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1. ¿Que información debe tener el contrato?
En un contrato de alquiler es importante incluir, entre otros, los siguientes datos:
�- Ubicaci�n del inmueble (direcci�n, piso, unidad funcional, etc)
�- Destino (indicando si el inmueble se alquila para vivienda o fines comerciales)
�- Plazo de duraci�n del contrato
�- Precio del alquiler
�- Cl�usula de rescisi�n
�- Causales de desalojo
�- Cl�usula sobre la obligatoriedad de contratar un seguro que cubra accidentes
�- Descripci�n del estado del inmueble en el momento en que se entrega (puede incluirse un inventario de las cosas y accesorios que se encuentran en el mismo)
�- En caso de pactarse mejoras en la propiedad, sobre todo cuando el locador otorga per�odos de gracia, deber�n figurar en el contrato
� ��������� �
2. ¿Cuáles son los plazos mínimos y máximos?
La ley diferencia según para qué destino sean las locaciones. Si es para vivienda, el mínimo será de 2 años; para otros destinos (industria, comercio, ejercicio de profesiones, etc.) este será de 3 años.
3. ¿Es posible terminar el contrato antes del vencimiento estipulado?
El inquilino puede poner fin al contrato de alquiler a partir de los 6 meses de haberse firmado. Debe avisar al dueño del inmueble con un mínimo de 60 días, por medio de una carta documento, un telegrama o un acta notarial, y pagarle una indemnización.
4 ¿Qué diferencia hay entre el depósito en garantía y la fianza?
La fianza es un contrato, que rige cuando el fiador o garante se obliga accesoriamente por una tercera persona (el locatario), y la acreedora de esa tercera (el locador) acepta su obligación accesoria. La fiadora es una persona que asume, frente a la locadora, todas las responsabilidades del locatario.
El depósito en garantía es la entrega de una suma de dinero afectada a cubrir el cumplimiento de las obligaciones del contrato de locación. La fianza también, pero es personal.
5. ¿Cómo se puede saber cuando una garantía es comprada?
Para determinar si una garantía es "comprada" hay que pedir al Registro un Formulario Nº 5, de esta forma sabremos la cantidad de informes de dominio que se han pedido sobre la propiedad del garante en los últimos 90 días. Si hay varios pedidos, se puede presumir que la garantía puede ser comprada.
También, el informe de dominio dice si una propiedad esta embargada o hipotecada o si está como bien de familia. El Informe puede pedirse de 2 formas: simple (tarda 4 días aprox) o urgente (1 días aprox) .
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1. What documentation do I need to submit when selling a property?
Xerox copy of the title deed, Xerox copy of the last building administration charge (if applicable), Xerox copy of the latest tax receipt for A.B.L., Xerox copy of the municipal construction plan. If the property involved in the transaction is part of a inheritance you will need additional documentation.
2. What documentation is subscribed until the final script?
Usually are: “reserva” (document that includes a small advance payment showing willingness to purchase the property), “boleto de compra venta” (purchase agreement) and finally “la escritura” (deed including the ownership transfer of the property). As of march 2008 upon offering a property on sale you must obtain the COTI; which is a certificate issued by the local internal revenue system (DGI). This is only applicable for property worth more than AR$ 300,000.
3 What is the use of the “reserva”?
It is used as a way to formalize the bid and opens a negotiation period between both parties. Once the property is “reservada”, and the selling price agreed between both parties, the property is no longer offered in the market and the paperwork begins to subscribe the “boleto de compra venta” (purchase agreement) or straight forward to “la escritura” (deed including the ownership transfer of the property).
4. Do I lose “la reserva” in case I don’t agree on a final selling price?
No. If a final selling price is not agreed with the seller, “la reserva” will be given back to the bidder.
5. What happens if the bidder regrets after “la reserva” is settled?
The bidder loses the money delivered in “la reserva”. That is why, before settling a bid for a property, it is important to be convinced on the willingness to purchase the property.
6. What is the percentage normally paid on the “boleto de compraventa”?
The buyer will normally pay 30% of the total amount agreed. Nevertheless, that percentage may vary among accordance between the parties.
7. What is an “informe de dominio”?
It is a certificate issued by the Real Estate Register. The certificate specifies the address of the property, the owner’s name, if there is a mortgage on the property and finally, the square meters that figure on the deed.
8. What is an “informe de inhibiciones”?
It is also a certificate issued by the Real Estate Register that tells us if the owner of the property is inhibited, or not, to sell.
9. And if the owner, as per the “informe de dominio”, is deceased?
The general accepted rules say that the only authorized to sell a property is who appears as owner in the Real Estate Register. There are certain exceptions that require the compliance of certain requirements.
The inheritance and succession must be finalized and the declaration of heirship issued by a judge. It’s also necessary that the judge orders that the property is inscribed on behalf of the heirs or, alternatively, authorizes that the property can be sold. The notary must record all of this on the deed so the Real Estate Register proceeds to register it on their files. Once then requirements are accomplished the heirs can sign the “boleto de compra venta” and the ownership can be transferred in the new deed. This kind of script is called “Short Tract Sale”, because the Real Estate Register transfers de ownership from the deceased owner to the purchaser; without inscribing the property at the name of the heirs. 10. What is the standard timing between the sign of the “boleto de compra venta” and the script of the deed?
The terms and conditions will be settled between both parties. The time between both steps can not be less than 30 calendar days.
11. Who designs the notary that will take part of the operation?
Normally the buyer. Nevertheless, there are exceptions, one of them is when the first deed is issued. The first deed is issued over new property and, in those cases, it’s the seller who chooses the notary.
12. What does the notary do on the purchase agreement?
He gives assistance and advice to both parties. At transcribing the script the notary usually verifies the background with a title examination, protecting the purchaser that the background is authentic and that there are no hidden defects. Once the script is signed he is responsible for inscribing the testimony in the Real Estate Register.
13. How are the fees and expenses distributed?
It is the buyer who usually pays the fees. Regarding the expenses the general accepted rules say that the expenses prior to the script are paid by the seller and those after the script are paid by the buyer.
14. What about the owed taxes?
Before the script the notary will ask the seller to provide a debt free certificate for all taxes (municipal, national, etc) and services (energy, gas, phone, etc). If any tax or service on the property would appear as unpaid the notary will retain, at the moment of signing the script, a certain amount of money enough to upfront those debts. The amount of money is usually defined based on historic consumption or taxes. Finally, if the property was a condo, he might also retain money in order to cover unpaid building administration fees.
15. When does the possession of the property take place?
On the day the script is signed, the keys are given to the buyer, allowing him to take possession of the property.
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1. What information should a rental contract include?
A rental contract should include, among others, the following items:
- Location of the property (address, floor, apartment number, etc). - Kind of use (indicate if the property will be used for commercial or private purposes) . - Duration of the contract. - Rental price. - Definition of termination clauses. - Legal grounds for evictions. - Clauses regarding mandatory insurance that cover eventual accidents taking place inside the property. - Description of the state of the property upon delivery (an inventory of things included on the property can be described in the contract). - If improvements to the property have been agreed they should be included in the contract. Especially when a grace period is part of the agreement. 2. What are the minimum and maximum terms?
The law distinguishes regarding the use of the property. If the use is residential, the minimum will be two years; should it be a commercial use (industry, commerce, professional, etc) the term will be three years.
3. Is it possible to end the contract before the stipulated due date?
The tenant can terminate the rental contract any time after six months after the contract was signed. He must communicate his decision with 60 days of advance and in a formal way; usually a charter document.
4 What is the difference between the guarantee and the security deposit?
The guarantee is a contract that takes place when a guarantor undertakes responsibility for a third party (the tenant), and the creditor of that party (the landlord) accepts his ancillary duty. The guarantor is someone that assumes, against the landlord, all the responsibilities of the tenant. 5. How can I know when a guarantee is bought?
To determine if a guarantee is a “bought one” you have to fill up a Form # 5 on the Real Estate Register, doing so you will find out how many property ownership reports have been asked for in the last 90 days. If they are a lot of them you can assume that the security is a “bought one”.
In addition a property ownership report will tell you if the property is garnished, mortgaged, or even if it was inscribed as family property. The report can be issued in two different ways: simple (takes 4 days to be issued) or urgent (1 day). |
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