第8部份：管理地產代理業務及監督營業員

Q1

明星地產有限公司的持牌地產代理偉業，擔任旺角分行的分行經理。近期監管局對該分行進行突擊巡查，偉業須就以下各項事宜向監管局解釋。以下哪項／些陳述正確反映了地產代理業務合規的規定？ (i) 根據《地產代理條例》第37條，偉業須確保分行妥善保存所有地產代理交易的業務紀錄，且保存期限最少為六年。 (ii) 根據地產代理監管局的廣告指引，分行在刊登任何物業廣告時，必須列明負責該廣告的持牌人的牌照號碼。 (iii) 在反洗黑錢措施方面，當偉業懷疑某客戶的交易涉及洗黑錢活動時，他應立即告知該客戶，以便客戶有機會解釋資金來源。 (iv) 根據持續專業發展（CPD）規定，持牌地產代理每個CPD週期須完成最少15個CPD學分，其中至少3個學分須來自核心科目。

Wai Yip, a licensed estate agent and branch manager of the Mong Kok branch of Bright Star Estate Agency Limited, was recently subject to a surprise inspection by the EAA. He is required to explain the following matters to the EAA. Which of the following statement(s) correctly reflects the compliance requirements for estate agency business? (i) Under section 37 of the Estate Agents Ordinance, Wai Yip must ensure that the branch properly maintains business records of all estate agency transactions for a minimum period of six years. (ii) According to the EAA's advertising guidelines, any property advertisement published by the branch must state the licence number of the licensee responsible for that advertisement. (iii) In relation to anti-money laundering measures, when Wai Yip suspects that a client's transaction involves money laundering, he should immediately inform the client so that the client has an opportunity to explain the source of funds. (iv) Under the Continuing Professional Development (CPD) requirements, a licensed estate agent must complete a minimum of 15 CPD credits per CPD cycle, of which at least 3 credits must come from core subjects.

• A. 只有 (i) 及 (ii)
• B. 只有 (ii) 及 (iv)
• C. 只有 (i)、(ii) 及 (iv)
• D. 只有 (ii) 及 (iii)
• E. (i)、(ii)、(iii) 及 (iv) 全部正確

• A. (i) and (ii) only
• B. (ii) and (iv) only
• C. (i), (ii) and (iv) only
• D. (ii) and (iii) only
• E. All of (i), (ii), (iii) and (iv) are correct

顯示答案 / Show Answer

正確答案 / Correct Answer: B

• 根據《地產代理條例》（Cap. 511）第37條，持牌人須妥善保存業務紀錄，惟法定保存期限為三年，而非六年。
• 地產代理監管局的廣告指引規定，所有物業廣告必須列明負責廣告的持牌人的牌照號碼，此為正確的合規要求。
• 在反洗黑錢措施方面，持牌人一旦懷疑客戶涉及洗黑錢活動，絕不可通知相關客戶（即「通風報信」），因為此舉屬違法行為，可能構成「洗黑錢罪行」的共謀。
• 根據持續專業發展（CPD）規定，持牌地產代理每個CPD週期須完成最少15個CPD學分，其中至少3個學分須來自核心科目，此陳述正確。

• Under section 37 of the Estate Agents Ordinance (Cap. 511), licensees must properly maintain business records; however, the statutory retention period is three years, not six years.
• The EAA's advertising guidelines require that all property advertisements must state the licence number of the licensee responsible for the advertisement, which is a correct compliance requirement.
• In relation to anti-money laundering measures, once a licensee suspects a client of involvement in money laundering, the licensee must NOT tip off the client, as doing so is an offence that may constitute complicity in a money laundering crime.
• Under CPD requirements, a licensed estate agent must complete a minimum of 15 CPD credits per CPD cycle, of which at least 3 credits must come from core subjects — this statement is correct.

Q2

恒豐地產有限公司的分行經理美玲正審查公司的業務合規狀況。以下哪項／些陳述正確反映地產代理公司在業務紀錄、廣告及反洗黑錢合規方面的法定責任？ (i) 根據《地產代理條例》第37條，持牌代理須就每宗物業交易備存紀錄，並須在交易完成後最少保存三年。 (ii) 根據《地產代理（發牌）規例》（Cap. 511B），地產代理在刊登物業廣告時，須在廣告上列明其牌照號碼。 (iii) 在執行客戶盡職審查（CDD）程序時，若客戶以現金支付大額訂金，代理毋須向監管機構申報，只需在交易紀錄中作內部備注即可。 (iv) 根據《地產代理條例》第39條，持牌代理在業務往來中如懷疑涉及洗黑錢活動，應向香港海關提交可疑交易報告。

Mei Ling, the branch manager of Hang Fung Properties Limited, is reviewing the company's compliance status. Which of the following statement(s) correctly reflect the statutory obligations of a licensed estate agency in relation to business records, advertising, and anti-money laundering compliance? (i) Under section 37 of the Estate Agents Ordinance, a licensed agent must keep records for each property transaction and retain them for a minimum of three years after completion of the transaction. (ii) Under the Estate Agents (Licensing) Regulation (Cap. 511B), a licensed agent must include their licence number in any property advertisement published. (iii) When conducting Customer Due Diligence (CDD) procedures, if a client pays a large cash deposit, the agent is not required to report to any regulatory body and need only make an internal note in the transaction records. (iv) Under section 39 of the Estate Agents Ordinance, a licensed agent who suspects money laundering in a business transaction should submit a Suspicious Transaction Report to Hong Kong Customs and Excise Department.

• A. 只有 (i) 及 (ii)
• B. 只有 (i)、(ii) 及 (iii)
• C. 只有 (ii) 及 (iv)
• D. 只有 (i) 及 (iv)
• E. (i)、(ii)、(iii) 及 (iv) 全部正確

• A. (i) and (ii) only
• B. (i), (ii) and (iii) only
• C. (ii) and (iv) only
• D. (i) and (iv) only
• E. All of (i), (ii), (iii) and (iv) are correct

顯示答案 / Show Answer

正確答案 / Correct Answer: A

• 根據《地產代理條例》（Cap. 511）第37條，持牌代理須就每宗物業交易備存交易紀錄，並在交易完成後保存最少三年。
• 根據《地產代理（發牌）規例》（Cap. 511B），持牌代理在任何廣告或宣傳材料中均須清楚列明其有效牌照號碼。
• 就反洗黑錢而言，地產代理如懷疑交易涉及洗黑錢或恐怖分子融資，應根據《有組織及嚴重罪行條例》（Cap. 455）向聯合財富情報組（JFIU）提交可疑交易報告，而非向香港海關申報；僅作內部備注並不符合法定申報要求。

• Under section 37 of the Estate Agents Ordinance (Cap. 511), a licensed agent must keep transaction records for each property deal and retain them for at least three years after completion.
• Under the Estate Agents (Licensing) Regulation (Cap. 511B), a licensed agent must clearly state their valid licence number in any advertisement or promotional material.
• Regarding anti-money laundering, if an estate agent suspects a transaction involves money laundering or terrorist financing, they must file a Suspicious Transaction Report with the Joint Financial Intelligence Unit (JFIU) under the Organised and Serious Crimes Ordinance (Cap. 455), not with Hong Kong Customs; making only an internal note does not satisfy the statutory reporting requirement.

Q3

美玲是恒豐地產有限公司（「恒豐」）的持牌地產代理兼分行經理。近日，一名客戶向美玲投訴，指旗下營業員志明在一宗住宅買賣交易中，向買方收取佣金時刻意隱瞞同時亦向賣方收取佣金的事實。美玲調查後確認投訴屬實。根據《地產代理條例》（第511章）及相關規定，以下哪項陳述最為正確？

Mei Ling is a licensed estate agent and branch manager of Heng Fung Estate Agency Limited ('Heng Fung'). A client recently complained to Mei Ling that salesperson Chi Ming had concealed from the buyer the fact that he was also receiving commission from the seller in a residential sale transaction. After investigation, Mei Ling confirmed the complaint was substantiated. According to the Estate Agents Ordinance (Cap. 511) and related provisions, which of the following statements is most correct?

• A. 美玲只須依照恒豐的內部投訴機制處理該投訴並通知客戶結果，無須向地產代理監管局（「監管局」）作出任何舉報。
• B. 美玲作為分行經理，有監督責任確保志明遵守執業規定；由於投訴已獲確認，美玲應將情況向監管局舉報，並可能須就未有妥善監督志明而承擔相應責任。
• C. 由於志明是持牌營業員而非持牌地產代理，其行為不受《地產代理條例》（第511章）第37條所規管，監管局對此並無管轄權。
• D. 根據《地產代理條例》（第511章）第39條，監管局只可就持牌地產代理的行為展開調查，而無權就持牌營業員的行為進行調查。
• E. 美玲只須就投訴向公司的合規部門匯報，由合規部門決定是否向監管局舉報；美玲本人對監管局並不負有任何直接責任。

• A. Mei Ling only needs to handle the complaint through Heng Fung's internal complaint mechanism and notify the client of the outcome; she is not required to report anything to the Estate Agents Authority ('EAA').
• B. As branch manager, Mei Ling has a supervisory responsibility to ensure Chi Ming complies with practice requirements; since the complaint is substantiated, Mei Ling should report the matter to the EAA and may be held responsible for failing to adequately supervise Chi Ming.
• C. Since Chi Ming is a licensed salesperson and not a licensed estate agent, his conduct is not regulated by section 37 of the Estate Agents Ordinance (Cap. 511) and the EAA has no jurisdiction over the matter.
• D. Under section 39 of the Estate Agents Ordinance (Cap. 511), the EAA may only conduct investigations into the conduct of licensed estate agents and has no power to investigate the conduct of licensed salespersons.
• E. Mei Ling only needs to report the complaint to the company's compliance department, which will decide whether to report to the EAA; Mei Ling herself has no direct responsibility towards the EAA.

顯示答案 / Show Answer

正確答案 / Correct Answer: B

• 根據《地產代理條例》（第511章）第37條，持牌地產代理（包括擔任分行經理者）有責任監督其旗下持牌營業員的執業行為，若未能妥善履行監督責任，可能須就此承擔紀律責任。
• 根據《地產代理條例》（第511章）第38及39條，監管局有權就持牌地產代理及持牌營業員的行為進行調查，並可採取相應紀律行動；同時收取雙方佣金而不披露屬違反執業守則的行為。
• 持牌地產代理在知悉或有理由相信旗下營業員違反執業規定後，應積極向監管局舉報，以履行其作為持牌人的責任。

• Under section 37 of the Estate Agents Ordinance (Cap. 511), a licensed estate agent (including those serving as branch managers) is responsible for supervising the practice conduct of salespersons under their charge; failure to properly fulfil this supervisory duty may result in disciplinary liability.
• Under sections 38 and 39 of the Estate Agents Ordinance (Cap. 511), the EAA has the power to investigate the conduct of both licensed estate agents and licensed salespersons and may take appropriate disciplinary action; receiving commission from both parties without disclosure constitutes a breach of the Code of Practice.
• Upon becoming aware, or having reasonable grounds to believe, that a salesperson under their charge has breached practice requirements, a licensed estate agent should proactively report the matter to the EAA to fulfil their obligations as a licensee.