Does it make sense to buy a farm the hills of southwest Cluj

Clifford B. wrote:

Hello all,

I am moving to Cluj from the US,  I would like to buy a forested farm land of a few thousand mp. if possible. Not much to be found in the olx or Imobiliare web sites, perhaps im using the wrong search terms?
Any recommendations on real estate agents specializing in this area and niche?
Is word of mouth advertising the norm in the remote areas of Cluj or does real estate listings flow with the seasons?
Do most of the sales take place using a 3rd party financier or do agreements made with proprietor take place?

What does your experience say?

Have you already found out what rights foreigners have in Vietnam with regard to real estate?

Are you married to a Vietnamese woman?

Are you ready to buy real estate on her behalf?

I would buy property on her behalf but not sure about doing it in Vietnam.

I'm looking in Cluj Napoca Romania.

Thank you for the interest

Thanks also, I got quite a smile out of that little mis communication.

Hi Clifford, and welcome !

I have moved your question to the Cluj forum.

Clifford,

Usually if you want to buy something like that is recommended to have yourself  or someone locally to look after. This type of farm sells doesn't have a niche and they are done using a research on the field combined with the internet.

Regarding the buying process, it is made through a legal notary based on a selling contract. Before buying a property in Romania you have to have a NIF ( number of fiscal identification).


Regards,
AL

Thanks AL,

It has been difficult to get a nif not knowing any one from there. How should I proceed and do you have suggestions while I am not there to initiate. Is there perhaps a service that could assist.

I do plan to visit Cluj in a couple of weeks. I hope the process is not drawn out.

Thanks again

Clifford,

You can apply for a NIF personally or by representative. You have to fill the 030 Form - Declaratie de inregistrare fiscala and to send it to ANAF ( Romanian IRF). In a couple of days/ weeks you should get the NIF. Once you have it, along with your passport you can buy a property like a local. The big part of the job is to find the property that shouldn't be registered as agricultural field, because in this case there are some restrictions (but not impossible). I don't know personally any company that is doing it. Being out of the main cities is very time consuming. I can guide you through the process and is better for you to get involved and understand/know the region where you buy .

Regards,
AL

Hi AL;

You are giving me good information, I'm trying to get an SRL set up with a local attorney in Cluj to streamline the purchase of a farm land in the Cluj county market.

Are you familiar with "off the shelf" registered companies? If so would this be a more cost effective way to start {generally speaking}?

You are right, there are a lot of variables to consider. The assistance of an attorney should help with the  purchase process as it is a little different than here in the US. We will try to schedule some appointments with contacts found on the OLX., it will be a lot to squeeze in on a 10 day stay.

Thanks Cliff

Hi Cliff,

Setting out a SRL company does helps you in case you are looking to buy some types of properties, like extravilan /agricultural land. It is a bureaucratic process to follow in this case. You still need a NIF in order to be an stakeholder (administrator) in a SRL. If you get it stetted up with lawyer office, after one year you have to change the registration office - to your own or other lawyer office, according to the law.  The process (setting a SRL) is a straight forward process and it shouldn't take more than a week.

OLX is good, you can have an eye also on https://www.publi24.ro/ and imobiliare.ro.

Regards,
AL

Excellent, thanks AL it sounds like we are on the right track.

We are trying to get everything in order before we arrive. We plan to make a schedule to view the properties with listings.

Do you suppose most people trying to sell are posting ads or is “word of mouth” still common in the remote areas?

Kind regards
Cliff

Hi Cliff,

I would say that is a good chance to find some good listings on internet buy from my experience the "word of mouth" worked better.

First you have to get very well informed about the area. How good the infrastructure is, access, how the authorities do their job, any future plans of developments because you don't want to have a factory next to you in the next couple of years.

I would recommend not to rush and find the best that suits for you.

Kind regards,
AL

Hi AL,
That brings too mind a question I have about developing (putting a house) on raw land. What are the general guidelines for gaining construction approval on rural extravalian land and how would I go about researching that as an option?

In the US the general process for urban development (provided it is allowed) is to present to the municipality a buIlding plan consisting of dimentions, building material, and number of bathroom facilities. Often times there are pre set restrictions on how tall a building can be or how close to a property boundary line a structure can be. If approved there is than the permitting process, full of code requirements and regulations and restrictions.

I’m excited about the possibilities, I hope my questions are not a burden.

Cliff

Hi Cliff,

If we talk about building on an extravilan land you have 2 options:
1. Try to convert the land from extravilan to intravilan so you can get a construction permit
2. Get a permit to build up a residence on your extravilan land.

To get a building permit you have to check what can be built in that area, make a project (architectural and technical) and get some permits from the authorities.

There is a set of documentation for each process  in order to get the building permit and it depend on each region and the local council and area development strategy.

In the most part the authorization process is similar with the one in the US.

Best regards,
AL