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产权法主要是界定个人和企业的权利和责任,以及这些权利和法律的交易和执行的法律。财产有两种类型:不动产和动产。因此常见不动产和动产纠纷主要表现在税务,产权交易,土地登记,抵押贷款,物业管理,财产分割等方面。为此澳法评作者们撰写了土地税,附加印花税,楼花合同,轻型开发,法人团体等文章帮助读者深入了解产权法。

给物业管理权新买家的5大指南

2019.09.24 | 澳洲法律评论作者团 | #John Wu

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Tipsfor New Buyers of Management Rights Tips

给物业管理权新买家的五大指南

In comparison to other businesses, management rights are expensive to purchase. Management rights businesses often command a high price because of factors that include: low risk, perceived guaranteed income and lifestyle.

与其他生意相比,购买物业管理权的成本较高。物业管理权生意往往因以下因素而售价较高

● 低风险;

● 稳定的经济收入保障;和

● 生活方式。

Most buyers of management rights are putting their life savings in this investment. Any buyer should look to have a good understanding of the industry before signing their first purchase contract.

There are many practical considerations. We will give you a few of the core tips below:

大多数购买物业管理权的买家都投入了大量的经济成本与时间成本到这项生意投资中。因此,任何买家都应该对这个行业有一个很好的了解,并需要有许多实际的考虑。我们在本文给出一些核心指南,仅供买家参考但不构成法律建议

1.Get Advice on Structuring 买家结构化建议

You should seek advice regarding the best way to structure your purchase. Your accountant or lawyer can discuss with you and help you decide the most appropriate structure taking into account any personal taxation and asset protection considerations. This should be done before you sign the contract, to avoid the possibility of paying double stamp duty.

在您签订合同之前,您应该寻求关于最佳的买家主体结构化建议。您的律师可以与您讨论商议,并帮助您决定最合适的主体结构,并考虑到您任何个人税务和资产保护。

2.Use the Industry Experts

Seek out and make contact with a recognised management rights lawyer. Management rights law is a very specialised area of law and there are only a few firms that specialise in it and do it well. The cheapest may not necessarily be the best. Quality of service, reputation and independence should be the qualities that you are looking for. An experienced lawyer will make your purchase easier.

3.Signing Documents 合同签署

Speak to a lawyer before you sign anything. This may include a letter of offer. Your lawyer can explain important parts to you and advise you on what might be changed or added.

在签署任何合同或文件之前都应先与您的律师交流,征求法律建议。您的律师可以向您解释重合同中的重要条款部分,并就可能修改或添加的内容向您提供建议。

4.Contract Terms 合同条款

In a typical management rights sale, two standard REIQ contracts will be used – one for the unit and one for the business. Your contract should contain the following terms:

a. Verification – subject to your accountant verifying the net operating profit of the business – usually within 14 days from the date of the contract.

b. Due Diligence –subject to you and your lawyer being satisfied with your due diligence enquiries.  Your lawyer should conduct a thorough review of the caretaking and letting agreements, by-laws and body corporate records – usually within 21 days from the date of the contract.

c. Finance – subject to you obtaining finance approval for your purchase – usually within 28 days from the date of the contract.

d. Body Corporate Consent – subject to body corporate consenting to the assignment of caretaking and letting agreements to you – usually on or before the settlement date.

e. Contemporaneous Settlement – where there is a unit, subject to simultaneous completion of both the unit and business contract.

在典型的物业管理权销售中,将使用两份标准的REIQ合同(一份用于物业购买,一份用于生意购买),其中主要包含但不限于以下关键条款

a. 核实:须经您的会计师核实业务的净经营利润等财务表现(通常在合同签订之日起14-21天内);

b. 尽职调查:以您和您的律师对您的尽职调查调查感到满意且符合条件为前提。您的律师将全面审查管理及出租协议、章程及法人团体纪录(通常在合同签订日起计21至28天内);

c. 融资:在获得贷款批准后进行物业管理权的交割准备(通常在合同签订之日起28-40天内);

d. 法人团体(Body Corporate)同意:须经法人团体同意将管理及出租协议转让给买家(通常在交割日当日或之前);

e. 同时交割:须同时完成物业合同与生意购买合同的交割。

( 扫码将澳洲法律中文指南装进口袋)

5.Finance

Use a reputable lender. Small savings in interest can easily be lost due to delays in settlement or higher legal costs incurred through inexperienced lenders.

6.Body Corporate Application 法人团体申请及面试

You should prepare thoroughly for your body corporate application. In order for the Body Corporate to consent to the assignment of caretaking and letting agreement, you must demonstrate to the Body Corporate that you are financially sound and reputable and capable of satisfactorily performing the caretaking and letting duties. You should prepare the following documents:

a. A thorough and detailed resume;

b. 2 personal references;

c. 2 business references;

d. Financial information to show that you have adequate financial standing;

e. Marketing or business plan (especially for holiday complexes);

f. A police check (one for each director and possibly 1 for each shareholder if buying in the name of a company).

The body corporate may interview you to satisfy itself that you are capable of performing the caretaking and letting duties. Your lawyer may be able to give you a list of types of questions which you are likely to be asked at the interview.

为使法人团体同意转让管理及出租协议,您必须向法人团体证明您的财务状况良好,信誉良好,并有能力令人满意的履行管理及出租职责。您应该为面试做好准备,您的律师可能会向您提供一系列问题的答案,并准备以下文件

a. 一份全面详细的简历;

b. 2名个人推荐人和2名业务推荐人;

c. 财务资料,显示您的财力,财务状况良好;

d. 营销或商业计划;和

e. 无犯罪记录证明。

7.Licensing 执业执照

To run the letting component of a management rights business you need to obtain a real estate agent’s licence. This can be a restricted licence which allows you to let and sell lots in your scheme only or a full real estate agent’s licence which allows you to let and sell lots inside and outside your scheme. The restricted licence is quicker and easier to get, and involves taking a training course from a registered provider. You should look to complete your licensing course as early as possible so that you obtain your licence before settlement.

要获得物业管理权业务的出租部分,您还需要获得房地产代理的执业执照。

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