根據(jù)周三提交給州議會(huì)的新法律，維多利亞人購(gòu)買(mǎi)期房房產(chǎn)(包括房屋、土地和公寓)的人將得到更大的保護(hù)，免受狡猾開(kāi)發(fā)商的欺詐。
修改的法律將使開(kāi)發(fā)商更難以故意拖延他們的項(xiàng)目，之前開(kāi)發(fā)商在銷售出的土地合同交割日期前不為土地登記土地所有權(quán)，以利用墨爾本各地不斷上漲的土地價(jià)格牟利。
他們一直在利用現(xiàn)有法律“收回”土地，返還押金，然后以高得多的價(jià)格轉(zhuǎn)手出售，或者根據(jù)土地的當(dāng)前價(jià)值向最初的買(mǎi)家索要更多的錢(qián)。
一些開(kāi)發(fā)商采用的不正當(dāng)做法包括使用“日落條款”，這一條款允許他們?cè)谕恋鼗虻貙拥囟蔚姆指钛舆t時(shí)終止銷售合同。
根據(jù)現(xiàn)行法律，如果沒(méi)有滿足這些期限，買(mǎi)方也可以終止合同。
但是，根據(jù)《土地出讓法》(Sale of Land Act)的修改，預(yù)售的房地產(chǎn)和公寓樓開(kāi)發(fā)商將需要獲得土地或公寓買(mǎi)家或最高法院的批準(zhǔn)，才能制定這些日落條款。
消費(fèi)者事務(wù)部長(zhǎng)Marlene Kairouz將在周三首次公布這些變化，她表示，這些變化將確保開(kāi)發(fā)商無(wú)法利用那些預(yù)售的房產(chǎn)牟利。
其中包括主要由墨爾本外圈區(qū)弱勢(shì)首次購(gòu)房者購(gòu)買(mǎi)的新房和土地。政府是在《領(lǐng)域》和《時(shí)代》雜志刊登了相關(guān)報(bào)道后才意識(shí)到這些問(wèn)題的。
凱魯茲女士周二在接受Domain采訪時(shí)表示:“我們正在采取行動(dòng)，確保維多利亞省的人們不會(huì)被狡猾的開(kāi)發(fā)商欺騙——利用日落條款牟取暴利的日子已經(jīng)結(jié)束了?！?/span>
“這是為了改善消費(fèi)者保護(hù)，恢復(fù)平衡，讓辛勤工作的家庭能夠滿懷信心地進(jìn)入房地產(chǎn)市場(chǎng)?！?/span>
新法律將追溯至去年8月23日——從該法案首次公布之日起——這意味著任何在當(dāng)日或之后頒布日落條款的土地所有者，都能夠阻止開(kāi)發(fā)商收回土地。
2015年，新南威爾士州在一系列問(wèn)題之后，也采取了類似的措施，修改了日落條款。
這個(gè)問(wèn)題已經(jīng)很普遍;2018年，維多利亞的消費(fèi)者事務(wù)部門(mén)收到了64起關(guān)于不可靠的日落條款的投訴，大多發(fā)生在墨爾本。更多的投訴直接由律師受理。
邁克爾·本杰明律師事務(wù)所的律師邁克爾·本杰明對(duì)立法的變化表示歡迎。
本杰明代表的客戶越來(lái)越多，他們受到了墨爾本日落條款(sunset clause)追回款項(xiàng)的影響。
本杰明表示:“我祝賀州政府提出這一方案，并提出了追溯日期?！彼f(shuō):“現(xiàn)在采取這樣的措施是及時(shí)的，因?yàn)槿绻?jīng)濟(jì)開(kāi)始復(fù)蘇，開(kāi)發(fā)商就會(huì)利用這一點(diǎn)。經(jīng)濟(jì)復(fù)蘇可能會(huì)在5月聯(lián)邦選舉之后出現(xiàn)?！?/span>
去年，本杰明代表了四名基斯伯勒土地所有者，他們?cè)谶@個(gè)問(wèn)題上入股了Green Village
的房地產(chǎn)開(kāi)發(fā)項(xiàng)目。
2015年，他們以36.2萬(wàn)澳元至40.9萬(wàn)澳元的價(jià)格購(gòu)買(mǎi)了預(yù)售的土地。該開(kāi)發(fā)項(xiàng)目的幾個(gè)區(qū)塊在2018年以63萬(wàn)澳元的價(jià)格售出。當(dāng)開(kāi)發(fā)商在36個(gè)月內(nèi)未能登記土地所有權(quán)時(shí)，他們的合同終止了。
其他在市中心和克萊頓購(gòu)買(mǎi)非規(guī)劃聯(lián)排別墅和單間公寓的買(mǎi)家也受到了影響。
雖然Keysborough地產(chǎn)的土地所有者不會(huì)從新法律中受益，因?yàn)樗麄兊娜章錀l款早于新法律，但本杰明所代表的其他人將會(huì)受益。
他說(shuō)，另有五名來(lái)自墨爾本各地的客戶被引薦給他，他們面臨日落條款的問(wèn)題。
翻譯：Jason
New Victorian laws to get tough on dodgy developers using sunset clauses to be introduced to Parliament
Victorians buying off-the-plan properties, including house and land packages and apartments, will get greater protection from dodgy developers under new laws to be introduced to state parliament on Wednesday.
此文章出于
<MELISSA HEAGNEY, 19 Mar 2019>
Changes to legislation will make it tougher for developers to deliberately delay their projects by not registering land titles by set dates before terminating sale contracts to take advantage of rising land prices across Melbourne.
They have been using existing laws to “claw back” the land, returning deposits and on-selling it for a much higher price, or asking the original buyers for more money based on its current value.
The dodgy practice being used by some developers involves using a “sunset clause” which allows them to terminate a contract of sale if the subdivision of land or strata lots is delayed.
Under current laws buyers are also able to terminate the contract if these timeframes are not met.
But, under changes to the Sale of Land Act, off-the-plan developers of housing estates and apartment blocks will need the permission of land or apartment buyers, or the Supreme Court, to enact these sunset clauses.
Consumer Affairs minister Marlene Kairouz, who is set to introduce the changes for a first reading on Wednesday, said the changes would ensure developers were unable to take advantage of those buying off-the-plan.
This included new house and land packages mainly being bought by vulnerable first-home buyers in Melbourne’s outer ring suburbs. The government was made aware of the issues after stories appeared in Domain and The Age.
“We’re taking action to make sure that Victorians aren’t being ripped off by dodgy developers – the days of misusing sunset clauses to make super profits are over,” Ms Kairouz told Domain on Tuesday.
“This is about improving consumer protections and restoring balance so that hard-working families can enter the property market with confidence.”
The new laws will be backdated to August 23 last year — from when the legislation was first announced — meaning any landowners who have had sunset clauses enacted on that date or after, are able to stop the developers from clawing back the land.
The legislation changes come after NSW in 2015 moved to similarly change its sunset clause laws after a number of issues.
The problem has been widespread; Consumer Affairs Victoria received 64 complaints in 2018 about dodgy sunset clauses, mostly in Melbourne. More complaints were received directly by lawyers.
Solicitor with Michael Benjamin & Associates Michael Benjamin welcomed the news of the changes to legislation.
Mr Benjamin has represented a growing number of clients affected by sunset clause clawbacks across Melbourne.
“I congratulate the state government for bringing it in and with the retrospective date,” Mr Benjamin said. “It’s timely that it’s done because if the economy starts to pick up again, which it may do after the May [federal] election, developers will take advantage of that,” he said.
Last year, Mr Benjamin represented four Keysborough landownerswho had bought into the Green Village Property Development over the issue.
They bought land off-the-plan in 2015 for between $362,000 and $409,000. Several blocks in the development sold for $630,000 in 2018. Their sales of contract were terminated when the developer failed to register land titles within 36 months.
Other buyers of off-the-plan townhouses and units in the inner city and Clayton have also been affected under the clawbacks.
While the landowners from the Keysborough estate won’t benefit from the new laws, because their sunset clauses pre-date the new laws, others who Mr Benjamin is representing will.
He said another five clients from across Melbourne have been referred to him facing sunset clause issues.
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