An immovable thing participating in circulation as a single object may be a single real estate complex - a set of buildings, structures and other things united by a single purpose, inextricably linked physically or technologically, including linear objects ( railways, power lines, pipelines and others), or located on one plot of land, if in one state register rights to real estate the ownership right to the totality of these objects as a whole is registered as one immovable thing.

The rules on indivisible things apply to unified real estate complexes.

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Comments on Article 12 of the Civil Code of the Russian Federation, judicial practice of application

In paragraph 39 of the Resolution of the Plenum of the Supreme Court of the Russian Federation dated June 23, 2015 No. 25 “On the application by courts of certain provisions of Section I of Part One Civil Code RF" contains the following explanations:

A single real estate complex is a collection of objects that can be located on different land plots

An immovable thing participating in circulation as one object may be a single immovable complex. According to Article 133.1 of the Civil Code of the Russian Federation, such a complex is a set of buildings, structures and other things united by a single purpose, which are either located on one plot of land or are inextricably linked physically or technologically (for example, railways, power lines, pipelines and others linear objects). At the same time, in the unified state register of rights to real estate, the ownership of the set of specified objects as a whole is registered as one immovable thing. Due to the direct indication of Article 133.1 of the Civil Code of the Russian Federation, in the absence of the said registration, such a set of things is not a single real estate complex.

According to Article 133.1 of the Civil Code of the Russian Federation, parts of a single real estate complex (for example, a linear facility) can be located on different land plots. Therefore, the refusal of the body implementing state registration rights to real estate, in the registration of a single real estate complex only on the basis that the corresponding objects are not located on the same land plot, does not comply with the provisions of Article 133.1 of the Civil Code of the Russian Federation.

A single real estate complex is a new concept introduced by Art. 133-1 of the Civil Code of the Russian Federation. It is understood as a set of things united by a single purpose, either inextricably linked with each other, or located on one plot of land, if the Unified State Register of Rights to Real Estate registers the ownership of the set of specified objects as one immovable thing. The law contains an approximate list of things that can be inextricably linked with each other. These include: buildings, structures, linear objects (railroads, power lines, pipelines).

As can be seen from the law, two cases are provided for the creation of a ENC: the association by the owner of several objects for one purpose and the association into a single complex of several buildings located on the same land plot.

It cannot be said that the norm leaves no questions, since Article 133-1 does not in any way resolve the issue of the fate of the land plot located under buildings and structures united in the ENK in its own way intended purpose, nor about the possibility of registering other real estate objects on the land plot on which there is an ENK.

According to the second paragraph of Article 133-1 of the Civil Code of the Russian Federation, a single real estate complex (UNK) is subject to the rules on indivisible things, provided for in the article 133 of the Civil Code of the Russian Federation.

In general, the task of the legislator is to provide participants with civil turnover the ability to unite several heterogeneous objects under a common legal destiny. A similar possibility exists for so-called multi-circuit land plots, when several land plots located in different places are registered under one cadastral number.

In the manner provided for the Unified Tax Code, it is convenient to register complex complex objects that are not subsequently planned to be broken down into their component parts. If in the future the division of the object is still possible, for example, if we are talking about an administrative building that will be sold in parts or individual premises within it will be sold, it is worth thinking in advance about the distribution of areas and cadastral registration parts of this building. Otherwise, only the right of common shared ownership arises for such an object, and this is fraught with potential conflicts between co-owners in the future. For several years, there was a lawsuit over an industrial building, which ended up being jointly owned by 17 owners. In addition to the usual conflicts for such “populous” buildings regarding places common use, due to the fact that a common shared ownership, they were joined by a whole layer of problems related to the rights of participants common property, - the right of first refusal, determination of the procedure for use. Any common shared property is a potential conflict in the future, and the foundations of this conflict are laid, including when registering real estate as a single real estate complex.

Currently, several examples of the design of a single real estate complex have appeared. For example, in the Krasnodar Territory, according to this scheme, a network of gas stations located in different regions has been designed; in one of the northern regions, work is underway to design electrical grid facilities for a network company.

Based on the accumulated experience, we can say that ENK has both pros and cons.

Advantages of using a single real estate complex:

• Savings on state duties when making transactions with the complex. At the current rates of fees for registration of rights to real estate for legal entities and if the company has many small objects, the savings can be very significant
• Corporate transparency of real estate ownership structure. For shareholders and company management, a single real estate complex is an opportunity to track the fate of one object, as opposed to the need to manage many small objects. For example, this protects against possible dishonest actions on the part of the company’s management, who may sell a small piece of real estate without the consent of the shareholders. This will no longer be possible with ENK; transactions with it will require a general meeting.

Disadvantages of using a single real estate complex:

• A complex and clumsy system for controlling the fate of objects that are part of the complex. For example, if there is a need to sell some small “piece” of the ENK, it will be necessary to carry out work to divide the entire property with the new cadastral registration, registration of property rights, etc.
• In case of debt, there is a risk of foreclosure on the entire ENK, while when owning many small properties, you can put at risk some individual real estate objects that are more appropriate to the amount of debt.

To summarize, we can say that the ENC is not needed if the company has a risk of foreclosure on the property, and also if its plans include the sale or alienation of individual real estate properties. If the company intends to own a large complex of real estate for a long time, does not intend to enter into alienation transactions with it, and at the same time the shareholders are interested in controlling the condition of this real estate, it is possible to register an ENK. Yuryev's legal bureau deals with issues related to the registration of ENK only from a legal point of view, when some legal problems arise during the preparation of documents. Cadastral engineers should be directly involved in the preparation of documentation for Rosreestr.

Owner / agency / intermediary

Everything only from owners only from developers only from intermediaries 21-region / Moskovsky pr., 17 building 1 ID Realty / Novocheboksarsk, st. Pionerskaya, 5 REAList / Cheboksary, Lenin Ave., 7 Volga / Cheboksary, st. Smirnova, 7 Avantage / st. Afanasyeva, 8 Aurora / st. Petrova, 6 Authority / Cheboksary, st. K. Marksa, 52-2 Agency on Yaroslavskaya / Cheboksary, st. Kalinina, 80 Agrocredit / Cheboksary, st. Universitetskaya, 2 ABC of Comfort / Cheboksary, st. K. Vorobyovykh, 20 Academy of Housing / Cheboksary, st. B. Khmelnitsky, 109-1 Active / st. Kheveshskaya, 1A Alevan / Cheboksary, Lenin Ave., 11 Almaz / Cheboksary, Lenin Ave., 1 Scarlet Sails / st. Pionerskaya, 5 Alfa-Pravo / Cheboksary, Lenin Ave., 21-1 Alfa-real estate / Cheboksary, st. Kirova, 17B Apollo / st. Leningradskaya, 32 Arbat / Moskovsky Ave., 14B Argument / Cheboksary, st. Privokzalnaya, 3 Ariadna / st. Yaroslavskaya, 76 Arcade / st. T. Krivova, 4A Artek / st. Sovetskaya-KUG, 90A Assistant / Moskovsky Ave., 52A Asteria / st. Guzovskogo, 13 Blagoveshchensky / Cheboksary, Volkov Boulevard, 3 Bureau of Apartments / Cheboksary, M. Gorky Ave., 38/2 VIK-real estate / st. Stroiteley, 3-1 Variant / Lenin Ave., 1 Variant / st. Universitetskaya, 9 The right decision / Cheboksary, st. K. Marx, 26 The right choice / Cheboksary, st. Universitetskaya, 2 Vershina / Cheboksary, st. K. Marx, 52B Vesta / Cheboksary, st. Khuzangaya, 14 Real Estate Bulletin / Cheboksary, st. Khuzangaya, 14 Vladoks / Cheboksary, st. Yarmarochnaya, 7-2 Volga / Rechnikov Square, 7 Volga-service / Lenin Ave., 14 Volzhskie Prostori / Cheboksary, st. Nizhegorodskaya, 4 Eighth floor / Cheboksary, st. Yaroslavskaya, 72 Vybor / st. Pionerskaya, 5 City of apartments / Cheboksary, st. K. Marx, 52-2 City center / Cheboksary, st. Khuzangaya, 14 GrandStroy / Cheboksary, st. Gagarina, 55 Damel-Realty / st. Tekstilshchikov, 8 Business line / Cheboksary, st. Kirova, 17B Trust / st. Ilbekova, 3 DomBazaKom / Cheboksary, st. Afanasyeva, 9-2 Home / st. Vinokurova, 10, Brownie / Cheboksary, Moskovsky Ave., 14 Affordable house / Cheboksary, st. K. Marx, 52-1 Eurasia / st. Vodoprovodnaya, 22 Elena / Cheboksary, Mira Ave., 35 Housing Bureau / Cheboksary, st. P. Lumumba, 8 Care-Ch / I. Yakovlev Ave., 3 Zodchiy / Cheboksary, st. Engelsa, 12 Golden Key / st. Vodoprovodnaya, 15 Empire Housing / Cheboksary, st. Leningradskaya, 36 Investment capital / Cheboksary, st. Leningradskaya, 23 InvestroGroup / Cheboksary, st. Engelsa, 2 Inkom Stroy / Moskovsky pr., 38-3 Inkost / Marposadskoe highway, 38 Inform Bureau / st. M. Zalka, 13 Mortgage Corporation Chuvash Republic/ Moskovsky Ave., 3 Capital / st. Vinokurova, 10 Square meters/ Cheboksary, st. M. Zalka, 7 Housing problem/ Cheboksary, st. Yaroslavskaya, 76 Keys to Cheboksary / Cheboksary, st. K. Marksa, 52B Cosmopolis / Cheboksary, Moskovsky Ave., 52A KupiDom / Cheboksary, K. Efremova Boulevard, 3 Leader / Cheboksary, st. K. Marksa, 58 Apartment store / Cheboksary, st. Lukina, 5 ManiKo / Cheboksary, st. K. Marx, 26 Masterstroy / Cheboksary, st. Grazhdanskaya, 5 Meridian / Novocheboksarsk, st. Sovetskaya, 45 Dream / Cheboksary, st. Kadykova, 16 Mila / 9 Pyatiletki Ave., 4 Millennium / Cheboksary, st. Kheveshskaya, 34A Mir / st. Privokzalnaya, 4 World of Home / Cheboksary, I. Yakovlev Ave., 3 World of Apartments / st. K. Marx, 52-2 My home Cheboksary / Cheboksary, st. M. Pavlova, 19A NIPstroy / st. Universitetskaya, 36 On Arbat / Cheboksary, st. M. Pavlova, 22 Real estate navigator / Cheboksary, Traktorostroiteley Ave., 11 Reliable solution / st. Nizhegorodskaya, 4 Reliability / st. K. Marx, 52 Safe home/ Cheboksary, I. Yakovlev Ave., 3 Real estate and law / st. Gagarina, 27 Real estate and finance / st. K. Marx, 52 Real estate of the republic / Cheboksary, st. Petrova, 6-3 Real estate. Sale / Cheboksary, st. Privokzalnaya, 12 Nika / st. K. Marx, 52 New Life / st. K. Marx, 52-2 New era / Cheboksary, Mira Ave., 90 New / st. M. Zalka, 12-1 New housing / Cheboksary, Moskovsky Ave., 34 Housewarming / st. Grazhdanskaya, 66 Okrug / Cheboksary, st. A. Koroleva, 2 Opora / Cheboksary, st. Tekstilshchikov, 8 Order / st. K. Marx, 47 Landmark / Cheboksary, st. Universitetskaya, 8 Landmark / st. Vinokurova, 46 Landmark / Cheboksary, Mira Ave., 72 Orion / M. Gorky Ave., 33 Osnova / Cheboksary, st. K. Marx, 26 Osnova / Cheboksary, st. Universitetskaya, 5A Mansion / Moskovsky Ave., 8 Office Center Plus / st. K. Marksa, 52-2 Evaluation and expert company / st. Petrova, 6 Partner / Cheboksary, st. K. Marx, 52-1 Perspective 24 / Cheboksary, st. M. Pavlova, 39 Plaza / st. M. Pavlova, 22 Contractors / Cheboksary, Khozyaystvenny proezd, 3 Assistant / Moskovsky Ave., 52A Correct price / Cheboksary, st. K. Marx, 52-1 Primus / Cheboksary, st. Grazhdanskaya, 119B Priority / Cheboksary, st. Engelsa, 13 Promotion / st. Khuzangaya, 14 Project service / Lenin Ave., 7-1 Prostor / Cheboksary, Presidential Boulevard, 33 ProfRealt / Lenin Ave., 7 Professional / 9 Pyatiletki Ave., 15 Profi / Lenin Ave., 17 Rainbow / city Cheboksary, st. Guzovskogo, 4, office 1 Real / Cheboksary, st. Nizhegorodskaya, 6 Solution / st. K. Vorobyovykh, 5 Realtor / Cheboksary, st. K. Marx, 62 Rhythm / Cheboksary, Moskovsky Ave., 39-1 Realtor / Cheboksary, st. Guzovskogo, 1 Realty-Chestr-Group / Cheboksary, st. Novogorodskaya, 40 Family estate / Cheboksary, Keramzitovy proezd, 5 SBK real estate / Cheboksary, Lenin Ave., 2 NW / Cheboksary, Moskovsky Ave., 17 bldg. 1 NW / Moskovsky Ave., 17 bldg. 1 SMU 177 / Cheboksary, st. A. Koroleva, 4 SMU-Vion / Cheboksary, Mira Ave., 44A Deal / Cheboksary, st. Lukina, 4 Rural construction plant / Lapsarsky proezd, 63 Semya / Cheboksary, st. Chernyshevsky, 6 Sinichka / Cheboksary, st. Kirova, 17B Sobstvennik / st. Ermolaeva, 3-2 Assistance / Lenin Ave., 58/14 Constellation-N / I. Yakovleva Ave., 5 sunny house/ st. K. Marx, 52-2 Neighbors / Cheboksary, I. Yakovlev Ave., 5 Sofia / Cheboksary, st. Gogol, 3 Specialized developer / Lapsarsky proezd, 63A Sputnik-real estate / Cheboksary, Lenin Ave., 30 Prospector / Cheboksary, st. Gagarina, 27 Stimul / Mira Ave., 6 Capital / st. Afanasyeva, 8 Construction firm/ Cheboksary, st. Sespelya, 8 Construction Department-28 / Cheboksary, st. Petrova, 6 Stroyservis / st. Teplichnaya-KUG, 13 Happy address / Cheboksary, Moskovsky Ave., 34 Happy House / Cheboksary, I. Yakovlev Ave., 3 TUS / st. M. Pavlova, 39 Talisman / Cheboksary, st. M. Pavlova, 37 Your house / st. K. Marx, 52 Technology / Cheboksary, st. Universitetskaya, 36 Technoservice / st. K. Vorobiev, 16 Tiberia / st. K. Vorobyovykh, 20 Trest-11 / per. Babushkina, 2 Three whales / Cheboksary, st. Tekstilshchikov, 8 Udacha / st. Promyshlennaya, 35 Favorite / Cheboksary, I. Yakovlev Ave., 19 Last name / Moskovsky Ave., 17 building 1 Format / Cheboksary, st. Universitetskaya, 38-2 Forum / Cheboksary, st. K. Marx, 52-2 Tsar's mansions / st. Kalinina, 109 building 1 Center mortgage lending/ st. K. Marx, 58 Center for Law and Security / Cheboksary, st. Kirova, 17B Real estate sales center / Mira Ave., 88B Center legal services/ Cheboksary, st. Pirogova, 4A Center-Realty / Cheboksary, st. Markova, 8-3 Center ZhilStroy / st. Kalinina, 105/2 Tsentrstroy / Cheboksary, Garazhny proezd, 3 Citadel / Novocheboksarsk, st. Vinokurova, 12 CHAR / st. K. Marksa, 52-2 CHAR / st. Afanasyeva, 8 CHAR / Cheboksary, Lenin Ave., 7 CHAR / st. Grazhdanskaya, 86 Cheboksaryets / st. Petrova, 6 Cheboksary plant building materials/ st. K.Ivanova, 80A Cheboksary city real estate agency / st. Dzerzhinsky, 19 Chestr-Invest / st. Universitetskaya, 9-1 Chest / Cheboksary, Presidential Boulevard, 31 Expert-Cheboksary / Cheboksary, Mira Ave., 4 Express housing / Cheboksary, st. K. Marx, 52-2 Elium / I. Yakovlev Ave., 5 Law firm/ st. Sovetskaya-KUG, 19 Anchor / Cheboksary, st. K. Vorobyovykh, 16 Housing Fair / Cheboksary, M. Gorky Ave., 33 Artek / st. Sovetskaya-KUG, 90A GrandStroy / Cheboksary, st. Gagarina, 55 DomBazaKom / Cheboksary, st. Afanasyeva, 9-2 Inkost / Marposadskoe highway, 38 Leader / Cheboksary, st. K. Marx, 58 Masterstroy / Cheboksary, st. Grazhdanskaya, 5 Prostor / Cheboksary, Presidential Boulevard, 33 NW / Moskovsky Ave., 17 building 1 SMU 177 / Cheboksary, st. A.Koroleva, 4 SMU-Vion / Cheboksary, Mira Ave., 44A Rural construction plant / Lapsarsky proezd, 63 Specialized developer / Lapsarsky proezd, 63A Construction company / Cheboksary, st. Sespelya, 8 Construction Department-28 / Cheboksary, st. Petrova, 6 Stroyservis / st. Teplichnaya-KUG, 13 TUS / st. M. Pavlova, 39 Technology / Cheboksary, st. Universitetskaya, 36 Trest-11 / per. Babushkina, 2 Udacha / st. Industrial, 35 CenterZhilStroy / st. Kalinina, 105/2 Tsentrstroy / Cheboksary, Garazhny proezd, 3 Cheboksary building materials plant / st. K. Ivanova, 80A Chestr-Invest / st. Universitetskaya, 9-1