Another high-profile property conflict is brewing in the region: it is related to the ownership of real estate in an elite suburb of Odessa. As often happens in such cases, official documents, court decisions, and the legal rights of the owners are being shattered by the opposition of opponents and the inaction of law enforcement agencies.
The pattern repeats itself over and over again — the parties accuse each other of raiding, forging documents, using "black notaries," legal manipulation, and illegal seizure of real estate. And to sway public opinion in their favor and arouse sympathy, they skillfully use social media.
That is why, in our investigations, we always adhere to the main principle: we reject emotions and rely exclusively on official documents - materials from law enforcement agencies, extracts from registers, and court decisions. After all, the law is the only measure of truth, regardless of anyone's preferences.
CHAIN OF EVENTS
Based on this, on the basis of official documents submitted by the parties to the conflict and open data, we managed to restore a holistic picture of what is happening: we analyzed in detail how events developed, who entered the process and at what stage, and how this led to the current conflict.
So, in 2007, citizen Valentyna Tkach mortgaged her house, located in the village of Lymanka, at the address of 10/20 Vyshneva St., Druzhny microdistrict, as well as a land plot in the same area, to UkrSibbank. In return, she received a loan of half a million dollars (or more precisely, $498 thousand), and the property was mortgaged to the bank.
However, later, Tkach did not pay either the loan or the interest on it, and for many years, from 2007 to 2016, the property remained in limbo.
But in 2016, the situation began to move forward. Then, after a long chain of "fraudulent" (and this was officially confirmed) schemes, as a result of manipulations with registers and several resales of the object, in 2018, the ownership of the house, which is in the mortgage of the bank, was registered in the Register under the Koldorar family - Dmitry, Arthur and Olena. (By the way, this residential building was used by the owners for a long time as a private hotel, the work of which stopped only with the outbreak of the war).
Of course, one might think that this is just a slander deliberately spread by opponents — but no, the version of fraud is officially confirmed by a letter from the Odessa Prosecutor's Office No. 3 to PJSC "Ukrsibbank" signed by Prosecutor M.V. Golubkov, which describes the criminal scheme in detail.
Here are a couple of quotes from this document:
"Given the above, there are reasons to believe that the group of above-mentioned persons fraudulently acquired real estate that was mortgaged by PJSC "Ukrsibbank".
«From the materials of the proceedings it is evident that the property, the mortgagee of which is Ukrsibbank, was seized by a group of unidentified persons by providing knowingly forged documents, i.e. the actions of the said persons show signs of a criminal offense provided for in Part 4 of Article 190 and Part 1 of Article 388 of the Criminal Code of Ukraine.».
In addition, judging by the document, this scheme would not have been possible without the participation of notary Mazaratii from Ovidiopol district, because the basis for registering the ownership rights were notarial certificates No. 2376 and No. 2374, dated December 9, 2009. However, the notary, questioned by the police, officially stated that he did not carry out transactions on this object, and the numbers of the forms used in this transaction were actually used for other notarial actions...
THE COURT IS INTERVENING INTO THE CASE
All these facts are confirmed and described in detail in the Decisions and Resolutions of the Primorsky District Court of Odessa from 2018 (the case was handled by Judge Kutsarov V.I.). https://reyestr.court.gov.ua/Review/75937836.
In order not to tire readers with a lengthy presentation of the Resolutions, we will briefly summarize their essence.
So, according to the investigation, a group of individuals conspired with the state registrar to “illegally” register ownership of a house and a plot of land in Lymanka. On May 4, 2017, changes were made to the State Register, according to which citizen Volodymyr Yuriyovych Petrov became the owner.
After this registration, the property was resold several times and registered to other individuals, probably to create the appearance of a legal origin of the property rights.
In particular, on May 15, 2017, the object was sold under a purchase and sale agreement certified by notary Kosyuk O.P., and on September 15, 2017, the property was re-registered under a donation agreement executed by notary Saganovich O.Yu.
As a result, the investigation established that this "scheme" was used to fraudulently seize property and its subsequent resale to "good faith" buyers.
DEBT ASSIGNMENT
At the same time, in 2024, the financial company "Elit-Factor" legally purchased the rights to claim this debt from "UkrSibbank" - both under the loan and mortgage agreement.
Then, in November 2024, notary Kravchenko in Kharkiv executed an assignment of the right of claim in favor of another financial structure - the company "Ukrtechfinance", owned by a foreign investor.
All changes were made to the State Register of Real Rights.
Immediately after the re-registration, Ukrtechfinance sent official notifications to Valentina Tkach and the Koldorar family, since, in accordance with Article 23 of the Law of Ukraine "On Mortgage", the loan obligations automatically transferred to them, as the actual owners of the property.
None of them contacted the company within the time limits established by law, and the debt, accordingly, was not repaid. Therefore, the state registrar of the Odessa region applied an extrajudicial method of collecting the mortgaged property in accordance with Article 37 of the Law of Ukraine "On Mortgage".
EVENTS OF JANUARY 31 THROUGH THE EYES OF UKRTECHFINANCE
After all possible official procedures for debt recovery were exhausted, and the debtors themselves did not get in touch, on January 31, a representative of Ukrtechfinance arrived at the site, according to him, to inspect the condition of the property, acting on the basis of a power of attorney from the director and founder of the company. He was at the site together with the security company Karabiner.
"I would like to emphasize that our goal was not related to any violent actions or attempts to seize. We arrived solely to check the safety of property that legally belongs to the company. However, our opponents "made a fuss", called the police and escalated the conflict situation as much as possible," said a company representative Kazbek Ikayev"When the police arrived, we voluntarily gave them access to the building, even though there was no investigator's order."
The company representative also emphasized that no one obstructed the police.
"They inspected the building, recorded the property inside, both movable and immovable, and then left," Mr. Ikayev told reporters. According to him, the building is currently under security and alarm, which is controlled by the Karabiner company. At the same time, the facility is closed and sealed by the police.
OPINION OF THE OTHER SIDE
Alena Koldorar, in turn, comments on the events of January 31:
"Our hotel in Odessa is being raided. Unknown people have entered our property, cut the locks on the doors, cut off the surveillance cameras, and taken over the hotel."
The scheme involves two “black notaries” from Kharkiv and Zhytomyr, as well as a registrar from Odessa, who jointly committed illegal actions with forged documents in the registration system and deprived us of property retroactively,” she says.
Another co-owner of the building, Arthur Koldorar, in a comment to journalists, he stated that the house was purchased legally, and that it was mortgaged at a bank, they found out later. He also believes that the mortgage situation has nothing to do with them as conscientious owners.
In addition, according to Olena Koldorar, on Saturday, February 1, the Ovidiopol court issued a ruling to arrest the facility and also banned the other party from being on its territory. However, a representative of Ukrtechfinance did not confirm this information.
ACTIONS OF LAW ENFORCEMENT OFFICERS
Investigating the situation, ElitExpert sent official requests to law enforcement agencies, including a request to the head of the Main Department of the National Police in the Odessa region, Ivan Zhuk. The police promised to clarify their position on this property dispute within five days.
The conflict remains unresolved, with each side insisting on its rightness and using media resources to create public resonance.
And, despite the fact that Ukrtechfinance now has all the legally registered rights to the property, the case threatens to drag on in the courts.
ElitExpert will continue to monitor developments.
Alexey Shorokhov
