白家柱律师事务所

Tony Pak (commercial lawyer)

商业地产和普通民宅买卖常见问题系列问答之三

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在加拿大,房屋买卖在交接时通常需要律师的帮助。如果你知道以下的法律常识,你在见律师时就知道要问那些 问答。商业地产和普通民宅的交易在一些方面是相同,一些方面是不同的。 商业地产部分, 我们会特别加黑。我们的其他关于股东协议的系列问答也在同步更新中, 欢迎浏览。请注意这里只是为了起到普及法律常识的目的。读者不要以此做为法律意见。The following is for educational purposes only.  Do not treat it as or rely on it as legal advice or a legal opinion. If you want to share this post, please make sure you share everything including this disclaimer.

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问题#7: 我的管理文件有300多页。管理文件的每一页,我的律师都会看吗?

My Status Certificate contains over 300 pages.  Is my lawyer reading every page?

回答:你的律师不可能每一页管理文件都看,房产交易中大多数律师不会审核每一页。 但是,经验丰富的律师应该能够找到关键和重要的信息。大多数共管公寓的声明书,公司章程细则都遵循一套非常相似的格式和框架。

It is unlikely that your lawyer will read every page of a Status Certificate and most lawyers in a residential transaction are not being retained to review every page.  However, an experienced lawyer should be able to find key and important information very quickly.  Most Declarations and Bylaws of condominiums follow a very similar format and structure.

问题#8: 当我让我的律师审核一份管理文件时,我从律师那里应该期待知道什么?

What should I expect from my lawyer when I have them review a Status Certificate?

回答:你的律师会把你的购买和出售合同与管理文件内容进行比较。律师会告诉你是否拥有或有权使用储物柜和停车场。律师会告诉你是否已经增加了公共管理费,一般情况下,会指出可能会导致你未来的成本增加的管理文件项目。最后,律师还会告诉你共管公寓的主要规章制度,比如入住率、翻修、租赁和宠物所有权等的规章制度。如果这是商业单元, 这个规章还会包含一些附加条款, 例如店铺营业时间, 允许那一类店铺营业, 或者有什么额外费用

Your lawyer will compare the contents of the status certificate with your agreement of purchase and sale.  They will advise you of whether you own or have rights to the exclusive use of lockers and parking units.  They will advise you of whether there have been increases to common expenses and more generally, items in the Status Certificate that may cause you to incur future costs.  Finally, they will also advise you of the main rules of the condominium such as rules about occupancy, renovations, leasing, and pet ownership. For commercial condo, additional rules may include, for example, hous of operation, types of business allowed, and uneven apportionment of common expenses. (ie, food court units may need to pay more).

问题#9: 什么是储备基金?

What is a reserve fund?

回答:每个共管公寓都被要求保留一笔储备基金,以维持公共部分管理的长期维护。每个月,公共管理费的一部分资金都要作为储备基金。共管公寓公司决定储备基金的数额通常通过工程调查或者是熟知的储备基金调查预算表来确定。每3年出一份储备基金调查文件。

Every condominium is required to maintain a reserve fund for the purposes of long-term maintenance of common elements.  Every month, part of the common element expenses go toward the reserve fund.  The amount of the reserve fund is determined by the Condominium Corporation relying on an engineering study or more formally known as a Form 15 reserve fund study.  A reserve fund study is required every 3 years.

By: Pak Law (商业地产律师—白家柱律师事务所) practises in real estate, corporate and commercial law.

我们事务所位于多伦多和万锦市交界处.

Our practice includes residential real estate, mergers and acquistions, commercial real estate, commercial leasing, franchises, share transfers and shareholder agreements.

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www.paklawoffice.ca

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