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关于买房贷不了款的几点提醒

更新日期: 2017年4月25日

        最近几个月来我们遇到越来越多的买家在到期付款交房时,由于银行不给予贷款,导致资金不足无法顺利交割的困境。地产买卖合同中都会有Late Completion和Notice to Complete条款,即按合同到期无法交房而延期和业主律师通知你履行交房程序(通常在14天之内)。

到期由于买家的原因无法交房导致的后果:

        1、 买家需承担到期后和交房前的利息:按房价100万澳币,年利息10%计,延迟交房10天,即1000000X0.1/365=每天273.97澳币,10天x273.97=2739.7澳币;

        2、 额外产生的所有双方律师费用;

        3、 额外产生的所有业主损失,比如买不了房导致业主再上市,但最终只卖了80万,这20万差价前买家需要补上;

        4、 买家签约时付的10%定金无法退还;

        5、 等等。

        总之,由于买家的原因导致无法顺利交割,所有的额外支出买家都需承担。

        上周我们接待了一位老华侨,移居悉尼20多年,其两年前签约的200多万楼花面临资金不到位无法成交,叫嚷着要告发展商诈骗,理由是发展商出的合同银行不贷款。

        我们可以明确的告诉大家,这个理由是没有法律依据的(no legal reasoning),你贷不贷款是个人的决定,银行贷不贷给你是基于你的个人收入和信用度来考核的。更何况从今年初开始所有本地银行收紧房贷审核标准,海外收入者(澳大利亚以外)能申请到贷款的可能性几乎为零。这位老华侨表示都不知道有这些变化,因为从不看当地新闻,家里安装的是连接北京的卫星电视,天天收看“新闻联播”,就上周在上海南京路有助动车撞倒行人的新闻他也知道。

        以上这位客户显然和澳洲当地有些脱节,心系母国,和中国及时接轨,这些都很好,但不能忽视与你息息相关的身处之地、一位纳税人置身的社会。

        建议大家关注我们的微信平台,我们将用你熟悉的语言带给你最新、最快的本地政策走向,最大限度地确保你有备而来、安居乐业。

        最后,附上地产买卖合同有关条款范例:

56 Notices to complete - period of notice

56.1 Notwithstanding any rule of law or equity to the contrary, it is expressly agreed and declared that in circumstances justifying the service of a notice to complete by either party upon the other party a period of 14 days from the date of service of such a notice is reasonable and sufficient notice to make time of the essence of this contract, whether or not the party giving the notice has made a previous request or demand for completion.

56.2 In the event that a notice to complete is served by registered mail the date of receipt shall be deemed to be 48 hours after the date of posting.

57 Notices to complete – cost

57.1 In the event that the vendor is entitled under this contract to issue a notice to complete, the purchaser must allow as an adjustment on settlement the additional sum of $500.00 inclusive of GST per notice, by allowance towards the legal costs and expenses of the vendor.

57.2 It is agreed that the sum allowed under this clause is in addition to any interest the vendor may be able to claim under this contract for late completion by the purchaser.

 58 Completion delayed

58.1 If the price or any part of the price is not paid by the purchaser to the vendor on the completion date then (in addition to all other remedies available to the vendor) that part of the price not paid is to carry interest calculated at the rate of 10% per annum calculated on a daily rate from the completion date until the actual date of payment to the vendor (that period to include the completion date but not the date of payment).

58.2 The purchaser does not have to pay interest during any period that completion does not occur only because the vendor is unwilling or unable to complete.

58.3 If the purchaser or vendor cancels settlement after appropriate arrangements have been made, the party cancelling settlement must pay to the other party on completion the sum of $55 plus GST for each cancellation.

58.4 The purchaser cannot require the vendor to complete unless interest and other amounts payable under this clause are paid to the vendor on completion.

58.5 the parties agree that the amounts payable under this clause are a genuine pre-estimate of the vendor’s loss.