关于各种Deed类型

Deed,简单来说,就是房屋产权转让。

一般有这么几种:

  • General Warranty Deed
  • Bargain and Sale Deed (CAG)
  • Bargain and Sale Deed
  • Quitclaim Deed

General Warranty Deed

General Warranty Deed,有时干脆简称为Warranty Deed,中文可以翻译为“完全担保地契”,是一种最完善的地契转让书。

卖方,也就是Grantor,证明自己拥有该地产的全部所有权﹐并永远保证拥有该地产的权力。一旦有人控告,或对不动产产权有所质疑,不论控告人对产权的质疑是源于多久以前,也不论这种瑕疵是转让人自己或以前房主之行为造成,转让人都会为他的产权作辩护,并弥补产权上的任何暇疵,以保证买方(Grantee)的产权不受其影响。

因为这种Deed对卖方实在是太严苛了,所以极少使用。

Bargain and Sale Deed with covenants against grantor’s acts (CAG)

这种Deed是新泽西州房产买卖交易使用的标准地契转让书。

这种地契转让书只担保转让人(卖方)是合法拥有这个房子的所有权,转让人在自己拥有房子期间没有做出任何有损其价值的事。如果有任何人因为转让人自己的行为而对这地产有质疑,转让人需要负责,但这种地契并不担保转让人以前的主人是否曾造成产权的瑕疵。

一般通过结合Title Search和Title Insurance来给买方带来全面的保护。

Bargain and Sale Deed

这种地契转让书只担保转让人(卖方)是合法拥有这个房子所有权,除此之外没有任何保障。

在新泽西,一般Foreclosure和Tax Sale都是用的这种Bargain and Sale Deed。

Quitclaim Deed

Quitclaim Deed是一种没有任何担保的土地契约,转让人(Grantor)只是放弃他“称为是他的财产”的不动产所有权,但并不曾担保自己就是真正的所有人,也不会为地产所有权中出现的任何问题作辩护。

如果转让人有产权的完全所有权,以Quitclaim Deed 转让的产权也将是完全所有权。但如果转让人对产权没有任何权力,那通过Quitclaim Deed转让的就是不值分文的一份材料罢了。

是不是感觉Quitclaim Deed很没用?其实不然,假设你需要把配偶、子女的名字加到title上,Quitclaim Deed就很适合。Quitclaim Deed一般用于产权没有争议的交易中,常见的比如,夫妻间将产权于一方转到另一方,或者把家人的名字加到title上。

因为Quitclaim Deed有一个最大的好处是,办理极其方便,自己DIY都可以,填几个表,公证一下,拿到County去备案一份就可以了。如果嫌麻烦,让律师去做,一般费用也不高,$500左右。下次我抽空整理一篇攻略,教Hudson County(包括Jersey City, Hoboken)的大家怎么DIY quitclaim deed。

很显然,正规买卖地产时不会用Quitclaim Deed。

那么Deed是不是就是房产证?

不是的。Deed只是产权转让,而且像上面介绍的,不同类型的deed差别很大,像Quit Claim Deed,连转让方是否真实拥有产权也无法保证。

那么什么是房产证呢?

在新泽西,下面几个东西可以看做类似国内的房产证概念:

  • Title Insurance Policy – 新泽西买房一般都会买这个insurance,title insurance公司会给你寄一个policy package到家,这个东西不要丢掉,它可以证明你是房子的主人。
  • County记录 – 至少在新泽西,每一个房子的交易都会拿去county里面做一个记录(county record),这些记录是永久保存的。对于绝大多数房子,从房子兴建后第一次出售到今天的记录,都在county专门的办公室保管,中间连一天的gap也没有。也是因为county record的完备存在,大家就算没有保存title insurance copy也没有关系。

Take-away

可以这样理解,新泽西(美国每个州的情况都略有不同)没有国内那样的房产证小本本,产权的记录会由County Register Office做完备记录,这个记录不用买家或者卖家操心,你所雇用的title agency,mortgage lender, attorney都会去做这件事。收到了Title Insurance Policy可以保存起来,如果没保存也无所谓。

同样是买房、卖房,美国的法律法规和国内有很多不一样的地方,甚至美国的不同州规定也不尽相同,这就是我们房产经纪能提供价值的地方之一。在从看房开始到最终过户的每一步中,我都会解答你的任何疑问并向你推荐靠谱的律师、贷款银行经纪人,可以电话、email或者微信随时沟通。

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