{"id":135944,"date":"2015-02-05T17:55:35","date_gmt":"2015-02-05T15:55:35","guid":{"rendered":"https:\/\/ch10.co.il\/?p=135944"},"modified":"2015-02-05T17:55:35","modified_gmt":"2015-02-05T15:55:35","slug":"%d7%9c%d7%90-%d7%9c%d7%9e%d7%94%d7%a8-%d7%9b%d7%99%d7%a6%d7%93-%d7%90%d7%93%d7%a2-%d7%90%d7%9d-%d7%a7%d7%a8%d7%a7%d7%a2-%d7%97%d7%a7%d7%9c%d7%90%d7%99%d7%aa-%d7%a9%d7%95%d7%95%d7%94-%d7%9c%d7%94","status":"publish","type":"post","link":"https:\/\/ch10.co.il\/en\/news\/135944\/","title":{"rendered":"Don&#039;t rush: How do I know if agricultural land is worth investing in?"},"content":{"rendered":"<p dir=\"RTL\" style=\"text-align: justify;\"><span style=\"line-height: 1.5em;\">In recent years, we have witnessed massive marketing of land in open areas - mostly agricultural, along with promises that within a short time their purpose will be changed to construction, and hence a profit of hundreds of percent is also guaranteed.<\/span><\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">Most often, people who purchase agricultural land, which is relatively cheap compared to land for construction or an apartment, do not have the knowledge and tools to examine the chances of thawing the land, what the process and steps must be taken, how long it will take to turn the land into land for construction if it is indeed approved, and what the costs are associated with thawing the land.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">Marketers generally do not provide all the information required to make an informed decision, and some of those buyers even forgo representation by a lawyer on their behalf. Another problem is that many marketers offer the land at a price higher than the authentic value of the land in its condition at the time of sale.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\"><b>How do we know if it is worth investing in land, and whether it is not a pig in a poke?<\/b><b><\/b><\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">At the end of 2014, Standard No. 22 regarding &#039;Minimum Detail Required in the Appraisal of Land Marketed to the Public Based on Expectations&#039; was approved by the Appraisal Standards Committee and the Real Estate Appraisers Council.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">This standard is intended to assist the public considering the purchase of land in a way that allows them to receive from the marketer all the information required to make a decision, whether it is worth purchasing the land, what are the chances of changing its use, what are the risks, how long the process can take, and more.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">In other words, ask the seller to present the appraisal according to the standard.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">The standard will apply to any real estate valuation that is carried out for land marketed to the public - over three people, except in the case where the land is available for construction, provided that it is marketed for the purpose of realizing construction in accordance with the detailed plan in effect at the time of marketing.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">How does it work? The person requesting the appraisal will present to the appraiser his plan for the land \u2013 this is a hypothetical goal based solely on the assumption that construction will be approved on the land in the future.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">In the standard, the appraiser will assess the current value of the land. If the appraiser believes that the chances of making the land available for construction are not slim, he will also assess the value of the land according to the hypothetical target, as of the date of the appraisal, and will deduct from the value of the land the expenses involved in obtaining the plan to make the land available for construction.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\"><b>Demand from the appraiser: Dates<\/b><\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">Furthermore, if the appraiser finds that the chances of making the land available for construction are not slim, the appraiser will specify in his appraisal how long the process may take, what steps must be taken to reach the desired goal, what the expenses are for making the land available for construction, and what the chances are that this will happen.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">If, in the appraiser&#039;s opinion, the chances of making the land available for construction are not realistic - for example, if the land is in a nature reserve, beach, or national park, he will not determine its hypothetical value, but only its <b>Its real value<\/b> When ordering the assessment.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">\u00a0Disclaimer clause - To the extent that the target presented by the marketer does not comply with the provisions of an approved plan, the appraiser will write in his appraisal that the changes in the plan require approval from the planning authorities and that the presentation of the proposed plan does not constitute an expression of opinion on the possibility of its implementation. Furthermore, the appraiser will emphasize in his appraisal that the plan may not be implemented at all for various reasons that depend on third parties.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\"><b>In conclusion<\/b>, If you are interested in purchasing land from a dealer that is not available for construction, with the expectation that it will become available for construction in the future, request the appraisal according to the standard. Even if the appraisal indicates a sound investment, you should not forego the guidance and assistance of a real estate lawyer to examine the legal aspect.<\/p>\r\n<p dir=\"RTL\" style=\"text-align: justify;\">The writer is a lawyer who practices in the field of real estate.<\/p>","protected":false},"excerpt":{"rendered":"Most people who purchase agricultural land with the warm promise that it is facing a &#039;compromise&#039; do not have the ability to know what the chances are of this happening, and how long it will take \u2022 Attorney Moran Lieberman on the laws you must know before entering into this type of transaction","protected":false},"author":3,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[4],"tags":[8318,3305,8317,7816,7877,8319],"class_list":["post-135944","post","type-post","status-publish","format-standard","hentry","category-4","tag-8318","tag-3305","tag-8317","tag-7816","tag-7877","tag-8319"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.1.1 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>\u05dc\u05d0 \u05dc\u05de\u05d4\u05e8: \u05db\u05d9\u05e6\u05d3 \u05d0\u05d3\u05e2 \u05d0\u05dd \u05e7\u05e8\u05e7\u05e2 \u05d7\u05e7\u05dc\u05d0\u05d9\u05ea \u05e9\u05d5\u05d5\u05d4 \u05dc\u05d4\u05e9\u05e7\u05e2\u05d4? 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