \u00een domeniul juridic \u0219i financiar sunt obligate prin lege s\u0103 prezinte rapoarte despre tranzac\u021biile pe care le autentific\u0103 sau la care particip\u0103 ca intermediari.<\/p>\n

    \u00cen ceea ce prive\u0219te notarii<\/strong>, \u00eencheierea tranzac\u021biei este precedat\u0103 de o munc\u0103 minu\u021bioas\u0103 de verificare a provenien\u021bei banilor<\/strong> de la cump\u0103r\u0103tor.<\/p>\n

    Notarii solicit\u0103 cump\u0103r\u0103torilor dovezi privind originea mijloacelor financiare folosite pentru achizi\u021bia imobilului. Ca dovad\u0103 pot servi: contracte de credit cu b\u0103ncile, contracte de v\u00e2nzare a unei locuin\u021be de\u021binute anterior, adeverin\u021be de salariu, extrase bancare privind transferurile primite din str\u0103in\u0103tate \u0219i alte documente justificative.<\/p>\n\n

    Decizia privind suficien\u021ba documentelor prezentate este luat\u0103 de notar. Dac\u0103 apar suspiciuni privind provenien\u021ba mijloacelor b\u0103ne\u0219ti, se va refuza autentificarea tranzac\u021biei.<\/p>\n

    \u00cen acest context trebuie men\u021bionat \u0219i un alt aspect \u2013 \u00eencetarea tranzac\u021biilor la a\u0219a-numitul \u201epre\u021b BTI\u201d. \u00cen contracte p\u0103r\u021bile sunt obligate s\u0103 indice pre\u021bul real<\/strong> al v\u00e2nz\u0103rii. Dac\u0103 pre\u021bul este subevaluat, autentificarea contractului va fi refuzat\u0103.<\/p>\n

    Pentru o anumit\u0103 perioad\u0103 \u00een Republica Moldova era practicat\u0103 v\u00e2nzarea imobilelor \u201ela pre\u021b BTI\u201d. P\u0103r\u021bile indicau \u00een contract drept pre\u021b valoarea imobilului conform certificatului din Cadastru. Pre\u021bul real era indicat \u00eentr-o chitan\u021b\u0103 pe care p\u0103r\u021bile o \u00eentocmeau \u00eentre ele, f\u0103r\u0103 participarea notarului.<\/p>\n

    Notarul poate solicita un raport de evaluare de la un expert independent pentru a determina valoarea de pia\u021b\u0103 a imobilului \u0219i poate refuza autentificarea tranzac\u021biei dac\u0103 valoarea este mult subevaluat\u0103.<\/p>\n

    Exist\u0103, de asemenea, riscuri pentru Cump\u0103r\u0103tor \u00een cazul \u00een care V\u00e2nz\u0103torul se adreseaz\u0103 \u00een instan\u021b\u0103 \u00een termen de 3 ani pentru anularea contractului de v\u00e2nzare-cump\u0103rare din motivul subevalu\u0103rii pre\u021bului \u2014 V\u00e2nz\u0103torul va returna Cump\u0103r\u0103torului doar suma indicat\u0103 \u00een contract<\/strong>.<\/p>\n

    \u00centocmirea chitan\u021bei putea avea consecin\u021be fiscale extrem de negative pentru v\u00e2nz\u0103tor. Practica judiciar\u0103 este plin\u0103 de dosare \u00een care chitan\u021bele, ajunse \u00een aten\u021bia organelor de drept, sunt transmise c\u0103tre Inspectorat pentru verificarea achit\u0103rii impozitelor. Inspectoratul efectua repetat controale fiscale. \u00cen urma acestora se \u00eentocmeau acte de verificare. Dac\u0103 se constata c\u0103 v\u00e2nz\u0103torul a evitat plata impozitului, acesta era tras la r\u0103spundere fiscal\u0103.<\/p>\n

    Conform regulilor \u00een vigoare, \u00eenainte de semnarea tranzac\u021biei p\u0103r\u021bile sunt obligate s\u0103 completeze formulare speciale, \u00een care, pe propria r\u0103spundere, indic\u0103 sursele provenien\u021bei mijloacelor b\u0103ne\u0219ti. De asemenea, p\u0103r\u021bile sunt obligate s\u0103 furnizeze informa\u021bii cu privire la cine este beneficiarul real al tranzac\u021biei.<\/p>\n\n

    Toat\u0103 informa\u021bia privind beneficiarii reali ai tranzac\u021biei este indicat\u0103 pe propria r\u0103spundere a p\u0103r\u021bilor.<\/p>\n

    \u00centr-un chestionar separat, p\u0103r\u021bile sunt obligate s\u0103 r\u0103spund\u0103 la \u00eentreb\u0103ri referitoare la apartenen\u021ba lor (sau a so\u021bului\/so\u021biei) la func\u021bionari de rang \u00eenalt, persoane politice, conducerea armatei, structuri de for\u021b\u0103, autoritatea judec\u0103toreasc\u0103 sau executiv\u0103.<\/p>\n

    Venitul ob\u021binut din v\u00e2nzarea imobilului trebuie declarat \u0219i se achit\u0103 impozitul pe cre\u0219terea de capital. Impozitul nu se achit\u0103 \u00een cazul \u00een care casa sau apartamentul v\u00e2ndut au fost locuin\u021ba principal\u0103<\/strong> a v\u00e2nz\u0103torului.<\/p>\n

    Conform art. 5 CF, pct. 46, locuin\u021ba principal\u0103 este locuin\u021ba care \u00eentrune\u0219te cumulativ urm\u0103toarele condi\u021bii:<\/p>\n

    a) se afl\u0103 \u00een proprietatea contribuabilului timp de cel pu\u021bin trei ani;<\/p>\n

    b) constituie locul de trai\/\u0219edere<\/strong> al contribuabilului \u00een ultimii trei ani p\u00e2n\u0103 la momentul \u00eenstr\u0103in\u0103rii.<\/p>\n

    Lipsa \u00eenregistr\u0103rii (domiciliului), nerespectarea termenelor de de\u021binere ofer\u0103 dreptul de a \u00eencasa impozitul \u00een mod for\u021bat.<\/p>\n

    Deseori cump\u0103r\u0103torii solicit\u0103 v\u00e2nz\u0103torilor s\u0103 se radieze din registrul de domiciliu \u00eenainte de v\u00e2nzare, pentru ca la momentul tranzac\u021biei nimeni s\u0103 nu figureze \u00een locuin\u021b\u0103. Radierea din domiciliu \u00eenainte de v\u00e2nzare poate duce la \u00eentreb\u0103ri din partea Inspectoratului Fiscal, iar locuin\u021ba poate pierde statutul de locuin\u021b\u0103 principal\u0103.<\/p>\n

    Consecin\u021bele negative sunt inevitabile, iar motivul este sistemul creat de colectare a informa\u021biilor. Datele despre tranzac\u021bia \u00eencheiat\u0103 vor deveni direct sau indirect cunoscute Serviciului Fiscal \u0219i altor autorit\u0103\u021bi de stat.<\/p>\n\n

    Din anul 2016 este introdus un sistem electronic \u00een care raportarea este transmis\u0103 prin semn\u0103tur\u0103 electronic\u0103. Informa\u021biile furnizate vizeaz\u0103 fiecare tranzac\u021bie \u00een parte \u0219i fiecare dintre p\u0103r\u021bile acesteia, indic\u00e2nd date detaliate despre pre\u021b, obiectul tranzac\u021biei \u0219i datele personale ale p\u0103r\u021bilor.<\/p>\n

    \u00cen privin\u021ba p\u0103r\u021bilor se indic\u0103 numele, prenumele, codurile personale \u0219i cet\u0103\u021benia. \u00cen privin\u021ba tranzac\u021biei se indic\u0103 data \u0219i num\u0103rul \u00eenregistr\u0103rii \u0219i pre\u021bul.<\/p>\n

    Obiectul tranzac\u021biei este descris detaliat: se indic\u0103 num\u0103rul cadastral al imobilului, iar pre\u021bul este men\u021bionat at\u00e2t \u00een valut\u0103 str\u0103in\u0103, c\u00e2t \u0219i \u00een lei.<\/p>\n

    \u00cen raportarea tranzac\u021biilor sunt introduse periodic modific\u0103ri \u0219i complet\u0103ri care extind volumul de informa\u021bii furnizate c\u0103tre Inspectorat.<\/p>\n

    Pentru perioada de raportare curent\u0103, informa\u021biile furnizate au fost, de asemenea, supuse unor modific\u0103ri. Pentru anul 2023, c\u0103tre Inspectorat vor fi transmise nu doar datele tranzac\u021biei actuale \u00eencheiate de p\u0103r\u021bi, ci \u0219i o parte din datele din actele de proprietate. Cu alte cuvinte, se prevede indicarea \u00een raportare a informa\u021biilor privind pre\u021bul la care obiectul v\u00e2ndut a fost achizi\u021bionat anterior.<\/p>\n

    Astfel, Inspectoratul dispune \u0219i actualizeaz\u0103 constant un volum suficient de mare de date despre imobilele v\u00e2ndute, cu indicarea pre\u021bului, datelor p\u0103r\u021bilor, iar tranzac\u021biile \u00eencheiate de o anumit\u0103 persoan\u0103 pot fi verificate \u00een caz de necesitate sub aspectul achit\u0103rii impozitelor.<\/p>\n

    Conform practicii judiciare, volumul de date colectate este utilizat activ. Dac\u0103 un apartament sau alt imobil a fost v\u00e2ndut cu mult timp \u00een urm\u0103, chiar \u0219i expirarea termenului de prescrip\u021bie de patru ani nu \u00eel scute\u0219te pe v\u00e2nz\u0103tor de posibil\u0103 r\u0103spundere fiscal\u0103.<\/p>\n

    Legiuitorul a elaborat legea astfel \u00eenc\u00e2t termenele de prescrip\u021bie s\u0103 nu se aplice \u00een cazurile \u00een care contribuabilul era obligat s\u0103 depun\u0103 declara\u021bia de venit, dar nu a depus-o sau a depus-o cu date eronate. Cu alte cuvinte, inspectorii pot trage la r\u0103spundere v\u00e2nz\u0103torul pentru neplata impozitului pe venit din v\u00e2nzarea imobilului chiar \u0219i peste \u0219ase sau chiar opt ani dup\u0103 tranzac\u021bie.<\/p>\n\n

    Nu doar Inspectoratul Fiscal prime\u0219te informa\u021bii despre tranzac\u021biile imobiliare. Informa\u021bii detaliate despre tranzac\u021bii sunt transmise c\u0103tre Centrul pentru Prevenirea \u0219i Combaterea Sp\u0103l\u0103rii Banilor.<\/p>\n

    \u00centr-un interval relativ scurt de timp dup\u0103 autentificarea unei tranzac\u021bii cu imobile \u00een valoare mai mare de 200 mii lei, datele despre tranzac\u021bie sunt transmise de notar c\u0103tre Centrul pentru Combaterea Sp\u0103l\u0103rii Banilor. Volumul informa\u021biilor pe care \u00eel primesc inspectorii Centrului este, de asemenea, destul de mare. \u00cen unele aspecte, acesta este chiar mai extins dec\u00e2t datele primite de Inspectorat.<\/p>\n

    Raportul adresat Centrului include descrierea tranzac\u021biei: data, ora, pre\u021bul, obiectul \u0219i p\u0103r\u021bile tranzac\u021biei.<\/p>\n

    Descrierea p\u0103r\u021bilor \u2013 nu doar numele \u0219i codurile personale, ci \u0219i domiciliul, numerele de telefon, adresele de e-mail, datele din actele de identitate \u0219i pa\u0219apoarte: seria, data eliber\u0103rii, precum \u0219i informa\u021bii despre cet\u0103\u021benia fiec\u0103rei p\u0103r\u021bi.<\/p>\n

    Dac\u0103 tranzac\u021bia a fost realizat\u0103 prin procur\u0103, sunt furnizate detalii complete despre reprezentantul p\u0103r\u021bilor. Dac\u0103 \u00een tranzac\u021bie particip\u0103 o persoan\u0103 juridic\u0103, sunt indicate toate datele \u00eentreprinderii \u0219i ale reprezentantului care a semnat contractul.<\/p>\n

    Este important de men\u021bionat c\u0103 Centrul prime\u0219te informa\u021bii despre modul de efectuare a pl\u0103\u021bii \u2013 \u00een numerar sau prin conturi bancare. Dac\u0103 plata s-a f\u0103cut prin transfer bancar, sunt transmise c\u0103tre Centru datele conturilor bancare ale p\u0103r\u021bilor.<\/p>\n

    Colectarea informa\u021biilor se desf\u0103\u0219oar\u0103 de peste zece ani \u0219i este perfec\u021bionat\u0103 continuu. Din anul 2018 a fost introdus\u0103 declararea electronic\u0103. Un nou raport, \u0219i mai detaliat, pentru Centrul de Combatere a Sp\u0103l\u0103rii Banilor a fost implementat de la 1 septembrie a anului curent.<\/p>\n

    Rezumat scurt:<\/strong> \u00eenainte de \u00eencheierea unei tranzac\u021bii trebuie re\u021binut c\u0103 informa\u021biile despre aceasta vor fi transmise la Inspectoratul Fiscal nu mai t\u00e2rziu de luna februarie a anului urm\u0103tor. V\u00e2nz\u0103torului \u00eei este recomandat s\u0103 consulte din timp un specialist competent al Inspectoratului pentru a estima suma aproximativ\u0103 a impozitului ce urmeaz\u0103 a fi achitat.<\/p>\n

    Un aspect practic<\/strong>, legat de b\u0103nci \u0219i de pl\u0103\u021bile prin sistemele bancare: \u00eenainte de \u00eencheierea tranzac\u021biei p\u0103r\u021bile trebuie s\u0103 decid\u0103 momentul \u00een care vor efectua plata pentru tranzac\u021bia de v\u00e2nzare-cump\u0103rare a imobilului \u0219i s\u0103 stabileasc\u0103 modul de achitare. Dac\u0103 plata se face prin banc\u0103, este necesar s\u0103 se consulte \u00een prealabil cu angaja\u021bii acesteia.<\/p>\n

    Cea mai simpl\u0103 variant\u0103 \u2013 achitarea \u00een numerar \u00eenainte de semnarea tranzac\u021biei. Contractul este \u00eentocmit la notar. P\u0103r\u021bile efectueaz\u0103 plata: \u00een prezen\u021ba notarului sau achit\u0103 la banc\u0103, apoi revin la notar \u0219i finalizeaz\u0103 autentificarea tranzac\u021biei.<\/p>\n

    Dac\u0103 p\u0103r\u021bile indic\u0103 faptul c\u0103 plata va fi efectuat\u0103 dup\u0103 semnarea contractului sau \u00een tran\u0219e, atunci contractul de v\u00e2nzare-cump\u0103rare se \u00eencheie cu condi\u021bia p\u0103str\u0103rii dreptului de proprietate de c\u0103tre v\u00e2nz\u0103tor p\u00e2n\u0103 la momentul achit\u0103rii integrale. P\u0103r\u021bile pot conveni ca cump\u0103r\u0103torul s\u0103 achite o parte din sum\u0103 la semnarea contractului, iar restul p\u00e2n\u0103 la o anumit\u0103 dat\u0103.<\/p>\n

    La \u00eencheierea unui contract cu plata \u00een rate, p\u0103r\u021bile trebuie s\u0103 stabileasc\u0103 faptul c\u0103 v\u00e2nz\u0103torul \u00ee\u0219i p\u0103streaz\u0103 dreptul de proprietate p\u00e2n\u0103 la achitarea integral\u0103 a sumei (alin. (1) art. 1191 CC). Dac\u0103 plata se efectueaz\u0103 \u00een tran\u0219e dup\u0103 semnarea contractului, cump\u0103r\u0103torul nu poate deveni proprietar deplin p\u00e2n\u0103 c\u00e2nd nu achit\u0103 pre\u021bul convenit.<\/p>\n

    Dup\u0103 \u00eencheierea contractului cu plata \u00een rate, cump\u0103r\u0103torul \u00eel prezint\u0103 la Cadastru pentru \u00eenregistrare. Cadastrul \u00eenregistreaz\u0103 provizoriu dreptul de proprietate al cump\u0103r\u0103torului. V\u00e2nz\u0103torul p\u0103streaz\u0103 dreptul de proprietate p\u00e2n\u0103 la achitarea complet\u0103.<\/p>\n

    Dac\u0103 plata se efectueaz\u0103 \u00een mai multe tran\u0219e, dup\u0103 achitarea ultimei tran\u0219e p\u0103r\u021bile se prezint\u0103 la notarul care a autentificat contractul. V\u00e2nz\u0103torul, \u00een prezen\u021ba notarului, semneaz\u0103 o declara\u021bie prin care confirm\u0103 c\u0103 plata a fost efectuat\u0103 integral. Declara\u021bia notarial\u0103 este depus\u0103 la Cadastru de c\u0103tre cump\u0103r\u0103tor, iar dreptul de proprietate devine deplin.<\/p>\n

    Fiecare banc\u0103 are propriile particularit\u0103\u021bi \u0219i cerin\u021be privind pl\u0103\u021bile p\u0103r\u021bilor. De exemplu, la \u00eencercarea de retragere a unei sume mari \u00een numerar din cont, banca poate solicita timp pentru efectuarea verific\u0103rilor. Ridicarea numerarului de pe card este limitat\u0103 de suma pe care banca este dispus\u0103 s\u0103 o elibereze unei persoane la o singur\u0103 opera\u021biune.<\/p>\n<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"","protected":false},"author":1,"featured_media":12881,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1,29],"tags":[],"class_list":["post-6284","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-noutati","category-novosti"],"yoast_head":"\nV\u00c2NZAREA IMOBILULUI \u00ceN MOLDOVA<\/title>\n<meta name=\"description\" content=\"Va fi foarte mult text, iar \u00een acest articol vom aborda multe aspecte ascunse \u0219i nuan\u021be cu care v\u0103 ve\u021bi confrunta la v\u00e2nzarea sau 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