第2部份：《地產代理條例》及地產代理實務

Q1

美玲是恒豐地產的持牌地產代理，負責代表賣方志明出售其位於新界荃灣翠嶺道8號的住宅單位。買方偉業於簽署臨時買賣合約當日，向美玲繳交臨時訂金港幣100,000元（現金）。就美玲處理該筆款項的責任，下列哪項陳述最為準確？

Mei Ling is a licensed estate agent employed by Hang Fung Realty. She is acting for the vendor Chi Ming in the sale of a residential property at Unit 8, Tsui Ling Road, Tsuen Wan, New Territories. On the day the provisional agreement for sale and purchase is signed, the purchaser Wai Yip pays Mei Ling a preliminary deposit of HK$100,000 in cash. Which of the following statements most accurately describes Mei Ling's obligations in handling this money?

• A. 美玲須將該款項存入其個人銀行戶口，並在收款後7個工作天內向偉業發出收據，同時保留收據副本最少2年。
• B. 美玲須將該款項存入為客戶而設的信託戶口，並須立即向偉業發出收據，同時保留收據副本最少3年。
• C. 美玲須將該款項存入為客戶而設的信託戶口，並須在收款後3個工作天內向偉業發出收據，同時保留收據副本最少3年。
• D. 美玲須將該款項交予恒豐地產的東主保管，並須立即向偉業發出收據，但無須保留收據副本。
• E. 美玲無須為該款項開立信託戶口，因為該臨時訂金屬少於港幣200,000元的小額款項，只須立即向偉業發出收據即可。

• A. Mei Ling must deposit the money into her personal bank account, issue a receipt to Wai Yip within 7 working days of receipt, and retain a copy of the receipt for at least 2 years.
• B. Mei Ling must deposit the money into a trust account maintained for clients, issue a receipt to Wai Yip immediately upon receipt, and retain a copy of the receipt for at least 3 years.
• C. Mei Ling must deposit the money into a trust account maintained for clients, issue a receipt to Wai Yip within 3 working days of receipt, and retain a copy of the receipt for at least 3 years.
• D. Mei Ling must hand the money to the principal of Hang Fung Realty for safekeeping, issue a receipt to Wai Yip immediately, but is not required to retain any copy of the receipt.
• E. Mei Ling is not required to open a trust account for this money, as the preliminary deposit is a small sum below HK$200,000; she need only issue a receipt to Wai Yip immediately.

顯示答案 / Show Answer

正確答案 / Correct Answer: B

• 根據《地產代理條例》第43條，持牌人代客戶或為客戶收取任何款項，須將該款項存入為客戶而設的信託戶口，此規定並無設定任何最低金額門檻。
• 根據《地產代理常規（住宅物業）規例》（Cap. 511C）第12條，持牌人在收取款項後須立即向付款人發出收據，並須保留該收據的副本最少3年。

• Under section 43 of the Estate Agents Ordinance (Cap. 511), a licensee who receives any money on behalf of or for a client must deposit it into a trust account maintained for clients; there is no minimum threshold amount for this requirement.
• Under rule 12 of the Estate Agents Practice (General Duties and Hong Kong Residential Properties) Regulation (Cap. 511C), a licensee must issue a receipt to the payer immediately upon receiving any money and must retain a copy of the receipt for at least 3 years.

Q2

美玲是金龍物業代理有限公司的持牌地產代理，她正代表賣方志強出售位於新界荃灣翠景街88號B室的住宅物業。根據《地產代理常規（住宅物業）規例》（第511C章）第5條的規定，關於美玲在向潛在買家展示或提供住宅物業資料摘要（Property Information Form）時所須遵守的規定，以下哪項陳述最為準確？

Mei Ling is a licensed estate agent at Golden Dragon Property Agency Limited, acting for the vendor Chi Keung in selling a residential property at Unit B, 88 Chui King Street, Tsuen Wan, New Territories. With reference to the Estate Agents (Conduct of Business) (Residential Properties) Regulation (Cap. 511C) r.5, which of the following statements is MOST accurate regarding Mei Ling's obligations when presenting or providing a Property Information Form (PIF) to a prospective purchaser?

• A. 美玲只須在與潛在買家簽訂地產代理協議之後，才有義務向其提供住宅物業資料摘要，而無需在展示物業前提供。
• B. 美玲須在帶領潛在買家視察物業之前，或在向潛在買家展示有關物業的任何文件或資料之前（以較早者為準），向其提供一份已填妥的住宅物業資料摘要，並確保該摘要所載資料盡可能詳盡準確。
• C. 住宅物業資料摘要只須由代表賣方的代理填寫及提供，代表買方的代理無需向其客戶提供或講解該摘要的內容。
• D. 美玲可在與潛在買家完成視察物業後的三個工作天內提供住宅物業資料摘要，只要在正式臨時買賣合約簽訂之前完成提供即可。
• E. 根據《地產代理常規（住宅物業）規例》第5條，住宅物業資料摘要只適用於樓齡超過十年的二手住宅物業，新落成物業無需填寫。

• A. Mei Ling is only obliged to provide the Property Information Form after a formal estate agency agreement has been signed with the prospective purchaser, and not before the property is shown.
• B. Mei Ling must provide a duly completed Property Information Form to the prospective purchaser before conducting a property inspection or before presenting any document or information about the property to the prospective purchaser, whichever is earlier, ensuring that the information contained therein is as complete and accurate as possible.
• C. The Property Information Form only needs to be completed and provided by the agent acting for the vendor; the agent acting for the purchaser has no obligation to provide or explain the contents of the form to their client.
• D. Mei Ling may provide the Property Information Form within three working days after the prospective purchaser has viewed the property, provided it is done before the signing of the formal provisional agreement for sale and purchase.
• E. Under Cap. 511C r.5, the Property Information Form only applies to second-hand residential properties more than ten years old; newly completed properties are exempt from this requirement.

顯示答案 / Show Answer

正確答案 / Correct Answer: B

• 根據《地產代理常規（住宅物業）規例》（第511C章）第5(1)條，持牌人（代表賣方或買方）須在帶領潛在買家視察物業之前，或在向潛在買家展示任何有關物業的文件或資料之前（以較早者為準），向其提供一份已填妥的住宅物業資料摘要。
• 住宅物業資料摘要的目的是確保潛在買家在作出購買決定前，能夠獲得有關物業的充分及準確資料，包括業權、未解除的押記、未完成工程令等重要資訊。
• 代表賣方的持牌人有責任確保住宅物業資料摘要的資料盡可能詳盡準確，若發現資料有誤或遺漏，須及時更正並通知相關人士。

• Under Cap. 511C r.5(1), a licensee (acting for the vendor or the purchaser) must provide a duly completed Property Information Form to a prospective purchaser before conducting a property inspection or before presenting any document or information about the property to the prospective purchaser, whichever is the earlier.
• The purpose of the Property Information Form is to ensure that prospective purchasers are provided with sufficient and accurate information about the property before making a purchasing decision, including title, outstanding encumbrances, outstanding works orders, and other material facts.
• The licensee acting for the vendor is responsible for ensuring that the information in the Property Information Form is as complete and accurate as possible; if errors or omissions are discovered, corrections must be made and relevant parties notified promptly.

Q3

美玲是金龍物業的持牌地產代理，在協助客戶偉業洽購九龍塘富貴花園8座3樓C室一事上，偉業委託美玲代為保管一筆臨時訂金港幣200,000元，並先以現金方式繳交。就美玲代偉業收取及保管此款項一事，以下哪項陳述最為準確地符合《地產代理條例》（第511章）及《地產代理常規（住宅物業）規例》（第511C章）的規定？

Mei-ling is a licensed estate agent at Golden Dragon Properties. She is assisting her client Wai-yip in purchasing Unit C, 3/F, Block 8, Wealthy Garden, Kowloon Tong. Wai-yip entrusts Mei-ling to hold a preliminary deposit of HK$200,000 in cash on his behalf. Which of the following statements most accurately reflects Mei-ling's obligations under the Estate Agents Ordinance (Cap. 511) and the Estate Agents (Conduct) (General) Regulation (Cap. 511C) regarding the receipt and custody of this money?

• A. 美玲須於收款後立即向偉業發出收據，將款項存入其公司的一般業務戶口，並將收據副本保留至少3年。
• B. 美玲須於收款後立即向偉業發出收據，將款項存入根據《地產代理條例》第43條開立的信託戶口，並將收據副本保留至少3年。
• C. 美玲須於收款後在合理時間內向偉業發出收據，將款項存入根據《地產代理條例》第43條開立的信託戶口，並將收據副本保留至少2年。
• D. 美玲須於收款後立即向偉業發出收據，將款項存入根據《地產代理條例》第43條開立的信託戶口，但收據副本只須保留至交易完成為止。
• E. 美玲須於收款後在合理時間內向偉業發出收據，可將款項存入公司一般業務戶口，並將收據副本保留至少3年。

• A. Mei-ling must issue a receipt to Wai-yip immediately upon receipt, deposit the money into the company's general business account, and retain a copy of the receipt for at least 3 years.
• B. Mei-ling must issue a receipt to Wai-yip immediately upon receipt, deposit the money into a trust account opened under section 43 of the Estate Agents Ordinance (Cap. 511), and retain a copy of the receipt for at least 3 years.
• C. Mei-ling must issue a receipt to Wai-yip within a reasonable time, deposit the money into a trust account opened under section 43 of the Estate Agents Ordinance (Cap. 511), and retain a copy of the receipt for at least 2 years.
• D. Mei-ling must issue a receipt to Wai-yip immediately upon receipt, deposit the money into a trust account opened under section 43 of the Estate Agents Ordinance (Cap. 511), but the copy of the receipt only needs to be retained until the transaction is completed.
• E. Mei-ling must issue a receipt to Wai-yip within a reasonable time, may deposit the money into the company's general business account, and retain a copy of the receipt for at least 3 years.

顯示答案 / Show Answer

正確答案 / Correct Answer: B

• 根據《地產代理條例》第43條，持牌地產代理在代客戶或為客戶收取任何款項時，必須將該款項存入信託戶口，不可存入一般業務戶口。
• 根據《地產代理常規（住宅物業）規例》（第511C章）第12條，持牌人收取款項後須立即向付款人發出收據，並將收據副本保留至少3年。

• Under section 43 of the Estate Agents Ordinance (Cap. 511), a licensed estate agent who receives any money on behalf of or for a client must deposit such money into a trust account, and must not commingle it with the agent's general business account.
• Under rule 12 of the Estate Agents (Conduct) (General) Regulation (Cap. 511C), a licensee must issue a receipt to the payer immediately upon receiving money, and must retain a copy of the receipt for at least 3 years.