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港島樓貴過新界樓的原因？
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Re: 港島樓貴過新界樓的原因？
發表人 chardchard 發表於 2012-01-07, 10:48
no acc 
chardchard's album
人實在不能太窮, 否則很多事都會窒礙難行.
小時候華麗的宮廷,原來只是假象而已.
雖然宮中人來人往,但是宮廷是寂寞的, 也許大家都因為孤單寂寞,才會妒忌跟猜疑.
妳要體諒她們,要同情她們才是, 正如妳堅守妳的原則一樣,要多體諒這些人.
逄賭必勝
人實在不能太窮, 否則很多事都會窒礙難行.
小時候華麗的宮廷,原來只是假象而已.
雖然宮中人來人往,但是宮廷是寂寞的, 也許大家都因為孤單寂寞,才會妒忌跟猜疑.
妳要體諒她們,要同情她們才是, 正如妳堅守妳的原則一樣,要多體諒這些人.
逄賭必勝
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chardchard
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2005-09-12, 21:15
Re: 港島樓貴過新界樓的原因？
發表人 kimura 發表於 2012-01-07, 10:48
Sassoon Fox 寫: http://www.scmp.com/portal/site/SCMP/me ... ong&s=News
south of boundary road?
Sent via Extra7
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kimura
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2005-10-03, 21:52
Re: 港島樓貴過新界樓的原因？
發表人 Sassoon Fox 發表於 2012-01-07, 11:21
chardchard 寫: no acc
最低工資立法使低下階層生活苦上加苦
最低工資立法使中小企業面臨倒閉。
最低工資立法使中小企業面臨倒閉。
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Sassoon Fox
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2004-11-23, 22:29
Re: 港島樓貴過新界樓的原因？
發表人 mtr 發表於 2012-01-07, 11:35
有左強拍機制，甚麼 999 年期樓也會被廢武功。若一幢位於 999 年期既舊樓被收購重建，政府很有可能改原地契條款，令重建後的新樓小業主只獲 50 年使用權。
2047 這議題所知各銀行已和金管局秘密討論緊，會同將修訂的業權註冊制度一起研究。因 2017 後，新批 30 年按揭有機會跨越 2047-6-30，到時業權如何延續可能引起的法律問題，銀行至今仍有憂慮。
另，現時已有業權超越 2047-6-30 的新批 lease : 啟德郵輪碼頭。
2047 這議題所知各銀行已和金管局秘密討論緊，會同將修訂的業權註冊制度一起研究。因 2017 後，新批 30 年按揭有機會跨越 2047-6-30，到時業權如何延續可能引起的法律問題，銀行至今仍有憂慮。
另，現時已有業權超越 2047-6-30 的新批 lease : 啟德郵輪碼頭。
Sassoon Fox 寫: http://www.scmp.com/portal/site/SCMP/me ... ong&s=News
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mtr
- Fun區守護神 - 變淫大金剛
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2007-04-17, 19:21
Re: 港島樓貴過新界樓的原因？
發表人 bubblegumcrisis 發表於 2012-01-07, 11:37
mtr 寫: 有左強拍機制，甚麼 999 年期樓也會被廢武功。若一幢位於 999 年期既舊樓被收購重建，政府很有可能改原地契條款，令重建後的新樓小業主只獲 50 年使用權。
2047 這議題所知各銀行已和金管局秘密討論緊，會同將修訂的業權註冊制度一起研究。因 2017 後，新批 30 年按揭有機會跨越 2047-6-30，到時業權如何延續可能引起的法律問題，銀行至今仍有憂慮。
另，現時已有業權超越 2047-6-30 的新批 lease : 啟德郵輪碼頭。Sassoon Fox 寫: http://www.scmp.com/portal/site/SCMP/me ... ong&s=News
唔明
咁關港島樓貴過新界樓乜事
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bubblegumcrisis
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2011-03-07, 14:08
Re: 港島樓貴過新界樓的原因？
發表人 mtr 發表於 2012-01-07, 12:09
SCMP 2012-01-07
... from 2047, when guarantees enshrined in the Basic Law expire, the extension of many land leases will depend entirely on the government's discretion. While most people expect the Lands Department to renew the expired leases, the absence of a clear government policy on the issue means there will always be a risk.
Property expert Professor Chau Kwong-wing, of the University of Hong Kong, said 2047 "may sound too distant but it actually is going to affect us in a few years' time, when you apply for a long-term housing mortgage".
Critics are now urging the government to clarify the conditions of renewal as early as possible to avoid unnecessary fluctuations in the property market - at a time when the city's economy is plagued by uncertainty. It is also an issue that the next chief executive will need to consider for a city in which there is no freehold, except for the land in Central on which St John's Cathedral stands.
Properties built before 1984 generally have a renewable clause in their land leases which guarantees an extension once these expire. Things changed after Beijing and London that year signed the Sino-British Joint Declaration, which guaranteed Hong Kong's social and economic systems would remain unchanged for 50 years after the 1997 handover. From 1984, it was no longer a given that a land lease would be renewed after 50 years, and after 1997 most land leases no longer had a renewable clause. This is a particular problem for rural properties and those to the north of Boundary Street in Kowloon, which marks the border between the old colony of Hong Kong and the New Territories.
The impact could be felt as early as in five years' time when a home-buyer applies to a bank for a 30-year mortgage.
"Will the bank be willing to take the risk given there was no guarantee that the lease will be renewed?" Chau asked.
Ng Leung-sing, a member of the now-defunct Sino-British Land Commission formed under the Joint Declaration, said the commission did not discuss the arrangement of land leases after 2047.
"The future arrangement will be made according to the central government," Ng said. "My personal view is that leases are expected to be renewed if there is no significant change in land policy."
But Ng said he expected large numbers of land owners and banks to ask for a clear arrangement when the date approaches. "It's about their rights and interests," he said.
Chau said land leases without renewable clauses are supposed to be resumed by the government when leases expire. He added that the current practice of discretionary renewal by the Lands Department - making the lease perpetual, at least in effect - gives the public a false impression of owning a property forever.
"Different expectations of what will happen after 2047 would also cause confusion and a fluctuating property market," he said, urging the government to spell out clearly the conditions for the renewal of leases.
One suggestion, he said, is to pass legislation empowering flat owners to seek the renewal of an expired land lease.
Poon Wing-cheung, a real estate professor at City University and a spokesman for the Institute of Surveyors, said few buyers paid attention to the land lease term when buying a flat.
"Buying a non-renewable property for a short renting period is risky," he said. "Whether the risk is too high that the property price will come down depends on the public's confidence in the future political system."
He said a responsible government should resolve the issue in a timely fashion before it turns into a social problem, with no bank offering a mortgage extending beyond 2047.
Major banks in Hong Kong like Hang Seng and Standard Chartered said they still have not come up with a policy for mortgages extending beyond 2047.
A Hang Seng Bank spokesman said it reviews its mortgage terms from time to time. At present, the bank still offers residential mortgage loans up to 2042.
Eric Cheung Tat-ming, a law professor at the University of Hong Kong, said the Joint Declaration clearly states that land leases without a renewable clause can be extended to 2047. Owners can launch a judicial review against the Lands Department if it refuses to renew the land lease, he said.
"But what will happen after 2047 is not purely a legal issue," he said. "It's also about the people's expectation and confidence, whether they will take risk in property transactions. The sooner the government deals with it, the lower the risk."
A Development Bureau spokeswoman said owners of non-renewable leases do not have an automatic right of renewal. The government, acting in the capacity of a landlord, has in the past 10 years used its discretion to extend 14 residential leases, each for a term of 50 years and subject to the payment of land rent.
The bureau would not say whether the practice will continue for leases expiring after 2047.
... from 2047, when guarantees enshrined in the Basic Law expire, the extension of many land leases will depend entirely on the government's discretion. While most people expect the Lands Department to renew the expired leases, the absence of a clear government policy on the issue means there will always be a risk.
Property expert Professor Chau Kwong-wing, of the University of Hong Kong, said 2047 "may sound too distant but it actually is going to affect us in a few years' time, when you apply for a long-term housing mortgage".
Critics are now urging the government to clarify the conditions of renewal as early as possible to avoid unnecessary fluctuations in the property market - at a time when the city's economy is plagued by uncertainty. It is also an issue that the next chief executive will need to consider for a city in which there is no freehold, except for the land in Central on which St John's Cathedral stands.
Properties built before 1984 generally have a renewable clause in their land leases which guarantees an extension once these expire. Things changed after Beijing and London that year signed the Sino-British Joint Declaration, which guaranteed Hong Kong's social and economic systems would remain unchanged for 50 years after the 1997 handover. From 1984, it was no longer a given that a land lease would be renewed after 50 years, and after 1997 most land leases no longer had a renewable clause. This is a particular problem for rural properties and those to the north of Boundary Street in Kowloon, which marks the border between the old colony of Hong Kong and the New Territories.
The impact could be felt as early as in five years' time when a home-buyer applies to a bank for a 30-year mortgage.
"Will the bank be willing to take the risk given there was no guarantee that the lease will be renewed?" Chau asked.
Ng Leung-sing, a member of the now-defunct Sino-British Land Commission formed under the Joint Declaration, said the commission did not discuss the arrangement of land leases after 2047.
"The future arrangement will be made according to the central government," Ng said. "My personal view is that leases are expected to be renewed if there is no significant change in land policy."
But Ng said he expected large numbers of land owners and banks to ask for a clear arrangement when the date approaches. "It's about their rights and interests," he said.
Chau said land leases without renewable clauses are supposed to be resumed by the government when leases expire. He added that the current practice of discretionary renewal by the Lands Department - making the lease perpetual, at least in effect - gives the public a false impression of owning a property forever.
"Different expectations of what will happen after 2047 would also cause confusion and a fluctuating property market," he said, urging the government to spell out clearly the conditions for the renewal of leases.
One suggestion, he said, is to pass legislation empowering flat owners to seek the renewal of an expired land lease.
Poon Wing-cheung, a real estate professor at City University and a spokesman for the Institute of Surveyors, said few buyers paid attention to the land lease term when buying a flat.
"Buying a non-renewable property for a short renting period is risky," he said. "Whether the risk is too high that the property price will come down depends on the public's confidence in the future political system."
He said a responsible government should resolve the issue in a timely fashion before it turns into a social problem, with no bank offering a mortgage extending beyond 2047.
Major banks in Hong Kong like Hang Seng and Standard Chartered said they still have not come up with a policy for mortgages extending beyond 2047.
A Hang Seng Bank spokesman said it reviews its mortgage terms from time to time. At present, the bank still offers residential mortgage loans up to 2042.
Eric Cheung Tat-ming, a law professor at the University of Hong Kong, said the Joint Declaration clearly states that land leases without a renewable clause can be extended to 2047. Owners can launch a judicial review against the Lands Department if it refuses to renew the land lease, he said.
"But what will happen after 2047 is not purely a legal issue," he said. "It's also about the people's expectation and confidence, whether they will take risk in property transactions. The sooner the government deals with it, the lower the risk."
A Development Bureau spokeswoman said owners of non-renewable leases do not have an automatic right of renewal. The government, acting in the capacity of a landlord, has in the past 10 years used its discretion to extend 14 residential leases, each for a term of 50 years and subject to the payment of land rent.
The bureau would not say whether the practice will continue for leases expiring after 2047.
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mtr
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註冊時間:
2007-04-17, 19:21
Re: 港島樓貴過新界樓的原因？
發表人 mtr 發表於 2012-01-07, 12:26
bubblegumcrisis 寫:mtr 寫: 有左強拍機制，甚麼 999 年期樓也會被廢武功。若一幢位於 999 年期既舊樓被收購重建，政府很有可能改原地契條款，令重建後的新樓小業主只獲 50 年使用權。
2047 這議題所知各銀行已和金管局秘密討論緊，會同將修訂的業權註冊制度一起研究。因 2017 後，新批 30 年按揭有機會跨越 2047-6-30，到時業權如何延續可能引起的法律問題，銀行至今仍有憂慮。
另，現時已有業權超越 2047-6-30 的新批 lease : 啟德郵輪碼頭。Sassoon Fox 寫: http://www.scmp.com/portal/site/SCMP/me ... ong&s=News
唔明
咁關港島樓貴過新界樓乜事
http://www.gaogo.com/f_cate/f03_topic/f3_005.htm
當初所有批租的，都是999年，包括上述2項大面積批約和在維多利亞、堅尼地城的各個大小批租土地。
999年起碼可以傳十幾二十代，差不多等如永遠。
但英國人的法律觀念沒有永遠這回事，所以訂定年期為999年。今日西環、中環、太古城及百德新街（由渣甸倉改建而成）等的年期，都是999年，其起算日由簽署批租當日開始。
舉例：若你 2018 年買太古城，找銀行批 30 年按揭，銀行就不用憂慮你既單位響 2047-6-30 業權可能被政府收回的問題。若銀行認為你有能力供 30 年樓，估到價及貴單位無危樓問題，銀行會批足 30 年按比你。若太古城的 lease term 到 2047-6-30 就屆滿，銀行因 2047-6-30 這大限，未必肯批足 30 年按比你。
然而，這些俗稱 "舊契樓"，因強拍機制已實施，就算新淨，仍有機會因夠 50 年樓齡被收購和強拍重建。重建後，新樓單位業主是否仍享有，因原地契有 999 年 lease term 而仍有 > 50 年業權，好肯定咁同你地講，不能假設實有！
此外，The Icon 這幢半山舊契樓 (lease term 逾 2047-6-30) 遭買家投訴收樓時單位間隔設備貨不對辦後，至令政府仍未收例把舊契樓花銷售納入監管。例如上年近年尾開售的跑馬地紀雲峰，賣樓花仍不用像其他新樓般，先要經地政總署批預售樓花同意書。
重溫舊契與新契樓之分別：
viewtopic.php?f=7&t=198956
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mtr
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2007-04-17, 19:21
Re: 港島樓貴過新界樓的原因？
發表人 wagonr96 發表於 2012-01-07, 14:17
發咩神經啊你? 
燒鵝脾la pokguy
返番去二十世紀啦懵卵
你on9 la
種瓜得瓜, 種豆得豆
一日不抽水 一日不吃飯
燒鵝脾la pokguy返番去二十世紀啦懵卵
你on9 la
種瓜得瓜, 種豆得豆
一日不抽水 一日不吃飯 -
wagonr96
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15 篇文章 • 第 1 頁 (共 1 頁)