聊到”合伙买房“这个话题的时候,许多人已经知道,不论共同买房的双方或者多方(最多4个人)是情侣、家人,还是朋友关系,首先搞清楚”产权模式“是非常重要的(“Joint Tenancy”或”Tenancy in Common“)。
这一点丽莎在近期不少的房产专题中,也有特别说明过(例如此篇:《情侣买房:为何不应该如胶似漆?》)
不过,除了”产权“,其实双方(或多方)事先订定好一份”契约“也是非常重要的。
尤其在现代社会,通过搭伙买房登上“买房阶梯”的情况越来越多,不论一起买房的人一开始是什么关系、有多亲密,如果没有先白纸黑字表明清楚双方的权利、责任和义务,恐怕到了最后,反而引起更大的纠纷,甚至出现更为棘手的不必要麻烦。
→ 一个来自莎粉的真实提问:
不久前,一位莎粉找到丽莎,表示她和前男友一起买了她人生中的第一套房子。
由于当初买房的时候,男友的手上资金比较充足,所以男友负责了大部份的房子首付,而莎粉则每个月共同和男友一起偿还房贷。
后来,因为房子装修上的一系列问题,双方起了不少争执,并且越演越烈,结果大约8、9个月过后,男友向莎粉提出分手。
尽管双方自分手后已经各过各的,不再有交流,但名义上双方仍共同持有该套房产(虽然持有的股份不同,男友多、莎粉少)。
那套房子现在只有男友住在里面,并且独自继续偿还贷款,所以男友就打算直接买走莎粉的股份,100%持有房子的产权。
男友提出,他要直接出10,000英镑,买掉莎粉对于该房产有过的“短暂贡献”;不过莎粉认为,如果当初她是把房子给租出去的话,其实不只值这些钱。
莎粉表示,当初她和男友共同买房时,是有订定一份“信托契约”的;该契约当中,有明确依据双方对于房子首付、以及未来贷款的“贡献”,指出双方各自持有的股份比例。
所以莎粉想要知道,这样一份“信托契约”是如何发挥其效用的?以及,她现在如果想要再去买一栋属于自己的房子,是否还能算做“首次买房”而享受相关优惠呢?
→ 信托契约(Deed of Trust)?
我们首先先来解答有关“信托契约”的问题,并通过莎粉的例子进行延伸说明。
“信托契约”的英文称之为“Deed of Trust”或“Declaration of Trust”。
基本来说,如果双方(或多方)要一起买房,并且买了之后还打算一起居住在共同购买的新房里,双方应该考虑事先签署一份”信托契约”。
这份”信托契约“就是用来规范双方的责任,以及需要遵守的公约;“它”的存在有那么些类似于婚前协议,就是在双方“进入一段关系前”(其实也就是共同买房前),先表明清楚双方的权利和义务,以及未来面对不同情况下(比如说要分开了、想要把房子卖了等等… 应该要如何处理和做出相关处置)。
这有点像”婚前协议“表明了双方婚后的责任、义务,甚至分手后如何安排财产的感觉(当然了,性质上还是有所不同的,我们的举例主要是便于莎粉们了解)。
以长远来说,事先拟定并签署好一份”信托契约“,也可以减少双方未来起冲突的机会。因为白纸黑字,大家就照契约所写的走。
→ 一般来说,在“契约”上,双方可以写明:
1) 双方各自负担多少比例的房子首付;
2) 双方各自在买房的其他费用上、律师费上各自需要负担多少;
3) 双方每个月偿还贷款,各自需要支付多少;
4) 双方在房子的维持、维修费用上、管理费用上,以及平常房子的Bills,比如说水电煤气、地税上,各自要负担多少;
5) 双方在房子的保险费用上,各自要负担多少;
6) 双方共同居住在这套房子里,有没有哪些房屋守则,例如:是否可以让各自的另一半过来一起住,如果要一起住的话,需要多支付哪些费用等等;又或者是说,有没有哪些行为是绝对不能被接受的,双方都不能做的…
7) 家里的家具、装潢等各自支出的比例是多少,所有共享的东西,各自负担的比例为何;
8) 如果一方想把房子卖了,或者一方去世了等等,应该要怎么办。
需要特别说明的是:这份“契约”应该依照双方(或者多方)各自的需求来写,并没有一个统一的规定说,内容一定要包含哪些、又或者不要包含哪些。只要当事人各自都能同意,并且尽量涵盖周全就可以了。
当然了,在拟定“信托契约”的时候,如果任一方有任何需求,都应该提出来,并且尽量详细地针对未来可能面临的情况,都列明在契约的内容当中,这样双方在未来都有很清楚的依据。
一旦发生了什么情况,就能对照契约上的规定来做处理。
→ 回到莎粉的疑问?
最后,我们针对前面莎粉提出的特定问题来做个解答。
对于莎粉和她前男友有签订“信托契约”的部分,我们可以知道,如果男友想要买走莎粉所有的房子股份,这并不是单方面说了算的。
意思是说,他们必须回头去看,当初契约的内容是什么,表明了如果一方想要买走另一方的股份时,应该如何处理,这一般都是在“契约”中会有清楚说明的。
需要指出的是,信托契约(Deed of Trust)是一份具有法律约束力的文件;这就表示,双方在决定如何处置房产的时候,是无法直接略过或忽视这份文件的,需要完全依照契约的规定来做处理。
也因此,并不是说,当初男友出比较多钱、持有的房产股份比较多,现在就可以他说怎么安排就怎么安排的。
实际如何安排,必须回归到当初签订的那份契约内容。
→ 那么,契约内容可以修改吗?
可以的。如果签订了之后,未来双方希望针对内容上做出任何修改的部份,是需要双方(或多方)的各自同意,如果大家都同意了,就可以针对内容修改成新同意的版本。
进一步说,这个例子也再一次告诉我们,信托契约(Deed of Trust)的重要性,以及详细列明相关情况和细节规范,也是同等重要的。
如此一来,未来双方出现歧义或者需要做出相应安排的时候,才能有个合法的依据,而不是各说各话。
至于莎粉提出的另一个问题,丽莎也要说,虽然很遗憾,但由于她先前已经有过买房的经验(和前男友);虽然这套房子最终不属于她,但若是之后她还想要买房,已经不能再以“首次购房者”(First-time buyer)来享有相应政策/优惠了。
今天的文章就到这边,如果您对于文章内容,或者其他英国法律方面,有任何疑问,都欢迎进一步咨询丽莎律师行。
任何英国税务方面的问题,也可以联系咨询丽莎会计行。
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