Turning Legal Complications Into a Record Sale
How I sold a 3+kk apartment in the Kejřův Park residence for a record 13.65 million – even though there was a marital dispute between the sellers over the property and even though the buyer was a lawyer who wanted all risks to be precisely addressed.
The Challenge Behind the Sale
Ms. Veronika needed to sell her apartment so she could buy a new home for herself and her children. However, her husband began to block the sale by claiming rights to property that was exclusively hers, the financing bank demanded a quick solution with the consent of the reluctant husband, and the buyer – a lawyer – had strict conditions regarding the security of the transaction. In the end, we got 30% more than the competition promised.
- Husband blocked the sale by claiming rights to property that wasn’t his.
- The bank demanded quick resolution with full spousal consent.
- The buyer, a lawyer, required strict risk-free conditions.
Despite all this, the apartment sold for 30% more than competitors promised.
Realized price
CZK 13.65 million
(+30% compared to the original estimate of CZK 10.5 million by the competition)
Sale time
4 months (despite legal complications)
Key Challenges
Legal risks
exclusive ownership and claims of the spouse based on marriage and family household
Time pressure
(need to finance the new building within a specified period by the seller)
temporary housing
Need to resolve temporary housing for the buyer or seller
Buyer confidence: 5 serious offers thanks to transparent communication
Why it was a "mess"
Marital dispute
Although the apartment was owned by only one of the spouses, the seller needed the consent of her husband, who, through his lawyer, began to make claims on his wife's property, which was her sole property, and began to block the negotiations.
Strict bank requirements
The financing bank insisted on the husband's consent on a prescribed form, the wording of which the husband's lawyer did not agree with.
Financial time bomb
The seller needed the money from the sale within 4 months so as not to forfeit the reservation deposit of several million for a new building.
Buyer as a lawyer
She negotiated every detail – from documentation to joint property risks.
Moving
The seller needed to use the apartment for another 5 months after the sale and could not afford to pay rent, but at the same time needed to have the proceeds from the sale at her disposal.
My solution
3 steps that attracted 37 interested parties
Mediation instead of conflict
- With the help of specialists in family law (due to the complex family situation) and real estate law (due to complex legal claims), I helped find a safe path to agreement and sale.
- I helped communicate a viable path for the differing expectations of all 7 parties (the seller and her family, the buyer and her representative, the bank, the husband and his lawyer)
- I communicated with the seller's family about every step to maintain motivation and trust.
- I remained the liaison who kept the dialogue between the seller and buyer from escalating, and we found a common path and mutual trust.
Result: The husband agreed to the sale in exchange for a guarantee of leaving the marriage debt-free. The narrowed marital property was signed before a notary.
- I submitted evidence of the resolution of disputes to the bank, which was key to the approval of the loan.
- We signed a preliminary purchase agreement, which allowed for a transition period to resolve the issues.
Financial "bridge" for the seller
By securing early payment from the buyer and arranging temporary housing, we provided the seller with the financial stability and confidence needed to move forward.
- I convinced the buyer to agree to release the full price even before the transfer of the purchased property – the money went to finance the new building.
- I offered the seller help in finding temporary replacement housing
A presentation that impressed even the lawyer
- Professional video It captured a clean, stylishly furnished apartment (even though it was still inhabited).
- Advertising with a story Highlighting important selling points and advantages of the local micro-location over the competition.
- Personification of the advertisement for the target group showed the reasons why this residence is better than new projects.
- Clear communication of added value (quiet private complex, park and security, cleanliness and stability for the future, greenery)
Transparent documents = trust
I presented all important information and documents, including the "Owner's Statement," PENB, advance payments and consumption regulations, floor plans, etc., to the buyer at the first meeting.
Comparison of prices/m²
Data from the land registry showed that even older apartments in Kejřův Park have a higher value thanks to the stable neighborhood.
Bonus
I offered buyers a solution to change the layout of the apartment from 3+kk to 4+kk (which appealed to families with children).
The Final Results
Price 3.15 million higher than the original estimate (thanks to bidding between the final 2 interested parties out of 5 serious interested parties).
Legal risks resolved
The buyer, the lawyer of the problematic husband, and the bank ultimately agreed to the terms. I helped find a direction and navigate the complex legal landscape to a solution acceptable to all parties.
- Veronika
I chose the right agent, thank you very much! Jan. May i invite you for the final inspection of my new home as a celebration.
I was extremely pleased when, upon signing the purchase agreement, I heard these words from the buyer, who was herself a lawyer working for a renowned real estate agency:
Mr. Holický
you deserve a reward of at least 10% of the sale price of the apartment for the work you have done.
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Main obstacles
+3.15 million CZK
That's how much higher the price was compared to the original estimate.
4 months
Sold despite legal complications (average in the area: 6–8 months).
0 disputes after sale so far
All legal risks were addressed in advance.
Why other brokers would give up
Legal disputes + time pressure = most brokers would suggest that the sellers resolve their family situation themselves and then get back to us with the sale. I saw it as a challenge.
Micro-location map
Highlighting the park, quiet zones, and construction restrictions in the area.
legal solution
targeted presentation
mediation
