英国向导UKGide
We know that many people are still not familiar with the whole process of buying a house, so today the global family office will take you through the process, hoping to help you with your investment preparation.
英国向导UKGide
一般来说，在英国买房，会经过以下的程序：
１．看房：购买人实际去看看房子，决定是否满意。
２．要是满意，购买人就会告诉房产中介，自己有意思要买。
３．然后，购买人需要提供中介自己房产律师的信息。
４．接下来，购买人就需要提供自己的资金来源证明；并且房产中介也会要求查看购买人的护照等身份证明文件（做为反洗钱检查之用）。
既然讲到了这一点，环球家族办公室就需要再啰嗦提醒一句：
虽然基本上，购买人的律师会主动要求购买人提供资金来源证明，但购买人不应该把这件事依赖在自己律师的身上；而是应该要主动准备。
资金来源证明绝对是你在英国买房投资非常重要的一环，涉及到大笔金额的移转，所以就算是律师不调查，之后银行也是会调查的。
（尤其是英国政府针对反洗钱侦查的新规定才刚上路没多久，对于资金来源的检查只会更严，绝不会更松的！）
所以提供资金来源证明绝对是购买人的责任，不应该抱着律师没有提出要求，自己就不需要提供的侥幸心态。
回到买房程序上，承接上面第４点以后↓
５．资金来源检查完毕，确认没有问题之后，买家和卖家的双方律师就会交换联络信息。
６．买方和卖方开始进入法律程序：买方的律师会开始针对房产本身进行调查；卖方也要应买方律师的要求提供相应的文件和资料。
７．检查完毕后，如果买方律师认为房子结构上有任何问题，可以在这时候提出；也可以和卖方谈价，像是认为该套房产应该低于市场价多少等等。
８．如果觉得没问题了，买方确定想买下房子，就可以进入双方正式交换合同（Exchange Contracts）的阶段。
所谓的交换合同，指的就是买卖双方律师完成合同的起草、交换工作，双方可以各自签订合同了。
交换合同后，双方会订定一个交易完成日期，然后在这个阶段，通常买方需要先支付10%的头期款。
这边需要注意的是：
在双方正式交换合同之前，也就是第８点以前的任何一个步骤，买方随时可以没有任何理由就退出。
在这期间（步骤１至７），买家可能因为看到其他更心仪的、更便宜的房产了，或是突然不想买了等各种原因，都是可以临时反悔的。
但若是已经进入了双方正式交换合同，买家可就不能说走就走了，走了可能就是违约了！
９．交易完成后，买家需要支付剩余的所有款项，然后就可以拿到房子的钥匙了。
10．接着，买家的律师需要帮购买人完成缴交印花税（stamp duty）和申请土地所有权登记，也就是在英国地产登记局（UK Land Registry）完成注册登记。
需要注意的是：在这个阶段，虽然买方律师仍在做最后的收尾，但已经拿到钥匙的购买人，在这个期间已经可以搬入新房了，不必等这最后的程序走完才能迁入。
还有其他问题？
在英国买房的程序上，许多人会因为觉得自己是外国人而有许多观念上的误区，这边环球家族办公室再特别列出来澄清：
１．我不是英国籍，人也不住在英国，我在英国买房是不是得比当地人花更多钱？
答：不会的。按照目前英国的法律，不论你的国籍为何，所需要支付的相关费用都与当地英国籍的居民是一样的，不会因为你是外国人就被多收费或课税。
在印花税上，外国人和当地人需要缴的税制都是一模一样的，不会因为你不是英国籍或是不在英国居住就得缴更多：
环球家族办公室
Generally speaking, buying a house in the UK will go through the following procedures:
1. House viewing: the buyer actually looks at the house and decides whether it is satisfactory or not.
2. If satisfied, buy a person to be able to tell estate agency, oneself interest buys.
3. The buyer then needs to provide information about the intermediary's own real estate attorney.
4. Next, the buyer needs to provide proof of his source of funds; Real estate agents also ask to see the buyer's passport and other identification documents (for anti-money laundering purposes).
With that in mind, the universal family office needs one more long-winded note:
Although, basically, the purchaser's attorney will ask for proof of funding, the purchaser should not rely on his attorney; Instead, be prepared.
Proof of source of funds is absolutely a very important part of your investment in the UK, involving the transfer of a large amount of money, so even if the lawyer does not investigate, the bank will also investigate.
(especially since the British government's new anti-money-laundering rules are only just getting under way, the checks on sources of money will only get tighter, not looser!)
So the source of funding proof is absolutely the responsibility of the buyer, should not hold a lawyer did not ask, they do not need to provide the fluke mentality.
Return to buy a house procedure, undertake above after the 4th point ↓
5. After checking the source of the funds and making sure there are no problems, the buyers' and sellers' lawyers exchange contact information.
6. The buyer and seller begin the legal process: the buyer's lawyer begins an investigation of the property itself; The seller shall also provide the relevant documents and materials at the request of the buyer's lawyer.
7. After the inspection, if the buyer's lawyer thinks there is any problem with the structure of the house, he can raise it at this time. You can also negotiate with the seller, such as how much you think the property should be below market value, etc.
环球家族办公室
The so-called exchange contract, refers to the buyer and seller's lawyers to complete the drafting of the contract, exchange work, both sides can sign the contract.
After the contract is exchanged, the parties set a closing date and at this stage the buyer usually has to pay a 10% down payment.
Here are some things to note:
Prior to the formal exchange of the contract between the parties, i.e., at any step prior to point 8, the buyer may withdraw at any time without any reason.
During this period (steps 1 to 7), buyers can back out temporarily for a variety of reasons, whether they see other, more desirable, cheaper properties, or simply don't want to buy them.
But if had entered bilateral formal exchange contract, the buyer can not say to walk to walk, walked to may be a breach of contract!
9. After the sale is completed, the buyer has to pay the rest of the money and get the keys to the house.
10. The buyer's solicitors then have to help the buyer pay stamp duty and apply for a title registration, or registration with the UK Land Registry.
It should be noted that: in this stage, although the buyer's lawyer is still doing the final end, but has been the key to the buyer, in this period has been able to move into the new house, do not have to wait for this final procedure to go before moving in.
环球家族办公室
When it comes to the process of buying a house in the UK, many people will have many misunderstandings because they think they are foreigners. Here, the global family office lists them to clarify:
1. I'm not British and I don't live in the UK. Do I have to pay more to buy a house in the UK than the locals?
A. no. Under current British law, no matter your nationality, you will be charged the same fees as a resident of the UK and will not be overcharged or taxed just because you are a foreigner.
The tax on stamp duty is exactly the same for foreigners as for locals, so you won't have to pay more just because you're not British or don't live in the UK:
环球家族办公室
２．买房数量也无限制
此外，不论你是不是当地人，你在买房数量上也不会被限制。
也就是说，如果你的资金足够的话，你想在英国买多少栋房产，就能买多少栋房产。
英国的法律对于外国人能够购买的房产数量目前是没有设上限的。
３．身份证明与地址证明
另外，若是你要在英国买房的话，你是需要提供护照等身份证明文件，以及你的地址证明的。
但这项规定并不是限于外国人，而是就算是英国当地人也是需要提供的。
所以整体来说，不论你的国籍为何，你在这边投资买房所要经历的程序基本上是完全与当地人一致的。
４．在双方正式交换合同前，千万不要随便付给中介（卖方）任何头期款等款项
就如同前面有提到的，在双方正式交换合同前，任何时候你都是可以无条件抽身的，所以不管中介跟你说了什么，做为买方的你都不应该在这之前支付给中介任何款项。
此外，在签订合同以前，你的律师是需要帮你针对要买的房子做调查的，所以在确定一切都没问题之前，你自然不应该支付任何款项。
５．出价被卖方接受后，中介应立刻把该房产撤下广告
在中介（也就是卖方）接受了你（买方）的出价后，你有权要求中介应当立即把该房产从市场上撤下来，不再继续接受其他人的出价。
如此一来你做为购买人才能受到保护，避免中介还偷偷寻找其他出更高价的买方。若中介不愿撤下广告，你自然可以随时退出不买。
６．没有准备好资金来源证明前，千万别把钱转过来！
最后，环球家族办公室还是要在这里不厌其烦地再强调一次提供资金来源证明的重要性。
像买房这种涉及到大笔金额交易，是绝对会受到银行等的调查的。
所以如果你还没有准备好资金来源证明，就擅自要把钱转到律师账户时，转账很可能会被银行拒绝的。
一旦转账被拒绝，自然也就代表交易被拦截了，这可能会造成以下２种后果：
１．自己账户被冻结，遭到银行的调查：要是真的被查出有任何不法收入，或者是自己无法提供证据来证明自己钱款的合法性，甚至会面临钱款被没收的危险。
２．交易被耽搁：由于无法照原定计划的时间内转账，物业购买肯定是被耽搁了；
更糟糕的是，要是你们都已签订了合同，还会面临违约而需要赔偿对方的可能。
环球家族办公室
2. There is no limit to the number of homes
In addition, whether you are a local or not, there is no limit to the number of homes you can buy.
That means you can buy as many properties as you want in the UK if you have enough capital.
British law currently has no cap on the number of properties foreigners can buy.
3. Proof of identity and address
In addition, if you want to buy a house in the UK, you need to provide your passport and other identification documents, as well as proof of your address.
But the rules are not limited to foreigners. Even British locals are required to provide them.
So overall, regardless of your nationality, the process you go through to buy a home here is pretty much the same as it is for the locals.
4. Do not pay any down payment to the intermediary (seller) before both parties exchange the contract
As mentioned above, you are free to withdraw at any time prior to the formal exchange of the contract, so no matter what the agent says to you, you as the buyer should not pay any money to the agent prior to that.
In addition, your lawyer is required to do research on the property you're buying before signing the contract, so you shouldn't pay anything until you're sure everything is ok.
5. After the offer is accepted by the seller, the agent shall immediately remove the property from the advertisement
After the agent (the seller) accepts your offer, you have the right to demand that the agent should immediately remove the property from the market and not accept further offers.
That way you can be protected as the buyer from the agent secretly seeking out other, more expensive buyers. If the agency doesn't want to take down the AD, you can certainly opt out at any time.
6. Don't transfer money without proof of source.
In the end, the universal family office is at pains to stress again the importance of providing proof of funding.
A transaction involving a large sum of money, such as buying a house, would definitely be investigated by Banks and others.
So if you ask to transfer money to a lawyer's account without proof of its source, the bank will probably refuse to do so.
Once the transfer is rejected, the transaction is blocked, which may have two consequences:
1. His account was frozen and he was investigated by the bank: if he was found to have any illegal income, or if he could not provide evidence to prove the legality of his money, he might even face confiscation.
2. Delayed transactions: property purchases must have been delayed because the transfer could not be made as scheduled;
Worse, if both of you have already signed the contract, you will face the possibility of defaulting and having to compensate the other party.
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