Youtubeで不動産コラムをながら聴き

クロージングとは?

私が売りに出した物件のクロージングを行いました

今日は私の売り物件のクロージングのために、売主と買主がエスクローでそろってサインをしました。売主と買主がサインをするのは、クロージングの二日前です。エスクローに関しては、「米国不動産契約の流れ」に書きましたが、今日は、エスクローとクロージングに関して、もう少し詳しく説明しましょう。

米国に不動産を持つ方法

エスクローとは、訳すと第三者預託です。売り手は買い手に家を渡し、買手は売り手にお金を渡すわけですが、それが公正になされるように仲に立ってすべて事務的な作業をしてくれるのがエスクロー会社と呼ばれるものです。

クロージングとは、訳すと不動産売買手続きの完了で、クロージングの日にエスクロー会社が登記と支払をしてくれます。実際にお世話をしてくれる人を、エスクロー・オフィサーと呼びます。ハワイだと、ほとんどのエスクロー会社に日本語ができる人がいます。売主がオフィサーを指定することもありますが、事情を説明して、日本語のできる人にやってもらうことを強くお勧めします。

エスクローとクロージングで支払う経費・税金

それでは、売主と買主が何を支払うのかを、一つ一つ見てみましょう。まず、コミッションですが、その額やパーセンテージについては、一般的な商慣習について説明することは法律上禁止されていますので、割愛します。ただ一つだけ日本の不動産業者の皆さんに耳よりの情報があります。日本の不動産業者は、米国で売買にかかわることはできませんので、コミッションはもらえませんが、紹介料はもらうことができます。それはご存知の方が多いと思いますが、あまり知られていないことは、不動産業者が自分の物件を購入する場合でも、紹介料をもらうことができるということです。今回の買主は日本の不動産業者でしたので、$8,000以上の紹介料を支払いました。

次に、米国には権原保険と言うものがあります。これは、売主が本当の所有者であることや、抵当がないことなどを調べてくれ、もし後で何らかの権利を持っている人が現れた場合、それによる損害を補償してくれる保険です。もちろん住宅ローンは抵当ですが、クロージングの時に完済しますので、消滅します。権原保険は、エスクロー会社が出していることがよくあります。この保険にはいくつかのレベルがあり、今回の物件の場合、最もレベルの高い補償でしたので、130万ドルほどの補償額で、$8,600でした。通常、売主と買主が半分ずつ出します。

それ以外にもエスクロー会社の事務的費用や権原調査の費用として、手数料がかかります。今回の場合は$6,300ほどで、これも半分ずつ出します。

次に、ハワイ州に払う譲渡税があります。これは、売主が払い、売却額その他の条件によってその計算の仕方が異なるのですが、この物件の場合、売却額の0.4%です。特に高額の物件の場合は、予めエスクロー・オフィサーに金額を聞いておいた方がいいかもしれません。また、売主はローン残高を完済します。登記料その他の事務的な手数料もかかりますが、少額で、今回の場合$60もしませんでした。

それ以外にも、ホーム・インスペクションや測量費などを支払います。前者は通常購入者が、後者は売主が払いますが、それは契約次第です。インスペクションについては、それに関するブログをお読みください。測量は$900ほどでした

【ホノルルの格安物件】ホーム・インスペクション(点検)

次に、固定資産税の調整をします。何か月か先まで既に支払っていることが多いので、売主は、クロージング以降の分を買主から払い戻してもらうことになります。これはクロージングの時期によって額が異なります。固定資産税は年に2回支払いますので、支払った直後にクロージングがあると、ほぼ半年分を買主が売主に支払うことになります。また、賃貸物件の場合、家賃も日割りで調整します。もちろん、敷金は買主に支払われます。

無事にサイン完了

通常は売主と買主が別々にサインしますので、結局両者が一度も顔を合わせることなしに売買契約が完結するということも珍しくはありません。今日は、売主と買主が知り合い同士でしたので、一緒に行ってサインをしました。その後は、アラモアナ・ショッピング・センターに開店したばかりのイタリアン・レストラン「ヴィンテージ・カフェ」でお祝い。皆さんが選んだメニューは地鶏と黒豚。ここのシェフは日本人だそうです。一仕事終えて、ほっとした楽しいひと時でした。

カフェにて

エスクローの事務所にて

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