商业用途的产业 (Commercial Property e.g. Shop Office / Factory) 商业用途买卖合约
如果你是和发展商购买还在建筑中的有地住宅产业,那么你所需要签署的买卖合约为Schedule G 买卖合约 。 一般上,由于时间上的限制,购屋者往往都没有足够的时间阅读有关全部合约的条款;又或者是因为语言的关系,不能清楚明白合约上的内容等因素。 现在就让我们重温或回顾你所签署的 Schedule G 买卖合约(正在建筑中的住宅产业)里的重要条款,了解身为购屋者的我们在有关法令下所赋予我们的权益。 案例 1: Mr.Tan于2014年7月签署以下买卖合约,有关房屋建筑工程2016将竣工。
SCHEDULE G HOUSING DEVELOPMENT (CONTROL AND LICENSING) ACT 1966 HOUSING DEVELOPMENT (CONTROL AND LICENSING) REGULATIONS 1989 (Subregulation 11(1))
SALE AND PURCHASE AGREEMENT (LAND AND BUILDING)
AN AGREEMENT made this _________day of _________
BETWEEN
_____________ a company incorporated in Malaysia and duly licensed under the Housing Development (Control and Licensing) Act, 1966 (Licence No: ________) with its registered office at _______________ and its business address at ________________ (hereinafter referred to as “the Vendor”) of the one part
对于曾经向房地产发展商购买过产业的你来说,一定不会感到陌生,因为翻开合约的第一页,一目了然你可看到 Schedule G 买卖合约是由以下的法令及条款加以监控:
在1989年屋业发展(管制与执照)条规下,所牵涉的处理事项已经清楚阐明。其中牵涉范围包括:房地产发展商如何申请与更新执照 、 买卖合约大致上分为两种:Schedule G 以及 Schedule H,被统称为「The Schedule Sale & Purchase Agreement」。
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缴付买价付款进度表 (Third Schedule: Schedule of Payment of Purchase Price
THIRD SCHEDULE (Clause 4) SCHEDULE OF PAYMENT OF PURCHASE PRICE
Item Installments Payable % Amount
1. Immediately upon the signing of this Agreement 10
2. Within twenty one (21) working days after receipt by the Purchaser of the Vendor’s written notice of the completion of -
(a) the foundation of the said Building 10
(b) the structural framework of the said Building 15
(c) the walls of the said Building with door and window frames placed in position 10
(d) the roofing, electrical wiring, plumbing (without fittings), gas piping (if any) and internal telephone trunking and cabling to the said Building 10
(e) the internal and external finishes of the said Building including the wall finishes 10
(f) the sewerage works serving the said Building 5
(g) the drains servingthe said Building 5
(h) the roads serving the said Building 5
3. On the date the Purchaser takes vacant possession of the said Building, with water and electricity supply ready for connection 12.5
4. On the date the Purchaser takes vacant possession of the said Building as in item 3 as follows: 2.5
(a) where separate document of title to the said Lot has been issued and the Proprietor / Vendor has executed and delivered to the Purchaser or the Purchaser's solicitors a valid and registrable Memorandum of Transfer of the said Properly in favour of the Purchaser together with the original issue document of title to the said Lot, to be paid direct to the Vendor; or
(b) where separate document of title to the said Lot has not yet been issued, to be held by the Vendor’s solicitors as stakeholder for payment to the Vendor within twenty-one (21) working days after receipt by the Purchaser or the Purchaser’s solicitors of the original issue document of title to the said Lot together with a valid and registrable Memorandum of Transfer of the said Property in favour of the Purchaser executed by the Proprietor / Vendor
5. On the date the Purchaser takes vacant possession of the said Building asin item 3 and to be held by the Vendor's solicitor as stakeholder for payment to the Vendor as follows: 5
(a) two point five per centum (2.5%) at the expiry of eight(8) months after the date the Purchaser takes vacant possession of the said Building; and
(b) two point five per centum (2.5%) at the expiry of twenty-four (24) months after the date the Purchaser takes vacant possession of the said Building.
Item (1): Immediately upon the signing of this Agreement (10%) 当买家即将准备签署买卖合约时,必须缴付合约买价的10%予卖方,通常卖方会在签约之前或当天要求买方缴清有关款额,才可允许买方签署买卖合约。
Item (2): Within twenty one (21) working days after receipt by the Purchaser of the Vendor's written notice of the completion of: 当卖方完成以下的工程进度,并以书面通知买方。当买方接获有关通知后,必须在21天工作日之内缴清有关款额:
(a) the foundation of the said Building (10%) 有关产业的地基建筑已经完成,买方必须缴付合约买价的10%予卖方。
(b) the structural framework of the said Building (15%) 有关产业的结构框架已经完成,买方必须缴付合约买价的15%予卖方。
(c) the walls of the said Building with door and window frames placed in position (10%) 有关产业的墙壁已经完成,门窗框架已经安置,买方必须缴付合约买价的10%予卖方。
(d) the roofing, electrical wiring, plumbing (without fittings), gas piping (if any) and internal telephone trunking and cabling to the said Building (10%) 有关产业的屋顶 、 电线 、 水管(无配件)、 煤气管(如有)和内部电话电缆已经装置 /完成,买方必须缴付合约买价的10%予卖方。
(e) the internal and external finishes of the said Building including the wall finishes (10%) 有关产业的内外墙饰面已经完成,买方必须缴付合约买价的10%予卖方。
(f) the sewerage works serving the said Building (5%) 有关产业的污水处理工程已经完成,买方必须缴付合约买价的5%予卖方。
(g) the drains serving the said Building (5%) 有关产业的排水渠处理工程已经完成,买方必须缴付合约买价的5%予卖方。
(h) the roads serving the said Building (5%) 有关产业的道路已经完成,买方必须缴付合约买价的5%予卖方。
Schedule of payments 4. (2) Every notice referred to in the Third Schedule requesting for payment shall be supported by a certificate signed by the Vendor's architect or engineer in charge of the housing development and every such certificate so signed shall be proof of the fact that the works therein referred to have been completed.
付款进度表 卖方如果要根据 Third Schedule 的工程进度向买方索取有关工程的完工款额,卖方必须呈交由有关屋业发展委任的合格建筑师及工程师附上签名的证明书,加以证明有关工程进度确实完成。
一般上,卖方会将有关完工工程进度的 Invoice 联同 Architect Certificate or Engineer Certificate (合格建筑师及工程师附上签名的证明书)寄给买方的借贷银行,并将副本也寄给买方作为索取有关完工款额的必备文件。
Interest on late payments 9. (1) Without prejudice to the Vendor’s right under clause 10, if any of the instalments set out in the Third Schedule shall remain unpaid by the Purchaser at the expiration ofthe said period of twenty-one (21) working days, interest on such unpaid instalment shall commence immediately thereafter and be payable by the Purchaser and such interest shall be calculated from day to day at the rate of ten per centum (10%) per annum.
逾期罚金 在不损害卖方权利的第10条款下,如果买方无法按时在21天工作日内依据 Third Schedule 的付款进度表缴付款额,那么买方必须按所拖欠款额的年利率10%缴付逾期罚金予卖方。以下是逾期罚金(Interest on Late Payment) 的计算方式:
案例 1:
SPA Selling Price : RM 500,000 Invoice Date : 01/06/2016 Due Date : 01/07/2016 (within 21 Working Days) Bank Released on : 30/07/2016 Amount Due : RM 125,000 Interest : 10% per annum Period Charged : 29 Days
Installment Payable Amount Due(RM) Interest(RM)
2 (a) the foundation of the said Building (10%) 50,000 397.26
2 (b) the structural frameworkof the said Building (15%) 75,000
在一般的情况下购屋者会选择向银行借贷,银行的义务只是负责发放贷款额予发展商,往往当这种情况发生时,身为购屋者的我们必须履行其义务缴付逾期罚金予发展商。至于追究谁应该负责承担责任,通常购屋者会寻求有关办理贷款合约律师楼的援助,索取 Chronology of Events,找出逾期原因所在,从而对症下药。