長命契業權問題

2008-09-10 3:36 am
我和我親人是以長命契方式買樓, 現在本人已結婚, 想為我太太和兒子做一些保障, 如我離世後, 我太太能夠擁有我本來的業權, 請問有什麼方法呢? 如向按揭銀行做新按揭和轉名的話(買賣契), 我怕利息會比現在貴很多, 有沒有其他方法呢 ?

回答 (4)

2008-09-10 4:41 pm
✔ 最佳答案
其實您的重點是您本人名與另一親人名去買一層樓,而這親人的名不是您太太,故您想為太太保障,在您擁有的業權下可以日後分配給太太。
我想有人理解錯誤以什麼50/50業權,這不能套入您這情況下去說,其實您現與親戚的業權是由長命契。
我會建議您最穩當的做法就是去律師樓花千多元做一份平安紙,寫明您當中擁有的長命契業權,萬一日後過身,您會如何分配給妻子。但律師仍會說因是長命契,會以以下方式處理:
其實長命契的意思就是您親人過身後,因不知您與親人的關係是什麼,若是父子、母子,那他/她的該份就會全數給您,而相反您的該份就會全數給他/她。若他/她都不在,才會給您的內子。
因您不是由親人的當中50%業權轉讓給您,故您不需做新做契約或再做估價從而去銀行做按揭,所以您無需理會這些問題。亦不能套入您的情況去說!
不過我認為您更好處理業權方法,既然您已成家立室,理應與親人提出更好的處理方法,就是賣樓,將所得的利益平分分配,跟著拿您所得的利益再另覓地方,以此安樂窩由您及您內子以長命契方式擁有。免卻日後的爭端矛盾! 

2008-09-10 08:45:24 補充:
再說以長命契改為平分業權,當中涉及將全套契約再做過,更要再估價以做按揭,而因不知您何時購入此物業及現估價會否低於outstanding金額,故要處理的事更要多。

因在樓宇買賣法律角度看,無論您將業權更改或重新買賣,都需將整套契約再做過,以200萬樓以下說,買入律師費為$8,500左右,而賣出律師費約$5,500。而且您還需留意當中的罰息期及估價等等,不是簡單說業權更改就更改。

2008-09-11 03:18:29 補充:
啊! 原來是兄弟姐妹關係,那其實當初不應用長命契,而應用平分業權契。那我會建議您因為始終兄弟姐妹會成家立室後各自一家一主,一定有多少的意見與不同的糟遇與想法,唯一您現可做就是需徹底解決問題-賣樓。

唯有賣樓後將收益各自分配,因我不知您何時買入、有否盈利、當初支出是否平分?這些都是您需考慮,那您再如我上述所提自己與內子另覓愛巢。

因您的例子與兄弟姐妹共有長命契業權,說得不好聽長命契是要鬥長命,而不是各自50/50擁有,您是很難將您所擁有的給您內子,敞若萬一不幸是您先去,因是長命契您的業權就給了您的兄弟姐妹,而不是您的內子,除非業權中您的兄弟姐妹都過身,又沒有配偶或父母在,依次序才給您的內子。

2008-09-11 03:24:44 補充:
假若您不想賣樓選擇重新做一份50/50業權契,您要去銀行重新估價及將整套契由贖樓、買賣合約至按契契等再做一次,當中的複雜性等同您賣樓再買樓一樣,但仍解決不了因不是與最親的配偶聯名問題,最终紛爭是可預計的會出現。

所以我仍建議您賣樓後各自所取,與您的內子重新建立屬於自己真正的安樂窩,因您這例子我實在見得太多,最終都是不歡而散,當然事情不想用負面去想,但長大後各自一家一主,想法與需要都各有不同,實在很難可以公平或有開心的結果。

您可以趁這刻雖則樓市靜下來,但平賣平買,都是換樓的好時機,您可以想想!
2008-09-17 1:00 am
長命契就係那一方先去世, 業權會歸另一方的, 不會留給你太太或子女, 因為層樓佢地無名的, 如要有個保障, 要搵律師寫張平安紙, 但必先要所有"有業權"的人同意才可行, 所以你要和你的兄弟姐妹相量才可以的
2008-09-13 9:07 am
Now, you are holding the flat together with another person as "Joint Tenants" (長命契). The consept of Joint Tenants is that : if there are 2 owners, A and B, both A and B both hold the flat together as a whole. If A dies, B will then be the sole owner. Their ownership cannot be separate.

If you want your wife to get your share of the flat upon your death, you should "sever" the ownership. That means, to really separate the ownership into 2 halfs. Each person hold, say 50%. Then, Joint Tenants will become Tenants in Common (i.e. each hold his own share). So, when one owner dies, his share will NOT pass to the other owner. That share will be dealt with in accordance with the deceased's Will or in accordance with the Intestates' Estate Ordinance in Hong Kong.

To "sever" the ownership, one can do that simply by way of a written document delivered to the owner owner. This is very easy. But to be safe, it is better to ask a lawyer to do it as you may not know the wordings. Severence is not the same as a sale and purchase transaction. As said above, what is required is just a written document, or evern a written notice to the other party saying that the ownership is to be severed. The lawyer, in dealing with a severence, does not need to check the title deeds (樓契) nor to prepare any 買賣契. Therefore, the legal cost would be much lower.

For the mortgage, the main purpose of a mortgage is to charge the flat to the Bank. The Bank does not care much about whether the owners are holding as 長命契 or not. Hence, severence would not affect the mortgage.

For your reference, you may take a look of Section 8 of the Conveyancing and Property Ordinance (Cap.219) :

(1) 土地產業權或權益的聯權共有,在法律上只可按以下方式劃分─
(a) 藉通知方式,由一名聯權共有人將通知送達其他聯權共有人;或
(b) 藉文書方式。
(2) 土地產業權或土地權益的聯權共有,在衡平法上可藉一名聯權共有人將通知送達其他聯權共有人的方式,或藉在衡平法上有效的其他方法,或藉倘無第(1)款規定則會在法律上有效的其他方法,予以劃分。
2008-09-10 4:18 am
如果想為太太和兒子做一些保障, 如你離世後, 你太太能夠擁有你本來的業權,可將長命契改為50%/50%共同擁有業權, 各自的繼承人可承繼各自的業權, 銀行是不理你業權分配的, 按揭利息亦不會比現在貴


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