Chapter 9 Conveyancing汉语.docx

Chapter 9 Conveyancing汉语.docx

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Chapter9Conveyancing汉语

Chapter9Conveyancing（财产转让业务）

FindingtheProperty欺诈行为法

Realestate（不动产）isoftenpurchasedandsoldwiththeassistanceofarealestatebroker（经纪人）.Brokersmaybeemployedtosellproperty,inwhichcasetheirdutyistoacthonestytowardtheprincipal（委托人，当事人）andobtainthehighestpricepossible.Theymayalsobeemployedbyapurchasertolocate（定位）property,inwhichcasetheirdutyistosecurethepropertyatthelowestpossibleprice.Thebroker’sdutyisageneraloneofanagent（代理人）toprincipal（委托人）.Abroker’scontractisnotrequiredtobeinsigned（签名）andinwritinginmanystatesincludingNewYork,astheStatueofFraudsonlyappliestodirecttransfers（转移）ofrealty（不动产）,andnotactionstoenforcebrokeragecontracts（执行经济合同）.

Itisageneralrulethatthebrokerbecomesentitled（有资格的）toacommission（委员会）whentheycompletetheservicestheyarehiredtoperform（执行，完成）.Intheeventthatthebrokersareemployedtoobtainpurchasers,theyareentitledtotheircommissionwhentheyintroduceapersontotheprincipalwhoisready,willingandabletopurchaseonthetermsrequested.Accordingly（因此）,itisadvisable（明智的，适当的）forthepersonwhohiresbrokerstoenterinto（订立）anagreementwiththemwhereby（凭借）itisagreedthebrokerwillnotbeentitled（给于资格）toacommissionuntilthetransaction（交易，业务）andclosing（结算）arefullycompleted.Therearevarioustypesofbrokerageagreements（经济协议）whichareasfollows:

（1）Non-exclusiveAgreement（非排他性协议）

Thisisalsoknownasanopenlisting.Underthistypeofagreementseveralbrokersmaybehiredbytheowner.Abrokerisonlyentitledtocommissionwhenabuyerisprocured（获得的）.

（2）ExclusiveAgencyAgreement（独家代理的协议）

Underthistypeofagreementthesellercanhireonebroker.Theowner,however,cansellorlease（出租，租得）thepropertywithoutabroker,inwhichcasetheownerisnotliable（有责任的，有义务的）tothebrokerhisorhercommission.

（3）ExclusiveRighttoSell（独家销售权）

Underthistypeofagreement,thebrokerhastheexclusive（独有的，排外的）righttosell,andreceivesacommissionifthesaleisconsummated（完成）byhimorherselfortheowner.

（4）MultipleListing（多重挂牌）

Thisisanarrangement（商定）amongagroupofbrokerswhereby（凭......，靠......）aparticipating（参加的）brokercansellpropertythatisexclusivelylistedwithanyoftheotherparticipatingbrokers.The“listingbroker（名单经纪人，名录经纪人）”obtainsthelistingandthe“sellingbroker（卖方经纪，推销经纪人）”sellstheproperty.Thesetowbrokers（拖经纪人）split（离开）thecommissionandthelistingservice（成品列名服务，列名服务）receivesasmallfee.

（5）NetListings（净列表）

Thisisanagreementwherebythesellerindicates（表明，指出）aspecific（特定的，明确的）priceforwhichthepropertyistobesold.Thebroker’scommissionisthedifferencebetweenthatpriceandsalespricereceived.Thesetypesoflistingsareprohibited（禁止，被禁止的）inNewYork.

Purchasersofrealpropertyobtainfinancing（融资,筹措资金）fromvarioussources.Mortgages（财产贷款）arecommonlyusedtofinance（负担经费）theacquisition（获得）ofrealproperty,sincethelenderreceivesalien（留置权）thatmaybeenforcedonthedefault（违约）ofthepurchaser.Thebuyerretains（保持）title（权利）tothepropertyunlessthemortgagebyforeclosing（取消抵押品赎回权）thelien.Theborrowercanredeem（赎回）thepropertybyreinstatement（恢复，复原）orpaymentoftheloanprior（在前的）toforeclosure（丧失抵押品赎回权）.Certainstatesareconsidered“titletheorystates（标题理论）”andtreattitletomortgaged（抵押）premises（提出....为前提，预述）asbeinginthemortgagee（承受抵押人）.Otherstatesareconsidered“lientheorystates（留置权理论状态）”andconsiderthatthelegaltitletothemortgagedpremises前提，经营场址，上述房屋，契约前言remainsinthemortgagorandthemortgageemerelyhasalienontheproperty.Amortgagorloancanbestructured（组织，构成）inavarietyofwaysandcanhavefixedoradjustable（可调节的）rates（比率）.

Purchasersofcondominiums（托管公寓）alsoobtainfinancingfromvarioussources.Commonly,aswiththepurchaseofahome,amortgagewhichcanbeforecloseduponisheldassecurityfortheloan.

Theloanswhichareobtainedbypurchasersofcooperative（合作的）apartmentsaregenerallysecuredbypledges（保证，誓言，抵押，抵押品）ofthepurchaser’sstockintheentity（实体，存在，本质）andanassignmentoftheproprietaryleases（专有租赁）.

LandSaleContract土地销售合同

Mosttransfersoflandarepreceded（领先，在什么之前，优于，高于）bycontractsofsales.Thesenormallycontemplate（注视，打算，深思熟虑）escrows（把......暂交第三者保管以待条件实现）beforeclosing（结束）.

1.StatuteofFraudsApplicable可适用于欺诈罪的法规

Tobeenforceable（强行的）,alandcontractmustbeinwritingandsignedbytheparty（当事人）tobecharged.Thewritingneednotbeaformal（正式的）contract;amemorandum（买卖契约书）suffices（使满足，足够....用，合格）,e.g.Escrow（契约）instructionscanbethecontractofsale.TheStatueofFraudsrequiresthatthewritingcontainsall“essentialterms（必备条款）”ofthecontract.Theseare:

a.Adescription（说明书）oftheproperty;

a.Identification（身份证明）oftheparties（当事人）tothecontract;

b.Thepriceandmanner（方式）ofpayment.

Incidental（附带的,容易发生的）matterscanbedetermined（判决，裁定）bycustom;theyneednotappearinthewritingnorevenhavebeenagreedupon.

2.DoctrineofEquitableConversion公平兑换学说

Underthedoctrine（学说）ofequitableconversion（公平兑换）,onceacontractissignedandeachpartyisentitledtospecificperformance（特定履行，强制履行）,equity（衡平法）regardsthepurchaserastheowneroftherealproperty.Theseller’sinterest（利息）,whichconsistsoftherighttotheproceeds（收益）ofsale,isconsideredtobepersonalproperty.Thebarelegaltitlethatremainsinthesellerisconsideredtobeheldintrustforthepurchaserassecurityforthedebtowedtheseller.Butnotethatpossessionfollowsthelegaltitle;soeventhoughthebuyerisregardedasowningtheproperty,thesellerisentitledtopossessionuntiltheclosing.

3.MarketableTitle适销证券

Thereisanimplied（含蓄的，暗指的）warranty（保证，担保，授权）everylandsalecontractthatatclosingthesellerwillprovidethebuyerwithatitlethatis“marketable（可销售的）”.

4.TenderofPerformance性能投标

Ingeneral,thebuyer’sobligation（义务，职责）topaythepurchasepriceandtheseller’sobligationtoconveythetitlearedeemed（认为）tobeconcurrent（一致的）conditions.Thismeansthatneitherpartyisinbreach（违背，违反）ofthecontractuntiltheotherpartytenders（清偿）herperformance,evenifthedatedesignated（指定的，特定的）fortheclosinghaspassed.

5.RemediesforBreachoftheSalesContract违反销售合同的补救措施

（1）Damages（损害赔偿）

Theusualmeasureofdamagesisthedifferencebetweenthecontractpriceandthemarketvalueofthelandonthedateofthebreach.Incidentaldamages（附带性损害赔偿）,suchastitleexaminationandmovingorstorage（存储，保管）costs,canalsoberecovered（重新获得）.

（2）SpecificPerformance（特定履行，强制履行）

a.Buyer’sRemedy（买房的补救措施）

Acourtofequitywillorderasellertoconveythetitleifthebuyertendersthepurchaseprice.Theremedyatlawisdeemed（被视为）inadequate（不适当的）becausethebuyerisgettinglandandlandisunique.

b.Seller’sRemedy（卖方的补救措施）

Somewhatillogically（不合逻辑的）,thecourtsalsogenerallywillgiveaspecificperformancedecree（具体表现法令）forthesellerifthebuyerisinbranch.Thisissometimesexplainedasnecessarytohave“mutualityofremedy（相互补救）.”

6.RiskofLoss（损失风险）

Thecommonlawrulewithregardtoriskoflossisthatifthepropertyisdestroyedbetweenthetimethecontractissignedandthetimeoftransferofthedeed,andsuchdestruction（破坏，毁灭）isnotthefaultofeitherparty,thenastheresultofthedoctrineofequitableconversion（公平转换原则）,equitabletitle（平衡法上的所有权）waspassedtothebuyeruponsigningthecontract.Consequently（因此）,theriskoflosshaspassedtothebuyer.However,somestates,includingNewYork,haveadoptedtheUniformVendorandPurchasersRiskAct（统一买房和卖方风险法）,whichputtheriskoflossontheselleruntilthebuyertakestitleorpossession.

Deeds--FormandContent（契约--形式和内容）

Theactualtransferoftitletorealpropertygenerallyoccursbyadeed（契约）.Itusuallyoccursataclosingwhereitisexecuted（已生效的）,acknowledgedanddelivered.Therearevarioustypesofdeeds.Theprincipal（主要的）typesarequitclaimdeed（产权转让契约）,warrantydeed（保修契约）withfullcovenants（盖印合同）,andbargainandsaledeed（财产买卖契约）.Aquitclaimdeedcontainsnocovenantsbythegrantor（授予者，让与人）.Awarrantydeedwithfullcovenantscontainscovenantsbythegrantorofrighttoconvey,againstencumbrances（不动产上的负担，财产留置权）,offurtherassurances（保证，保险）,andofquietenjoyment（平静收益权）andwarranty.Ageneralwarrantydeedwarrantstitleagainstdefects（缺陷）arisingbeforeaswellasduringthetimethegrantorhastitle.Aspecialwarrantydeedcontainsthesamecovenants,butonlywarrants（授权命令，准许，担保）againstdefectsarisingduringthetimethegrantorhastitle.Abargainandsaledeedcontainsthebasiccovenantsagainstgrantor’sacts.

Adeedmustbeinwriting,itmustidentifythepartiesandthelandinvolvedanditmustbeacknowledgedanddelivered.

Adeedmustsatisfyvariousformalities（程序）requiredbystatute（法令法规）,herearetheformalities:

（1）StatuteofFrauds（禁止欺诈法）.

（2）Description（说明书）oflandandparties.

（3）Wordsofintent（词意图）.

（4）Considerationnotrequired（不需要代价）.

（5）Seal（印章）isunnecessary.

（6）Attestationandacknowledgementgenerallyunnecessary（认证和确认通常不必要的）.

（7）Signature（署名，签名）.

DeliveryandAcceptance（交货及验收）

1.Delivery

Adeedisnoteffective（有效的）totransferaninterestinrealtyunlessithasbeendelivered.Physicaltransferofadeedisnotnecessaryforavalid（有效的，合法的）delivery.Nordosephysicaltransferaloneestablishdelivery.Rather,“delivery”referstothegrantor’sintent;itissatisfiedbywordsorconductevidencing（证明）thegrantor’sintentionthatthedeedhassomepresentoperativeeffect;i.e.（即，换言之）thattitlepassesimmediatelyandirrevocably（不能取消的）,eventhoughtherightofpossessionmaybepostponed（推迟）untilsomefuturetime.