U.S.Real Estate Q&A

 

WHY WE INVEST THE OVERSEA REAL ESTATE?

自古以来买地置房即是国人投资的首选,近15年来投资房产也已成为人们最重要的资产保值和快速致富的途径。由于今年中国大陆政府接连出台限购令、限贷令、 房产税等一波一波严厉打压房价的政策,众多投资者眼见大陆房地产前景黯淡,便纷纷将投资目光放到了海外,同时也基于资金分散风险、移民、子女教育等多种诱 因,愈来愈多的中国大陆投资者远赴美国、加拿大、澳洲、英国、日本等发达国家的踊跃投资当地的房地产市场。

●优势之一:永久产业 相对于国内70年的物业产权,美国的物业都是永久产权,业主拥有该地块的永久使用权限。由于房屋的升值来源主要是土地增值,在国内进行房产投资,一定要核 实土地使用期限,物业的剩余使用期限越短,该物业的价值会越低。由于海外房产没有使用年限的限制,其房屋价值会一直跟着土地的增值而增值。

●优势之二:海外购房者可贷款六成 海外购房者在美国购房可向任何银行贷款六成,无论别墅、商铺、住宅等都可以办理贷款,这与国内的别墅商铺10年50%贷款相比,可以降低投资者的资金入市 门槛。其次,美国购住宅房交楼标准一律是全新精装修,售价已含装修费用,这意味着投资者可以节省全部装修费用用于其它投资或进行再投资,同样的资金但达到 最高的资金回报率。

●优势之三:政策稳定法律完善 美国购买与中国房产手续有很多不同之处。美国早于1919年就有了房地产法,之后每几年就会补充和修改现行的房地产法,至今已出台与房地产业相关的各种法 律多大十几个法律和规范。美国房产交易时,买卖双方必须有受委托的执照的房产经纪人来处理所有专业合同和文件,购房的合同与文件也是由各州州政府的房地产 局提供统一文本;买房过程中买家的订金和房款一律存入买家的律师信托户口或第三方资金监管公司账户中,开发商、买家、律师三方任何一方无权动用,直到房屋 产权报告、房屋质量报告、产权转移等手续办理完毕时,买家律师确认无误通知卖家办理房款过户手续,此时买家已拿到正式的产权证。因此,买卖双方及任何一个 环节都无风险存在。

●优势之四:稳定的投资回报 投资海外房产之人士,最关心回报率有多少。现时投资美国房产一般租金净回报5%以上,年房产升值率为10%左右。从专业投资顾问角度来看,因过去30年美国房产平均每年升幅为10%左右,而贷款利率为5%,所以综合楼价升幅及租金扣除利息支出,总收益约为15%。

●优势之五:为子女的教育购屋一举两得 美 国发达的文化教育制度一直位于世界的领先地位,美国有数万所中小学,上数所各类大学院校。几乎所有的美国小孩最少都接受8年的教育,高中毕业的有87%, 四年制的学院及大学毕业的有56%。拥有学士文凭的有39%,硕士毕业的有8%,博士毕业的有3%。美国联邦政府每年投入近1500亿美金的资金用于庞大 的教育计划,这已促使美国成为世界上受教育人数最多的国家之一。投资美国各地好学区的房产,可以为子女就读普通公立学校提供保障,就近入学也可免去中国父 母两地奔波的辛苦,为子女将来进入美国高等学府深造做好准备

WHY CHOOSE SOUTHERN CALIFORNIA?

 

  • 世界第一强国、法律健全、政治稳定

美 国是全世界第一富有国,在美国的五十个州中加州的经济地位又是位居第一位,加州的国民生产总额(GDP)占全美的五分之一,可以说加州支撑着美国的主要经 济命脉。因此,在加州购买物业拥有了最坚稳的经济架构做後台,加上最完善的法律制度做保障,以及加州稳定的房产市场足以让投资者们安安心心地做地主。 

  •  加州的多元化经济排名世界第八-仅次于法国

加州有全世界最多元化的经济体系,从娱乐业(好莱坞)、旅游业、国防工业、到汽车销售业、物流业、和农产业,无一不是世界之首。若将加州视为单一国家,加州则是「世界第八富国」。

没有比土地更好的银行,南加州的土地则是世界顶级的银行… 南加州土地肥沃、日照充足,平均全年大晴天的日子超过300天。大洛杉矶县拥有88个市和30多个优质天然沙滩。洛杉矶又是美国西岸最大港口城市,它的重 要性好比大陆的广州 长堤海港是全美第二繁忙的海港,每年约有1500万个货柜由次进入美国本土,并且持续以每年100万个货柜的惊人速度在成长。 

  • 得天独厚的天气、地理环境

加 州的气候世界闻名,尤其是南加州洛杉矶地区。 温和的加州阳光以及依山傍海的地理环境,让每位游客流连忘返。在这里,同一天内可去海边冲浪、还可以驱车上山滑雪。 从洛杉矶出发,只要驾车3个半小时就可以到达著名的赌城拉斯维加斯、或者驾车2小时往南经过优美的圣地亚哥市就可以进入墨西哥边境。 

  •  一个凝聚全世界移民与金融的大吸铁

加 州是全世界公认的移民天堂,它吸引着每年六十万人来此定居、投资、读书、或工作。官方估计,只要十年後的加州人口将再增添1,200万人(约全台湾一半的 人口),到时南加州人口的密度将紧追纽约。每个城市的拥挤状态将不输给香港、上海、新加坡、或台北。

TYPE OF REAL ESTATE IN AMERICA

The United States Constitution provides for absolute protection of property ownership by U.S. and Chinese citizen. It is owned for infinite duration by the Title Holder and the Holder’s successors. U.S. real estate can easily be sold, transferred from one party to another, willed or inherited. SSCA recommends the following options for those who would like to invest in real estate in the United States.

  •  Apartment buildings (5 units or more)
  • Single residences
  • Mixed-use buildings (Bottom floor stores, top floors for residential.)
  • Office buildings. E. Shopping canters (Requires large or small scale investments.)
  • Investments such as hotels or motels.

In the United States, buildings with five or more units are sold with commercial loans. The dwellings sold as a “family house” or a “condominium” are sold with individual home loans. We recommend that investors invest in apartment buildings with at least five or more units. The income and expenditure of these buildings on paper can be proved at 90 percent. Everything is down on paper, in a way that the investor cannot be misled. How much the taxes are, how much will be spent on repairs, how much rent it will bring in.” Buildings are put on the market with values called the “Cap Rate” – if you had bought the property with cash, what kind of interest that building would have brought you – and we underlines the fact that each state and each neighbourhood has a different Cap Rate. Even during an economic crisis, finding buildings that can make back their original cost within 10-15 years and buying these buildings with a certain amount of down payment and financing, and then to pay off the financing with the income that they generate, is a commonly used method. It is possible to find these buildings, which are appropriate for a minimum of a five-year, but ideally a ten-year investment, It is possible to take out title deeds for each of the units in these buildings as well.

WHAT IS THE FUNCTION OF TITLE COMPANY?

近年来美国投资房地产的话题非常热门,尤其是目前美国加州等房地产市场房价已经开始触底回升,显然是非常好的投资选择,世界各地的投资者都在跃跃欲试。但是我国大多数的人对与投资国外房地产总有许多顾虑。但老实说,即使我们平时在国内购房一不当心,都有可能卷入房产纠纷中去,例如常有发生的“一房两卖”,或是伪造证件买卖,或是经纪人携款潜逃。平心而论,在国内购买房产都会遇上这样那样的问题,若是要投资美国房产,不仅人生地不熟,就连交易流程也不清楚,有各种顾虑不无道理。这里我们不妨来探讨一下美国房地产市场的安全性,以及在美国购房的可行性。毫无疑问,任何房地产市场都不可能生来便拥有完善的体制规范。美国房地产市场最初也是跌跌撞撞,时有纠纷,问题不断,总的来说,在房产交易中两大关键问题是:1)产权是否清晰可售。如果产权是伪造的、产权登记时发生错误、房屋被他人侵占等等,那么买方将卷入无止境的纠纷当中去。2)交易资金是否安全。若遇上不法经纪卷钱逃跑,买方更是要白白的遭受巨大的损失。为了应对这一系列问题,渐渐的一些由代理房地产业务的律师行发展起来一种新的行业,就是我们所说的产权保险公司。1853年,美国第一家产权保险公司在宾夕法尼亚成立。他们为购买房地产的人们提供调查。保险等服务以确保产权的安全可靠并且能够合法交易,极大的保障了买房者的权益。经过150多年的历练,如今美国的购房体系对于各种突发问题,疑难杂症都已能够沉着应对,完善的产权过户的制度规范可以说是滴水不漏,无懈可击。可以说产权公司是美国房产交易中的安全卫士。

产权保险公司在房地产买卖交易中以第三方的身份全程参与,起主要功能有以下4项。

  1. 产权核查在房产交易前,全面调查房产的各类公共文件是否完整合法,在确认房产的产权清晰可售后,出具产权承诺书。
  2. 产权保险为买方提供产权保险。如果产权存在产权承诺书中应记载而没有记载的瑕疵和纠纷,并给买方造成损失时,保险给予赔偿或负责消除产权瑕疵。
  3.  资金监管交易过程中,买方支付地定金、过户尾款一律汇入产权公司或Escrow的监管账户, 产权公司作为第三方监管所有的资金,以确保买方的资金在过户之前绝对的安全,杜绝任何欺诈行为。
  4. 过户登记前往政府部门进行网络登记备案,政府完成产权登记备案需要约4-6周,之后买方可登陆政府网站核实。最后负责让卖方签署产权让渡契约,之后转交与买方。

WHT IS ESCROW IN AMERICA?

ESCROW 是房产交易过程中,卖方将房产契据交给中立的第三方,买方将购房款也交给中立第三方,那么这个第三方就称为ESCROW即第三方托管公司。第三方托管公司的主要功能是监管资金。在美国,第三方资金监管者(Escrow Holder)通常是资金监管公司(Escrow Company)、产权公司或者银行等,而房产经纪或代理则可以帮助客户选择合适的ESCROW公司执行资金的安全监管。无论是产权公司还是第三方托管公司都隶属国家或州政府部门管辖,并且拥有颁发的资金监管执照,其资金流动受政府严格监管;另外,产权公司和第三方托管公司需要缴纳一定金额的保证金(类似银行准备金),以备特殊情况下向客户赔偿。所以,资金交由产权公司监管是绝对安全的。

HOW CAN THE BUILDING BE OPERATED AND MANAGED?

You have invested in the real estate sector of the United States. However, who is going to keep an eye on that building for you? The U.S. has Property Management firms that were founded in order to operate and manage buildings and to protect the rights of the building owners. These firms rent out the units in the building, they collect the rents, they pay the taxes, and they execute any repairs that may be needed. SSCA not only provides Chinese investors with these services, but with the United States licensed lawyers in their Los Angeles offices, SSCA also provides legal advice on real estate investments and when needed consultancy regarding getting residence and work permits for the United States.

REAL ESTATE TAX RATES

One of the most important points that foreign investors have to pay attention to in the United Stated is the tax system. In the United States each municipality has a tax rate designated for the buildings within its limits. These calculations are done automatically. The tax that you will pay comes out of a calculation regarding land cost + the building cost of the structure times a certain coefficient. For example, if the value of the home you bought is $450,000 and the tax coefficient for that area is 1.5 %, then the property tax on that property is $6,750 per year. For those who are interested in investing in this type of real estate, SSCA provides a real estate accounting specialist who is United States licensed. Further more, the “1031 Tax Exchange” law provides attractive advantages for investors. According to this law, an investor who buys a commercial building for 10 million dollars and then sells it for 15 million dollars, can reinvest the 5 million dollars that is made into another building, therefore delaying the taxes owed on that transaction. In this way the investor can use the taxes owed on the money that has been made as credit

HOW CAN THOSE LIVING OUTSIDE OF THE UNITED STATES BUY REAL ESTATE?

The real estate market attracts the interest of investors living outside of the country as much as the investors in the United States. It is not difficult for investors living outside of the country to invest in real estate. Those who have 10 year, multiple entry visas as well as those with the visas known as B-l or B-2 (Work/Tourist) can easily invest in real estate in the United States. If the foreign investor wants to buy real estate and wants to use financing in acquiring this real estate it is enough that he/she provides information regarding income from outside of the United States, assets and bank reference letters. The United States has a structure that makes it easy for Chinese to invest. For those who want to buy residential or commercial properties in the United States, it is not enough for them to show their personal assets in China. For those who have incomes in the United States, it is possible for them to deduct part of their mortgages from their annual taxes. However, the investor who lives outside of the United States adds up all of their payments and spending, writing them off as expenses, and then after the sale of the said property deducts those expenses from the income and pays tax on what is left.