在英国购买商用地产的流程及注意事项

This article briefly discusses the process of buying commercial property in England and the main points to note from an English solicitor’s point of view. It does not constitute legal advice.

本文从英国律师的角度来浅谈在英国购买商用地产的流程及注意事项。

The heads of terms is a summary of the transaction’s main relevant special terms and conditions, such as the names and addresses of the parties to the transaction, the time limit for the transaction, the price etc. Therefore, it is a very important document. It is often drafted by the agents but we will verify the contents of it with the parties.

这是交易的主要及相关特殊条款的摘要，例如交易双方的名字/地址，交易期限，对价等。因此这是一份非常重要的文件。该文件通常由双方的中介机构/房地产经纪人商讨确定，但我们会与当事人对其内容进行核实。

Each Official Copy (OC or property registration document) will have appended to it a title plan. The solicitor and the client should check the plan carefully. We use this plan to send to different public registry offices, with the object of letting them check whether the property to be purchased has any problems with it. This process usually takes a couple of weeks or so.

每一个地产登记证书都会附有图纸/平面图。律师和客户应该好好儿地审查图纸。我们会把该图纸寄给各公共登记部门，目的是让他们查明所要购买的地产所属土地是否有任何问题。该过程需要两个星期左右。

There are many public registries in the UK with different functions. These registries are well developed, some of which are established by government departments and some are privately owned companies. According to the needs of the client, we will contact relevant authorities for searches, including the Land Registry, local authority, gas pipeline authority, electricity cable authority, water supply and drainage authority, various mining authorities, etc. These procedures can help identify any planning matters affecting the site; for example, road improvement projects and any planning consents already obtained for the property. We also make inquiries about flooding and contaminated land. If the searches find something of concern, we will notify the client immediately.

英国有很多职能不同的公共登记部门。这些部门已经很完善发达，其中有些是政府部门建立的，有些是私有性质的公司。按照客户的需求，我们会联系各相关部门进行查询，包括向土地登记处，地方政府，煤气管道部门，电缆部门，给排水系统部门，各类采矿部门等。这些程序可以帮助查出任何影响该地方的规划事项，例如道路改善工程以及该物业已经取得的规划许可详情。我们也会进行有关水灾和受污染土地的查询。如果查询发现有值得关注的事项，我们会马上通知客户。

The seller must produce a document proving the title to the land. If the land has been registered at the Land Registry, the seller must present the Official Copy (OC or land registration certificate) and plan; if the land is not registered, the seller must present the earliest original transfer of the land (dating back at least 15 years ago – known as a good root of title) for the buyer to verify. We will review these documents and report any matters of concern to the client.

卖方必须拿出证明土地所有权凭证。如土地已经在土地登记处登记，卖方须出示土地登记证书及图纸/平面图；如果土地没有登记，卖方须出示（至少上溯至15年前）最早的土地原始转让凭证供买方核查。我们会审查该等文件，如发现任何值得关注的事项，我们会向客户报告。

If the ownership of the relevant property is leasehold, we will ask the owner whether the transfer requires the permission of the landlord; and if the seller has a mortgage, whether the seller needs the consent of the mortgagee to transfer the property. It may take a while to obtain such permissions.

如果相关的物业的所有权为租赁式所有权，我们会向该所有权人询问该转让是否需要房东的许可；如果卖方有抵押，卖方出让该物业是否需要抵押权人同意。取得该等许可的时间可能会比较长。

The purpose of the purchase is a very important matter: for example, whether you are going to develop it as a department store or a hotel etc., this will greatly affect the enquiries that need to be made and the content of the contract.

购买目的是一个非常重要的事项，如您是否要将其开发为百货公司或旅馆等，这将在很大程度上影响到所需要进行的查询以及合同的内容。

We issue standard commercial property enquiries (so-called CPSEs) to the seller's lawyer. Depending on the specific circumstances and use of the land, we may also issue additional enquiries to the seller's lawyer to find out whether any problems exist.

我们会向卖方律师发出标准商用地产查询（即所谓的CPSEs）。按照该项土地的具体情况及用途，我们也可以向卖方律师发出附加查询，旨在查明是否存在问题。

When buying a building/property, you should obtain an independent property valuation and survey report. We will review the report and make relevant inquiries accordingly. You may have the opportunity to renegotiate the purchase price of the property if the survey report shows that building work is required.

在购买楼宇/地产时，须准备一份独立的物业估价和测量报告。我们会审阅该报告并据此进行相关的查询。如果测量报告显示需要进行建筑施工，您则可能有机会就该地产买卖重新议价。

If the property in question is leasehold (as is common when buying/leasing office space), detailed lease terms/conditions will be involved. We will review the tenancy agreement and check with the seller's lawyer about the service charge and management fees you will need to pay.

若相关物业属于租持有权的（购买/租赁办公场所时有其常见），就会涉及详细的租赁条款/条件。我们会审查租赁契约，并会向卖方律师查明有关您所需缴付的服务费及管理费等。

This is a particularly important job, especially if the property is being purchased for development purposes, because this enables the identification of rights of way, ownership and other rights affecting the land. These can sometimes only be found by conducting a physical site inspection.

这是特别重要的一项工作，尤其是购买该物业是为了发展之目的；因为这可以查明优先通行权，占有权及其他影响该片土地的权利。而这些有时只有进行实地勘察才会发现。

Before signing the contract, we will provide the client with a report on the results of all inquiries/investigations, and the report will explain the impact of the investigation results. We will also explain to the client the main content of the contract in the report, such as the proposed transaction date, the deposit that the client will need to pay when exchanging the contract (usually 5%-10% of the transaction price), whether the client needs to pay stamp duty (2%-5%), additional tax (value-added tax) (20%), etc.

签署合同前，我们会就所有查询/调查的结果向客户提供报告，报告会对调查结果所涉及的影响进行解释。我们也会在报告中就合同的主要内容向客户进行解释，比如拟交易日期，交换合同时客户所需缴付的定金（通常为交易价格的5%-10%），客户是否需要交纳印花税（2%-5%），附加税（增值税）（20%）等等。

Before completing the Transfer of the property, we will make final inquiries and arrange with the seller's lawyer how they are to pay off any remaining mortgage on the property. After the Transfer is signed and the price paid, we can pay stamp duty and land registry related fees on behalf of the client and register the client's interest at the Land Registry so that you are registered as the new property owner (and, if necessary, we will register the client’s Lender’s interest in the property).

在转让物业所有权契约前，我们会进行最后的查询，并与卖方律师安排如何付清该物业尚有的任何按揭贷款。在契约签署后并支付价款后，我们可以代表客户缴付印花税和土地登记处相关费用，并在土地登记处登记客户的权益，这样您会被登记为新的物业所有权人（如有必要，还会登记客户的按揭贷款公司的权益）。

无论您的房地产目标是什么，我们都会随时为您提供服务、助您实现这些目标。请与我们联系。

（本文授权转载自公众号：涉外法律所，如需转载，请联系原作者。）

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