【嘉德置业】小心Offer措辞,纠纷由此而起!

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在多伦多房屋买卖交易过程中,大家对正式合约内的条款都非常重视,遵守。但是仍然有很多纠纷诉讼是由合同附件中的附加条款引起的。由此,嘉德小编摘录编译一些实例,来和大家一起探讨,以便更全面地理解所谓附加条款的法律意义,以减少不必要的麻烦和可能的法律纠纷。

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第一个案例,买方就买卖合同中被列为附属条件的一个冲浪浴缸提出投诉。

合同中规定,“卖方声明冲浪浴缸处于良好的工作状态。”而事实上,交了房过后,买方在最早的时间里发现这个冲浪浴缸不工作,而且卖方知道这个情况。尽管买方在验房时就怀疑这个浴缸的工作性能,但是一直没有机会验证,直到交房后,他才有机会将浴缸放满水来测试它的运作功能。请注意,这类的检测必须在交房后合理的时间段内进行。

在关于浴缸的案子中,法官认为应该作一个保障性的附加条款,即冲浪浴缸此类设备的保障期不可延续到交房以后,但当时并没有被并入交房条款中。由此,卖方在关于浴缸的条款上便有了疏漏。法官裁定,由卖方承担50% 的损失,卖方经纪及其公司承担另外50%的损失赔偿。在法庭考量了买卖合约第25条的相关规定,买方的意向,以及卖方关于这个附加条款的重要性后,在这项房产交易中,该附加条款并没有影响到产权的转移。

专家点评:此项“不应延续及并入”的条款是地产经纪们经常遇到的,它的应用很重要的一点就是经纪们必须清楚地向卖方说明他/她的法律义务,以及买方所可能有的投诉索赔权利。

 

第二个案例,是关于对售出房屋的窗户状况的解读。在与卖房经纪的销售合同中,窗户的状况被描述为“较新的窗户”,而在买卖合约中,此条件并未被列入。

法官说“任何关于‘较新的窗户’的参照对比,都无法反映一段确定的时间段内窗户的状况”。即使法官接受了这样的解读,任何窗户的瑕疵,都应该在交房前的验房过程中接受检验。由于任何显著的瑕疵很容易被发现,并且也是房屋检验的一项内容,所以买家应知的原则条款在此适用。

 

第三个案例,一位买方经纪向卖方要求一份“高速公路商业”类别下的土地使用规划许可证,于是他收到一份长长的单子,列明了土地的各种许可的用途,但是“货车终点站”并没有列在上面,而买方经纪也没有指出这正是买方所要求的。

买方经纪准备了一份OFFER,其中规定:此合约自接受之日起30天内有效,基于保护买方的利益列入以下条件,买方可以在任何时段以书面文字方式通知取消,如果条件不能符合,则此合约无效,定金及其利息应及时归还买方。条件是:

1.买方从市政府得到确认,根据相关的土地规划法和官方计划,此物业最终具有法律约束力的使用规划是“高速公路商业”类别下的零售店,房车和货车的销售点,商业修车场,露天仓储,停车场,饭店;

2.买方将尽力使此处物业符合他的使用需求。

当买方得知他不能将此处物业用作货车终点站时,他取消了合约并起诉要求退还50,000元定金。

法官现在要从合约中来判读双方的意向,并且确定第2 条款是否是独立的条款用来解除买方的义务。法官最后判定这些条款是由买方经纪起草的,被用来保护买方的利益,其中任何模棱两可的文字都将遵照从不利于其作者角度的原则来解读,第2 条款是第1 条款的附加条款而非独立条款。于是最终买方失去了他的定金。

专家点评:买方也许会不愿意透露他的用途计划,例如怕这会影响谈判过程,并最终影响成交价格。因此小心起草,加入一些合理的,独立的附加条款就显得非常有必要了。

 

更多内容请关注嘉德微信公众号:torontojdlgroup

嘉德置业:95 Mural Street, Suite 105, Richmond Hill, L4B 3G2

微信:jdlgroup2013

Tel:905-731-2266

网址:www.jdlgroup.ca

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