June 12, 2020
2020年 6月 12日

Although each of these topics can be expanded on extensively, this is a good overview of the steps you should consider as a buyer of commercial real property in California. Your broker should help you obtain needed items and a real estate attorney can review them to make sure you are protected from the many potential risks in any transaction.
尽管以下内容中每一项都可以展开详述，本清单有效涵盖了您在美国加利福尼亚州购买商品房时应考虑的步骤。您的房地产经纪应帮助您取得所需文件，交由房地产律师审阅，从而确保您在交易中免于遭受多种潜在风险。

1) Find a Real Estate Broker & Enter into a Brokerage Agreement
    找到一家房地产经纪并签署经纪代理协议

     •    Find a Real Estate Broker licensed in CA
          找一家有加州营业执照的房地产经纪
     •    The Broker should be well-versed in the type of property and location the buyer intends to buy
          该经纪应熟知买方意图购买房地产的类型和地点
     •    Confirm the Broker has a satisfactory history of real estate transactions
          该经纪应熟知买方意图购买房地产的类型和地点
     •    Make sure the scope and representation of the Broker is clear in writing (CA. Civ. Code §§2079.13)
          确保该经纪的服务范围和陈述以书面形式列明（加州民法典§§2079.13）
     •    Who pays the Broker (Seller/Buyer?)
          由谁来支付经纪费用（卖方/买方？）
     •    Determine the terms of the transaction
          确定交易条款

2) Due Diligence
     审慎调查

Getting the deal started – either with or without a letter of intent:
开始交易——无论是否有意向书

     •    Arrange meetings with Seller to receive all documents and information about the property
          安排与卖方会见以取得有关房地产的全部文件和信息
     •    Buyer sends due diligence list to Seller
          买方向卖方发出审慎调查清单
     •    Determine the scope of the due diligence including: length, budget, physical inspections, testing
          确定交易条款

     •    Buyer does property inspections
          买方检查房地产
     •    Check title search, and chain of title, including: current ALTA/NSPS Land Title Survey, vesting deed, reciprocal easement agreements, covenants, conditions, and restrictions, easements, and deed restrictions that affect the property’s development and redevelopment, use, operation, maintenance, and access (Usually reviewed by real estate legal counsel)
          进行产权调查以及产权转让历史调查，文件包括：现有的“美国土地产权协会”/“美国专业土地测绘协会”的土地产权调查，授权地契、互惠地役协议、约定、条件、限制、地役权，以及影响房地产开发及再开发、利用、经营、维护和进入的权利限制（通常由房地产法律顾问审阅）
     •    Check entitlements for real property including: variances, conditional use permits, coastal development permits (if location is by coast), shoreline development or use permits issued by local agencies, compliance with CA environmental Quality Act (CEQA); check California Land Conversation Act of 1965; check any local unreinforced masonry (URM) ordinances
         查看房地产权属文件，包括：偏差、有条件使用许可、沿海开发许可（如果位于海边）、由区域机构出具的海岸线开发或利用许可、遵守加州环境质量法案（CEQA）的情况；检查1965年加州土地保护法；检查当地的无筋砌体（URM）建筑标准条例
     •    Check zoning confirmation letter
          查看区域划分确认文件

     •    Get copies of agreements that are binding on the property, including: Joint venture agreements, organizational documents, consents, loan documents, guaranties, 3rd party property agreements, leases, occupancy agreements, licenses, and services contracts
          取得所有约束该房地产的合同复印件，包括：合资合同、组织架构文件、同意、贷款文件、保证、第三方房地产协议、租约、占用协议、授权许可以及服务合同
     •    Check tenant Estoppel certificates, subordination, non-disturbance, and attornment agreements
          查看租户不反悔证明、债权顺位协议、无妨碍协议以及承认新房主协议

     •    Get copies of financial records, including: rent rolls, appraisals; financial statements, budgets, tax bills, tax returns, and assessment notes
          取得财务记录复印件，包括：租户名录及评价；财务报表、预算、税单、税务报表和评估记录
     •    Check tax impacts that will result from the acquisition of real property
          查看取得房地产会造成的税务影响

     •    Permits including: certificates of occupancy, building permits, and liquor license
          许可包括：占用证明、建筑许可和酒类营业执照
     •    3rd party approvals or consents
          第三方批准或同意

3) Purchase and Sale Agreement
    买卖合同

Confirm entity - Who is buying the property and how will they hold it? (Examples: LLC, LP, tenancy in common or corporation)
确认公司实体买方——谁来购买房地产及如何持有？（例如：有限责任公司、有限合伙、共有产权或公司）

Review the purchase and sale agreement (Broker Form or Attorney Drafted)
审阅买卖合同（经纪版本或律师起草）

     •    Sale price, financing, 3rd party approvals or consents, leases
          售价、付款、第三方批准或同意、出租
     •    Pre-closing terms (conditions, covenants, due diligence, closing deliveries)
          过户条款（条件、约定、审慎调查、交易结束时的交付）
     •    Post-closing terms (escrow, holdbacks, adjustments)
          交易结束后条款（托管账户、暂扣、调整）

     •    State statutory disclosures: natural hazards, electrical usage, hazardous substances
          州内强制披露条款：自然危害、电力使用、危险物质
     •    “As-is” clause (CA Civ. Code § 1542 release)
          “按照现状”条款（加州民法典§ 1542解除）
     •    Liquidated damages
          损害赔偿
     •    Warranties
          质保
     •    Broker’s fee clause
          经纪费用条款
     •    Allocation of city and county transfer taxes
          城市和郡县转让税的分摊
     •    Independent consideration clause
          独立注意事项条款

     •    Contingencies: subdivision of property, financing, entitlements, conditional use permits, 3rd party approvals or consents, any other items of concern.
          或有事项：房地产再分割、付款、权属、有条件使用许可、第三方批准或同意、任何其它有关事项。

     •    Scheduled date for closing, documents are exhibits
          计划交易结束日期，文件附件
     •    Consider maturity date of any financing commitment, any 1031 exchange deadlines, buyer’s loan financing schedule
          考虑付款承诺的到期日、美国财税法“1031交换截止期限”、买方的贷款时间表

     •    Seller’s right to continue to manage and operate property before closing (new leases, property agreements, and service contracts)
          卖方在交易结束前有权继续管理经营房地产（新租约、物业协议和服务合同）
     •    Local law
          当地法律规定

4) Pre-Closing
    过户

Between signature of the Purchase and Sale Agreement and before closing
买卖合同签署后，交易结束前

Complying with agreement
遵守合同

     •    Liens
          留置
     •    Statutes/regulations compliance
          遵守强制性法律规定/一般法律规定
     •    3rd party consents
          第三方同意
     •    Contingencies, and objection letters
          或有事项，拒绝信函
     •    Any internal entity matters to be completed before closing
          交易结束前应完成的公司实体内部事项
     •    Make sure the necessary consents, waivers, estoppels and other notices are complied with before closing (tenant or other property related agreements)
          确保在交易结束前遵守全部必要的同意、弃权、不得反悔约定及其它通知（租约或其他与房地产有关的协议）

     •    Escrow – CA uses escrow for closing
          托管账户——在加州，使用托管账户用于结算
     •    Get all legal property documents in order
          准备全部房地产法律文件

     •    If it is an entity buying the property – ensure entity is in conformity with CA and registered with Secretary of State and ask escrow agent if you need to obtain a good standing certificate.
          如果是由一家公司实体购买该房地产——应确保该实体符合加州法律并在州立秘书处注册；如果需要取得良好信誉证明，则应询问托管账户代理。  
     •    Ensure any internal entity matters are completed before closing
          确保交易结束前公司实体内部事项均已完成
     •    Deliver organization and authority documents to the title company and lender for approval before the closing
          确定审慎调查的范围，包括：期限、预算、实地检查、测试

5) Closing
    交易结束

Organization
安排工作

     •    Have a calendar of important dates or expirations of contingency periods
          标注重要日期或者或有事项发生期限截止日
     •    Review documents: rent, utility charges, taxes, contracts, operating expenses, leasing brokerage commissions, tenant improvement allowances, deposits, attorney fees, insurance
          审阅以下有关文件：租金、公用设施收费、税款、合同、经营费用、租赁经纪佣金、改善租户补贴、押金、律师费
     •    Prepare tenant notice letters
          准备租户通知函
     •    Prepare CA form 593-C
          准备“加州593-C表”
          Track documents and deadlines; including: utility reading before cut-off time, inventories, cut-off times for sending money wires, receipt of property files and other related files, keys, passcodes, assumed service contracts, and receipt of any estoppel or SNDAs
          查看以下文件和截止期限，包括：截止时间前进行公用设施计量表读数，家具物品清单，汇款截止时间，收到物业文件和其它相关文件，钥匙、门禁密码，继续履行的服务合同，收到不反悔证明、债权顺位协议、无妨碍协议以及承认新房主协议

     •    Title costs and escrow fees based on the final bill prepared by the title company and escrow holder, survey costs, real estate taxes and assessments, utility charges, attorney fees, insurance premiums, brokers fees, due diligence fees
          根据权属公司和托管账户持有人制备的最终账单计算权属成本及托管费用，测绘成本、房地产税及评估、共用设施收费、律师费、保险费、经纪费用、审慎调查费
     •    Include payoff amount of Seller’s existing debt, deposits on the closing statement, and amounts that Buyer’s lender will fund at closing
          在交易结束报表中包含付清卖方现存债务和押金的金额，及买方贷款人应在交易结束时支付的金额

     •    Check the deed
          查看地契
     •    Check the transfer tax declaration and PCOR
          查看房地产转让税务申报和“产权初始变更报告表”
     •    Check with county recorder that closing documents are recorded
          与郡县记录员确认交易结束文件是否记录在册
     •    Confirm the list of documents required by the title company, Seller, and lender
          确认权属公司、卖方和贷款人所需要的文件清单
     •    Ensure the person buying (if an entity) is in good standing
          确保购买人（如果是公司实体）具备良好信誉
     •    Check good standing certificate or a certificate of status, organizational documents
          查看良好信誉证明或情况证明、组织机构文件
     •    If it is a foreign entity- confirm it is qualified to do business in California
          若买方为外国公司实体——确认其是否有资格在加州从事经营活动
     •    Have consents or resolutions authorizing the transactions
          取得交易授权许可或决议
     •    Check title insurance endorsements
          查看权属保险单

Get all required parties to sign
取得全部所需签名

7) Post-closing
    交易完成后事项

     •    Have a calendar to track dates, including: Receipt of final title insurance policy, final survey, recorded documents, expiration of any post-closing indemnity periods, and release of any escrow funds
          标注以下日期，包括：收到最终权属保险单、最终测绘文件、记录文件，交易完成后免责期限的截止日，以及托管资金的转出
     •    Ensure all payments are made, with a receipt marked ‘paid’
          确保所有付款已经支付，收据上标注“已付”
     •    Ensure notice to tenants and service contract providers are delivered promptly after closing
          确保在交易完成后通知租户并立即变更服务合同

By: Tamara B. Pow, Esq., a founding partner of Strategy Law, LLP
This article is one of a series of FAQs for LLCs by Tamara B. Pow.
作者：Strategy Law, LLP 创始合伙人Tamara B. Pow, Esq.
这篇文章是Tamara B. Pow写的关于LLC的系列问答之一。