4. Real Estate Practice (Sale of Residential Property)
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What happens to the vendor's first claim if the sale proceeds are insufficient?

  • The vendor can challenge the bank's claim in court.
  • The vendor retains full ownership of the property.
  • The vendor can recover all expenses from the bank.
  • The bank has the first claim on the sale proceeds. (correct)
  • Which of the following is NOT required by the CPF Board before legal completion?

  • Bank’s proposal for future lending. (correct)
  • Valuation report on the property.
  • Confirmation that the vendor is not related to the purchaser.
  • Copies of initial and final redemption statements.
  • When the sale price of a property is $1,000,000 and the outstanding housing loan is $600,000 with a penalty charge of $6,000, what is the total amount owed to the bank?

  • $600,000
  • $500,000
  • $1,000,000
  • $606,000 (correct)
  • What is the refund amount to the CPF Board when the vendor's actual CPF used is $500,000?

    <p>$400,000</p> Signup and view all the answers

    In the example provided, what amount did the vendor need to provide on legal completion?

    <p>$6,000</p> Signup and view all the answers

    If a vendor sold a property but did not provide the necessary documents required by the CPF Board, what would likely happen?

    <p>The sale could be delayed or voided.</p> Signup and view all the answers

    What could be the potential financial impact on the vendor if the sale price does not cover the outstanding loan and penalties?

    <p>The vendor may incur losses related to the shortfall.</p> Signup and view all the answers

    What is one of the main purposes of requiring a valuation report at the time of a property's sale?

    <p>To compare the sale price with the property's valuation.</p> Signup and view all the answers

    What role does V assume after the conclusion of the contract?

    <p>V serves as a trustee of the property</p> Signup and view all the answers

    Which action must V take if there is a proposed enbloc sale before legal completion?

    <p>Consult P and vote according to P's wishes</p> Signup and view all the answers

    What is one of the primary duties of the Vendor’s solicitors?

    <p>Serve notices of redemption to the Bank and CPF Board</p> Signup and view all the answers

    Which document must the Vendor’s solicitors obtain from the vendor?

    <p>Copy of the Tenancy Agreement and its stamp duty certificate</p> Signup and view all the answers

    What is the purpose of conducting a title search on the property?

    <p>To prepare the draft Digital Total Discharge of Mortgage</p> Signup and view all the answers

    What should the Vendor’s solicitors do if the sale is aborted?

    <p>Return the title deed to the bank without demand</p> Signup and view all the answers

    Which responsibility does the Vendor’s solicitor have regarding the stamp duty?

    <p>Obtain a cheque for Seller Stamp Duty from the vendor</p> Signup and view all the answers

    What is indicated by V's fiduciary duty towards P?

    <p>V must act in accordance with P’s instructions regarding the property</p> Signup and view all the answers

    What is the primary purpose of the clause that negates oral representations, warranties, or promises made by the Vendor?

    <p>To clarify that only written terms govern the agreement.</p> Signup and view all the answers

    What does the 'as is where is' condition imply about the property?

    <p>The buyer accepts the property in its current state without warranties.</p> Signup and view all the answers

    How does the non-merger clause affect the Vendor's liability post-sale?

    <p>It guarantees that all obligations remain enforceable even after completion.</p> Signup and view all the answers

    Under what condition would a Vendor be liable for an outstanding fine after the completion of the property sale?

    <p>If a non-merger clause is included in the agreement.</p> Signup and view all the answers

    What is a potential risk for the Vendor related to the non-merger clause?

    <p>Being responsible for undisclosed fines even after sale completion.</p> Signup and view all the answers

    What must the Vendor's solicitors prepare in relation to Seller's Stamp Duty?

    <p>Letter of Confirmation</p> Signup and view all the answers

    What does the phrase 'embodies the entire understanding' suggest about the contract?

    <p>It confirms that only written terms are relevant to the agreement.</p> Signup and view all the answers

    What action is required from the Vendor’s solicitors regarding the Bank’s solicitor?

    <p>Obtain the final redemption statement</p> Signup and view all the answers

    What would likely happen if no non-merger clause existed in the contract?

    <p>The contract’s obligations would void immediately after completion.</p> Signup and view all the answers

    What happens if the Vendor is classified as a non-resident Property Trader?

    <p>15% of the sale price will be withheld</p> Signup and view all the answers

    Which statement accurately relates to representations, warranties, or promises made prior to the execution of the agreement?

    <p>They cannot be enforced if specifically negated in the contract.</p> Signup and view all the answers

    What is a primary duty of the Vendor’s solicitors after legal completion?

    <p>Deliver the cashier’s orders to the Vendor</p> Signup and view all the answers

    What document must the Vendor’s solicitors receive from the Purchaser’s solicitor?

    <p>Engrossed Transfer</p> Signup and view all the answers

    Prior to legal completion, how many business days must completion accounts be forwarded to the Purchaser's solicitor?

    <p>7 Business Days</p> Signup and view all the answers

    Which document is NOT directly prepared by the Vendor's solicitors during the sale process?

    <p>Engrossed Transfer</p> Signup and view all the answers

    What type of Title Deed can be handled by the Purchaser’s solicitor if the property is charged to a bank?

    <p>Electronic Title Deed via Authorisation Form</p> Signup and view all the answers

    What is the primary responsibility of the Bank's solicitors regarding the TDM?

    <p>Review the draft TDM and obtain redemption statements</p> Signup and view all the answers

    What must the CPF Board's solicitors do within three working days from completion?

    <p>Grant electronic access of the ANDC to Purchaser’s solicitors</p> Signup and view all the answers

    Which of the following actions is NOT a duty of the Bank's solicitors?

    <p>Review and approve the draft ANDC</p> Signup and view all the answers

    What document must the Bank’s solicitors deliver to the Bank before 10 am on the next working day?

    <p>Cashier’s orders for redemption monies</p> Signup and view all the answers

    Who prepares the Notice to the Management Corporation regarding change of ownership?

    <p>The Vendor and endorsed by P</p> Signup and view all the answers

    What is the role of the Vendor's solicitor in relation to the ANDC?

    <p>Prepare the ANDC for CPF Board approval</p> Signup and view all the answers

    Which step follows obtaining the notice of final registration of the ANDC?

    <p>Notify the Bank about the final registration</p> Signup and view all the answers

    What specific action must the Bank's solicitors take after obtaining the initial redemption statements?

    <p>Deliver them to the Vendor’s solicitor</p> Signup and view all the answers

    Study Notes

    CPF Board’s First Charge

    • If a property is sold, the bank has first claim on the sale proceeds.
    • The CPF Board has a second claim on the remaining sale proceeds after the bank’s claim is settled.
    • The CPF Board may require a valuation report, bank redemption statements, and confirmation that the vendor and purchaser are not related.
    • If the bank’s claim is higher than the sale proceeds, the CPF Board receives nothing.

    Example of Shortfall

    • Outstanding housing loan: $600,000
    • Penalty charge: $6,000
    • Sale price: $1,000,000
    • After paying the bank 606,000,theCPFBoardreceives606,000, the CPF Board receives 606,000,theCPFBoardreceives500,000.
    • The vendor receives a $400,000 refund to their CPF account, representing the actual CPF used.
    • The vendor loses $100,000 of their CPF.

    Non-Merger Clause

    • The non-merger clause ensures that the terms and conditions of the contract remain in effect even after completion of the sale.
    • This clause is disadvantageous to the vendor because it allows for potential liability even after the property is transferred.
    • Example: If a building code violation is discovered after completion, the vendor may be held liable despite the violation existing prior to completion.

    Vendor’s Position After Completion

    • The vendor becomes a trustee of the property, meaning they have a fiduciary duty to consult with the buyer regarding the property.
    • For example, if a potential en bloc sale is proposed, the vendor must inform the buyer and vote according to their wishes.

    Solicitor Roles

    • The vendor, bank, and CPF Board each have their own solicitors involved.
    • The vendor’s solicitor deals with the bank, the CPF Board, and the purchaser’s solicitor.
    • The bank’s solicitor handles the bank’s financial interests.
    • The CPF Board’s solicitor represents the CPF Board’s interests.

    Vendor’s Solicitor Duties

    • Serve notices of redemption to the bank and CPF Board.
    • Obtain relevant documents from the vendor, including stamp duty certificates, property tax bills, and tenancy agreements.
    • Conduct title and bankruptcy searches.
    • Prepare and manage the transfer of the title deed.
    • Attend completion and deliver the sale proceeds to the vendor.
    • Inform relevant parties of the change of ownership, including the tenant, bank, and CPF Board.

    Bank’s Solicitor Duties

    • Review and approve the draft TDM prepared by the vendor’s solicitor.
    • Forward the TDM to the bank for execution.
    • Obtain initial and final redemption statements from the bank.
    • Obtain the title deed and forward it to the vendor’s solicitor.
    • Attend completion and deliver redemption monies to the bank.
    • Provide electronic access to the TDM to the purchaser’s solicitor.
    • Inform the bank of the TDM registration.

    CPF Board’s Solicitor Duties

    • Review and approve the ANDC prepared by the vendor’s solicitor.
    • Digitally sign the ANDC on behalf of the CPF Board.
    • Obtain the redemption statement from the CPF Board.
    • Attend completion and deliver redemption monies to the CPF Board.
    • Provide electronic access to the ANDC to the purchaser’s solicitor.
    • Inform the CPF Board of the ANDC registration.

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    Description

    This quiz covers the details of the CPF Board's first charge on property sales, including the order of claims, financial implications, and the non-merger clause. Understanding these elements is crucial for anyone dealing with real estate transactions involving CPF funds.

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