VERHUUR VAN EIENDOM AAN BUITELANDERS

Om eiendom in Suid-Afrika te verhuur, is ‘n eenvoudige proses. Die land beskik oor ‘n wye verskeidenheid huurakkommodasie, insluitend enkelwoonstelle in woonstelblokke, Victoriaanse kothuise, losstaande huise met groot tuine, en skakelhuise in moderne meenthuiskomplekse.

In Suid-Afrika is die reg van ‘n buitelander om vaste eiendom te koop, in die verlede beperk deur die Wet op Vreemdelingebeheer. Hierdie beperkings is egter in 2003 opgehef deur die nuwe Immigrasiewet (“die Wet”), wat die Wet op Vreemdelingebeheer en baie van die beperkende bepalings daarin herroep het en nou duidelik omskryf wie ‘n wettige buitelander is en wie nie. In kort, ‘n wettige buitelander is ‘n persoon wat in besit is van ‘n wettige tydelike verblyfpermit of ‘n permanente verblyfpermit wat deur die Departement van Binnelandse Sake goedgekeur is.

Die nuwe Wet maak voorsiening vir verskeie tydelike verblyfpermitte wat aan buitelanders uitgereik kan word, insluitend onder andere:

  • ‘n Besoekerspermit
  • ‘n Werks- en entrepreneurspermit
  • ‘n Afgetrede persoon permit

In beginsel mag ‘n huiseienaar of verhuurder wettiglik eiendom verhuur of vaste eiendom verkoop aan enige persoon wat volgens die Wet as ‘n wettige buitelander beskou word.

Buitelanders wat in Suid-Afrika werk met ‘n wettige werkspermit, word nie deur die Suid-Afrikaanse Reserwebank as nie-inwoners beskou nie. Hulle word as inwoners beskou vir die duur van die tydperk wat hul werkspermit toelaat en word dus nie beperk tot ‘n lening van slegs 50% van die koopprys nie.

Dit is ook belangrik om kennis te neem dat die Wet die verhuur of verkoop van vaste eiendom aan ‘n onwettige buitelander as krimineel beskou deur hierdie transaksie gelyk te stel aan die verleen van hulp en bystand aan ‘n onwettige buitelander, wat in terme van die Wet as ‘n kriminele oortreding geklassifiseer word.

Ten slotte, ‘n wettige buitelander mag eiendom huur of vaste eiendom in Suid-Afrika koop, mits hy die houer is van óf ‘n wettige tydelike verblyfpermit óf ‘n permanente verblyfpermit wat deur die Departement van Binnelandse Sake goedgekeur is. Doen deeglik navraag by u potensiële huurder of koper of hy wettiglik in Suid-Afrika is en versoek die vereiste bewyse van hom voordat u enige transaksie met ‘n buitelander aangaan. Neem ook kennis van die beperkings op plaaslike finansiering, veral waar die verkryging van finansiering ‘n voorwaarde van die ooreenkoms is.

Hierdie artikel bevat slegs algemene inligting en moenie gebruik of beskou word as regsadvies of ander professionele advies nie. Geen aanspreeklikheid word aanvaar vir enige foute of weglatings of vir enige verlies of skade weens vertroue op hierdie inligting nie. Raadpleeg altyd u regsadviseur vir spesifieke en gedetailleerde inligting. Foute en weglatings uitgesonder (FWU).

Verwysings:

http://www.expatarrivals.com/south-africa/accommodation-in-south-africa

http://www.avidfirefly.co.za/00000/index.php?option=com_k2&view=item&id=92:can-i-lease-or-sell-my-house-to-a-foreigner?

WHAT DOES THE DEEDS OFFICE DO?

The Deeds Office is responsible for the registration, management and maintenance of the property registry of South Africa. If you are planning on buying a house, it can be useful knowing about the Deeds Office. However, you would use the services of a conveyancer when buying or selling a house. Your estate agent should be able to recommend a conveyancing attorney to register your home loan and transfer a property into your name.

What is Conveyancing?

Conveyancing is the legal term for the process whereby a person, company, close corporation or trust becomes the registered and legal owner of immovable property and ensures that this ownership cannot be challenged. It also covers the process of the registration of mortgage bonds.

Steps taken by the conveyancer:

  1. The conveyancer lodges your title deed and other documents in the Deeds Office for registration. These documents will be individually captured on the system. If there is a bond, the conveyancer dealing with the bond will lodge the bond documents with the Deeds Office at the same time as the transfer documents. The transfer, bond and cancellation documents must be lodged in the Deeds Office at the same time to ensure simultaneous registration. If different conveyancers are dealing with registering the purchaser’s bond and cancelling the seller’s bond, then they will need to collaborate.
  2. The Deeds Office examiners go through the documentation that has been submitted, and make sure that it complies with the relevant laws and legislations.
  3. The examiners then inform the conveyancer that the deeds are ready to be registered.
  4. Registration takes place with the conveyancer and Registrar of Deeds present. The transfer of the property is then registered in the purchaser’s name. If there is a bond, it is registered at the same time.
  5. Upon registration, the purchaser becomes the lawful owner of the property. The title deed that reflects this ownership is given to the conveyancer by the deeds office after the registration. Unless a bond has been registered as well, in which case the title deed is given to the bond holder.

The time taken to register a property at the Deeds Office depends on various factors and a number of parties. On average, registering a property transfer takes six to eight weeks, although unforeseen difficulties can cause the period to be extended.

This article is a general information sheet and should not be used or relied on as legal or other professional advice. No liability can be accepted for any errors or omissions nor for any loss or damage arising from reliance upon any information herein. Always contact your legal adviser for specific and detailed advice. Errors and omissions excepted (E&OE)

References:

https://www.justlanded.com/english/South-Africa/South-Africa-Guide/Property/Conveyance

http://www.privateproperty.co.za/advice/property/articles/what-you-need-to-know-about-registering-a-property/5081

CO-OWNING PROPERTY: THE UPS AND DOWNS

What is Co-Ownership?

Co-ownership is when one or more people jointly own the same property. In essence, it is when they legally share ownership without dividing the property into physical portions for their exclusive use. It is thus commonly referred to as co-ownership in undivided shares.

It is possible to agree that owners acquire the property in different shares; for instance, one person owns 70 percent and the other 30 percent of the single property. The different shares can be recorded and registered in the title deed by the Deeds Office.

The Benefits

On paper, it’s a great idea. For starters, the bond repayments and costs of maintaining the home are halved. However, there can be problems and although not every friendship or relationship is destined to disintegrate, there does often come a time when one of the parties involved wants to sell up and move on to bigger and better things.

The Risks

If ownership is given to one or more purchasers, without stipulating in what shares they acquire the property, it is legally presumed that they acquired the property in equal shares.

The risks, benefits and the obligations that flow from the property are shared in proportion to each person’s share of ownership in the property. For instance, one of the co-owners fails to contribute his share of the finances as initially agreed, resulting in creditors such as the bank or Body Corporate taking action to recover the shortfall.

Having an Agreement

If two people own property together in undivided shares it is advisable to enter into an agreement which will regulate their rights and obligations if they should decide to go their separate ways.

The practical difficulties that flow from the rights and duties of co-ownership are captured by the expression communio est mater rixarum or “co-ownership is the mother of disputes”. It is therefore important that the agreement which the co-owners enter into assists them in resolving disputes, with certain remedies being available to the parties.

The agreement should address the following issues:

  1. In what proportion will the property be shared?
  2. Who has the sole right to occupy the property?
  3. Who will contribute what initial payments to acquire the property.
  4. Who will contribute what amounts to the ongoing future costs and finances.
  5. How the profits or losses will be split, should the property or a share be sold?
  6. The sale of one party’s share must be restricted or regulated.
  7. The right to draw funds out of the access bond must be regulated.
  8. A breakdown of the relationship between the parties.
  9. Death or incapacity of one of the parties.
  10. Dispute resolution options before issuing summons.
  11. Termination of the agreement.

This article is a general information sheet and should not be used or relied on as legal or other professional advice. No liability can be accepted for any errors or omissions nor for any loss or damage arising from reliance upon any information herein. Always contact your legal adviser for specific and detailed advice. Errors and omissions excepted (E&OE)

 

References:

http://igrow.co.za/co-ownership-of-property-what-you-need-to-know/

http://www.privateproperty.co.za/advice/property/articles/the-pitfalls-of-property-co-ownership/5046

http://www.jgs.co.za/index.php/property/owning-prop-jointly-the-do-s-and-dont-s

 

DO I NEED AN ANTENUPTIAL CONTRACT BEFORE MARRIAGE?

An Antenuptial Contract is an important document that, under South African law, determines whether your marriage will exist in community of property or out of community of property, with or without the accrual system.

An Antenuptial Contract offers a number of benefits:

1. Preventing your intended marriage from automatically being in community of property
2. Offering transparency in your relationship by recording the rights, duties and consequences (legal and proprietary) of your marriage
3. Preventing unnecessary disputes with your spouse down the lineWhat is Marriage in Community of Property
There is one estate between a husband and a wife. Assets and liabilities acquired prior to or during the marriage are shared equally in undivided shares (50%). Both spouses are jointly liable to creditors.

What is an Antenuptial Contract?

This is a contract entered into to regulate whether a marriage will be out of community of property with/without the accrual system. An Antenuptial Contract must be signed by the persons entering into a marriage, two witnesses and a notary public, and it must be registered in the Deeds Registries office within the prescribed time period.

The Accrual System

In a marriage out of community of property WITHOUT the accrual system, the spouses have their own estates which contain property and debts acquired prior to and during the marriage (“what is mine is mine and what is yours is yours”). Each spouse is separately liable to his/her creditors. Prior to the marriage, an Antenuptial Contract must be entered into to indicate that the marriage will be out of community of property.

A marriage out of community of property WITH the accrual system is identical to a “marriage out of community of property” but the accrual system will be applicable. The accrual system is a formula that is used to calculate how much the larger estate must pay the smaller estate once the marriage comes to an end through death or divorce. Only property acquired during the marriage can be considered when calculating the accrual. The accrual system does not automatically apply and must be included in an Antenuptial Contract.

Conclusion

After marriage, the terms of the Antenuptial Contract become irrevocable unless they are amended by a court order or, in some cases, by a notarial contract which must be registered in a deeds registry.

This article is a general information sheet and should not be used or relied on as legal or other professional advice. No liability can be accepted for any errors or omissions nor for any loss or damage arising from reliance upon any information herein. Always contact your legal adviser for specific and detailed advice. Errors and omissions excepted (E&OE)

Reference:
https://www.legalwise.co.za/help-yourself/quicklaw-guides/marriages/

Antenuptial Contracts